


Jul 5,2021 | Buying
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Jun 30,2021 | Guelph Living
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As a homeowner, we always want to put our best foot forward when preparing to sell our home. It is my job to collect and research all information and details about your home before listing it. But to help leave a lasting impression here is a little tip that homeowners can prepare to create a lasting memory on potential buyers…
Add a handwritten or typed note, offering the potential home buyers a welcoming feeling into your home and the neighbourhood. This note could include a little about your neighbours, your favorite parks close by, favorite features of the home, pictures of the home in the opposite season, etc. Basically, a short and sweet welcoming message to help paint the more personal side of purchasing a home.
You could even go a step further and focus on the finer details it should only take you a few minutes but have a huge impact! Things you could include in a more detailed piece:
Relocating to a new neighbourhood can be overwhelming (especially if moving from outside of Guelph), so providing a welcoming note will paint a picture that they are already part of the community.
Jun 7,2021 | Buying
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MAY MARKET REPORT:
Compared to May 2020 you can see our numbers are rising for yet another month this year. I do not see the average sale price decreasing at all in 2021 but I do predict the rate at which it is climbing to level out in the coming months. One reason for this is the change in mortgage rates.
The department of finance has announced at as of June 1st insured mortgages will be given the same stress test as uninsured mortgages. The stress test for both will either be the current rate plus 2% or 5.25%, whichever is greater.




Jun 1,2021 | Buying
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As you approach closing day, there’s one last (and very important) step — the final walk-through. We strongly encourage you to attend this walk-through, typically scheduled the day before closing. This is your opportunity to inspect the property one last time and ensure everything is in the expected condition before the keys officially change hands.
It’s crucial to note: any issues discovered after closing generally become your responsibility to fix. That’s why this step is so important — to protect your investment and avoid any unwelcome surprises when you move in.
To help guide you through the process, we’ve created a comprehensive Final Walk-Through Checklist. I’ll be right there with you to go over everything, but reviewing this list in advance will give you a better understanding of what we’re looking for — and why it matters.
Take your time and inspect the following:
Test the heating and air conditioning systems.
Test all major appliances to ensure they’re working properly.
Run the garbage disposal and exhaust fans, including the range hood.
Turn on and off all light fixtures.
Run water in all sinks and check underneath for leaks.
Test the garage door openers.
Open and close all doors to ensure they function properly.
Flush all toilets.
Inspect ceilings, walls, and floors for any visible damage.
Open and close all windows to ensure proper function.
Check that all personal items and debris have been removed from the home, garage, and any outbuildings like sheds.
If we find anything that isn’t functioning properly or appears damaged, we will:
Document the issue with photos.
Send a detailed description and estimated cost to your lawyer for review.
This process isn’t meant to cause stress — it’s simply a safeguard to ensure you take ownership of a home in the condition you agreed upon. After all, buying a home is one of the biggest investments you’ll ever make, and it’s our job to make sure everything goes smoothly right up to the finish line.
May 17,2021 | Guelph Living
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Student-athletes Sayan and Tessa Ladhani share their story

Sisters Sayan and Tessa Ladhani are two young student-athletes who attend the University of Guelph. Both went to local GCVI high school, are dedicated to their studies, play soccer for the Guelph Gryphons and give back to their communities. They will be putting on the Guelph Union jersey this summer to play for the new semi-pro women’s soccer team in Guelph.
By any measure, these two are doing everything right.

Sayan is studying environmental science and will be going into her final year this Fall. She has also been a leader in sustainability through The Seed.
The Guelph group works to increase accessibility and decrease barriers to healthy food. Sayan began volunteering there in May of last year. She had just come back from a semester abroad which got cut short because of the pandemic and was looking for ways to get involved.
The Seed had created an emergency response program delivering healthy food to those who either couldn’t access or couldn’t afford it. Many just didn’t have a way to get healthy food safely, especially right at the beginning of the pandemic. Sayan volunteered, helping to deliver food baskets, then in the summer got a job working for the organization.
“That was really awesome especially because a lot of people didn’t have jobs last summer, so I was really thankful for that opportunity,” says the student. She is hoping to get the Gryphons soccer team involved too, once Covid restrictions ease.
Her desire to help comes from a place of empathy. “I think increasing accessibility to resources and giving everyone the same opportunities is super important,” says Sayan. “Tessa and I are lucky in the sense that we do have a little bit of privilege. We never struggled in any way, so I think that giving back is a really valuable use of my time.”
She also found volunteering personally rewarding and enjoyed the feeling it gave her. She felt part of a community and was grateful to be able to participate.
Sayan has been playing soccer since she was 6. She started in house league and began playing competitively at the age of 10. Currently she plays midfield. She has loved being a student-athlete. “It’s a really great way to feel a part of the university community and I’ve met a lot of amazing people through my time in the athletic community,” she says.
It’s definitely a challenge in terms of the time commitment. In season they’re on the field every day for two hours, they travel to games, go to the gym, and have to balance all of that and school. “It was a challenge, especially at first, but definitely really rewarding in terms of the opportunities that we get, the people we get to meet and the resources we have access to,” says Sayan. “Guelph does a really good job of supporting their student-athletes and that’s something I’m really thankful for.”
“One of the best parts of being a student-athlete is getting to play the sport I love in a really competitive environment, which is something that’s really good about the Union too, and something I’m super excited to be a part of this year.”
The Guelph Union will be the city’s first semi-professional women’s sports team. For young athletes, it’s significant; the only other teams young players could aspire to until now have been university teams.
Sayan thinks the school and city are doing a really good job of promoting women in sport, something that has obviously been a bigger topic recently. The fact that the Guelph Union has its own distinct name (the men’s team is called the Guelph United) goes a long way towards helping differentiate it and allowing it stand on its own.
“We’re really looking to be positive role models for young girls in the community, to show them that there are opportunities, and it is possible for them to do whatever they want with sport.”
She anticipates the Guelph Union will be even more important in the future. “I think that that these first couple of years are going to be awesome in terms of the playing experiences we get, but that the community they’re going to foster and the support they’re going to gain is going to be really important for future generations of girls.”

Tessa will be entering her third year of studies and is a member of the school’s Equity, Diversity and Inclusion committee for the Department of Athletics. She studies criminal justice and public policy at the University of Guelph.
“My sister and I are visible minorities so that was always a personal experience I was able to feel,” she says. “The school is taking strides towards being more diverse and more equitable, especially after George Floyd and Black Lives Matter happening this summer. I think everywhere they’re trying to make advances towards inclusivity.”
The committee she’s on focuses specifically on how they can make things more accessible to minority groups, whether that’s someone who is a racialized, LGBTQ, has a disability—anyone who needs a space where they can be included. They look at how they can improve the school’s athletic facilities and how the athletic community can be more accepting for everyone.
“I think I’ve always had a pretty strong sense of injustice. Maybe it comes from a place of empathy where you see people struggling in situations and it just doesn’t seem right or there’s something you should be able to do about it,” says Tessa. “I like to be aware of the privilege that I do have and how I can help people from the positions I’m in. I think it’s just something that you need to do when you can, help people—those who are around you and those who aren’t.”
Tessa has been playing soccer since she was 4 or 5. She is a left full-back, a defender for the Gryphons. Like other student-athletes she has been playing sports her whole life. All through elementary and high school she knew she had to manage her time because she had soccer after school. Because of this, she didn’t find there was too much of a time management transition in university.
“I do think it’s been really great in terms of culture, having the team to support you, because university can be stressful. I find I’m way more organized when we’re in season because it helps me manage my priorities,” the athlete says. “It’s just really nice to have the community supporting you, even outside of just the team there’s a whole athletics department that’s behind you.”
In first year, they were given resources to help them manage time. Each player had a student-athlete mentor they would meet with weekly. While this past season they didn’t get to practice much together, the team still got together weekly over Zoom meetings, even doing workouts together virtually, so they still had that sense of support.
Like her sister, Tessa is excited to be playing for the new team this summer. “Guelph Union is a league one team. It’s definitely the first semi-pro team Guelph has for women, which is exciting,” she says.
One of the Gryphons’ women’s alumni is a coach and player there and their head coach is also part of the project behind the scenes. “The coaches are doing a really amazing job emphasizing and supporting women in sports, which kind of gets pushed to the background a little bit. It happens at every level of sports that men’s sports tend to get emphasized, but our coaches have done a really good job of supporting us as female athletes. There are differences but we’re different and equal,” she says.
A lot of the players will be from the Gryphon’s women’s team, so Tessa looks forward to training with them in the summer. Others are from the Guelph area, which has a lot of good local players. She’ll also know several girls from playing youth soccer in Burlington.
Says Tessa, “It’s really just a dream squad.”
The Guelph Union is a new team that is striving to reshape the landscape for women in sport. Are you an athlete or a supporter of local sports? Visit GuelphToday’s Sports Celebrations page and share your story.
May 5,2021 | Guelph Living
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Bitten by the Reno Bug, here are a few things to keep in mind before you start…
No matter the size of the project, you have to start off with knowing your budget and a plan!
Having a plan means doing your homework! Whether this is your first reno or fifth, each project has its own challenges and it’s important to understand what you’re getting into.
Before you start:
Always get references for your tradespeople and contractors! Take a look at past projects, talk to past clients and, if you get a chance visit their current project and check out their site. Is it clean, safe and are those clients happy? Look at the workmanship. If red flags are going up take a step back and ask questions! There are no silly questions and you are spending a lot of money on your principal residence so it is important to have a full understanding of what you will be getting.
Once you have found that local builder that fits your family and you have completed your homework, leave it to the pros. They have a team of professional trades they work with and trust. A good project manager will coordinate your project and take the pressure off your plate.
Always remember to be patient, and schedule update meetings so you know how things are going. It’s better to come to the table with a list of questions than to call every day.
Best of luck, hope this helps when you are ready for your next renovation.
1. I don’t know how many times I’ve heard the phrase, always add 30-40% to your budget and timeline for the extras and unexpected issues. Don’t let this scare you off, but rather prepare you for the task at hand.
2. Ask yourself this before you start: Is this your forever home or a short-term stepping stone? This should help guide you in making decisions on finishes and adding upgraded features to your home.
3. Start shopping around and get to know the costs for your finishes that you want to select. There’s a big difference between marble and porcelain, custom cabinets and big box store cabinets etc. If you know what you want ahead of time it will help keep your budget on track.
4. Builders are not mind readers, the more information they have of your expectations upfront will ensure a good working relationship. It’s your money, you have to know what you are getting upfront. Bring samples and pictures of what you like, so there’s no confusion. AND ask questions!
5. Frequent conversations and site visits can help ensure you are aware of what is happening in your home. This is important to help problem-solving and getting ahead of problems before it’s an “issue.”
6. Don’t get caught up in the “wants.” Be realistic when it comes to your own lifestyle and needs.
7. Set your renovations up into different phases. It can help you manage your budget and have more realistic expectations as you move forward.
8. Do-it-yourself demo can save you some cash and time. This applies to the areas you know you can handle. Knowing your strengths and weaknesses can save money and time if used wisely. You may be able to do the dirty work, take out the old carpet, remove those kitchen cabinets etc.
9. Reuse materials. For example hardware handles, appliances, lighting fixtures, trim etc. It all depends obviously on your end goals but sometimes a little TLC and paint and bring your existing pieces back to life.
10. Doors, casing, and baseboards…splurge if you can. These are the show stoppers of a room. Entering into a room with lovely doors and quality trim speaks volumes.
11. Permits: This is not the time to save, this is a must. Spend the money and get all that work completed inspected for peace of mind and also when it comes to resale.
12. If you have a friend who is an electrician or plumber, you can maybe trade-off services that can be beneficial to both parties! (This really applies to smaller projects).
13. Flooring is also a splurge in my books. This is an item if it’s tile or wood it’s time to pick the best you can afford. I say save on the exotic woods and use what we have available to us in Canada. Again if you have pets and don’t tiptoe around your home, maybe you can save and use durable engineered wood.
14. Ask your contractor for visits multiple times through the process. ASK QUESTIONS! Make sure you have a full understanding of what is happening. Ask them to go over electrical drawings so you know where each plug and light will be, ask where vents will go etc. It is easier to make changes in advance than after the fact!
15. Keep it Classic, using too many trendy products will date your renovation, and you may have some regret sooner than you think. Paint is cheap, and it’s a great way to add personality to your space.
Thanks Emerald Designs for your input on this Blog!
May 5,2021 | Buying
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Multiple offers, crazy bidding wars leading to over asking prices- this is what we have been seeing time and time again. If you examine the market over the past four years or so you will see that this increase in the number of home sales has been on a steady incline. And although you can argue that we have seen the largest jump since the pandemic I do believe we have been heading in this direction for years.
Last May we saw a record-breaking low sales, clearly the effect of the first lockdown and so much uncertainty, but the Guelph market has not only caught up with activity levels but well surpassed the previous sale peak of May 2017.
As I was on social media last night I came across this below graphic from Home Group. It is really interesting to actually look at the price per square foot. Now obviously housing prices are up, but if you look given inventory levels the prices have not inflated that much.
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Apr 21,2021 | Guelph Living
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A very common discussion I have with clients is how to prioritize the work around the house to maximize how my home will show once it hits the market.
You might have a few repairs that need to be done. Or some cleaning and decluttering to do. You might even want to do some painting or redecorating to get your property looking its best for potential buyers.
When it comes time to put together the marketing material for your home, there are improves that will make the home show better, improve the photos and virtual tour and increase the traffic to your listing.
No, I can’t pick up a brush and do the painting for you! But I can help in two other important ways:
A simple conversation can help alleviate some of this stress and with a proper game plan and timeline, we can have your home looking it’s best to maximize your sale price.
It’s all part of my job to make the home selling process go smoothly for you.
Please call or email me anytime.
Apr 14,2021 | Guelph Living
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Why would a seller choose to sell their home before it goes on MLS in such a hot seller’s market?
Apr 12,2021 | Guelph Living
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Fun spring gardening activity! Hope you received your seeds! Below is a step-by-step guide and video to help you to start growing:
Addy wanted to give us a hand this year so we put this video together for further instruction, enjoy!