Golden Segment Real Estate, 9050 Yonge Street, Suite 100, Richmond Hill, ON (2026)

09/17/2026

🏠 REAL ESTATE EXPLAINED

Every Thursday

If your home is listed for sale, can the buyer’s agent or potential buyers coming for a showing take photos or videos inside your home and create content for social media without the seller’s permission?

I decided to write about this today because RECO recently disciplined an Ontario Realtor who stayed at a property beyond the scheduled showing time and filmed promotional content inside the home without the seller’s consent. The Realtor was fined $8,000.

And this wasn’t the only recent case. In another case, a Realtor entered a property before the scheduled showing time and allowed photos and videos to be taken without the owner’s permission.

Sellers can also give their Realtor specific instructions regarding showings. If there is something you are not comfortable with, it is better to discuss it before your property goes on the market, rather than after something has already happened.

While your home is on the market, someone should be managing access to the property and making sure your instructions are respected.

Planning to sell? Let’s discuss the entire process in advance — not only pricing and marketing, but also how showings will be organized and what will be happening in your home while it is on the market.

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09/03/2026

🏢 REAL ESTATE EXPLAINED
Every Thursday
You found a good space for your business, signed a 5-year lease and invested money into renovations. But are you sure the landlord can’t terminate your lease early?
When signing a contract, you need to be very careful. A commercial lease may contain a demolition or redevelopment clause - a provision that, under certain circumstances, allows the landlord to terminate the lease before the end of the term, for example, if the building is going to be demolished or substantially redeveloped.
Imagine you opened a salon, clinic or restaurant and invested a significant amount of money into renovations, equipment and signage. Your clients already know your location, your business is operating, and a few years later the landlord exercises the right to terminate your lease early.
That’s why, if your lease contains such a clause, it’s important to find out in advance:
Under what circumstances the landlord has the right to terminate the lease
How much notice they are required to give you
Whether there is any compensation for the money you invested into the space
Or whether you can negotiate to have this clause removed from the agreement altogether
And one more important point: some tenants think that the landlord will give them a standard lease anyway, so there is no reason to have a Realtor involved. That’s not necessarily the case.
If you’re looking for a space for your business, price and location are only the beginning. Sometimes one clause in a lease can have a much greater impact on your business than a few dollars difference per square foot.
If you’re planning to lease a commercial space, send me a message. I can help you find suitable options, compare not only the price but also the key terms of the offer, and guide you through the negotiation process.
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08/24/2026

If you’re currently looking for a large, newer home in Innisfil with a budget of up to $900,000, there are many homes available on the resale market. Buyers have a good opportunity to choose and negotiate.

There are also brand-new homes from builders that are already completed and ready to move into.

For example, among the builder inventory I’m currently seeing are ready detached homes of more than 2,800 sq. ft., with 4 bedrooms, 3.5 bathrooms, a double garage and upgrades already included. Some prices, with the announced HST rebate, are in the $800,000+ range, subject to the buyer meeting the program eligibility requirements.

Looking for a home in Innisfil? Send me your budget and your main requirements. I can help you find interesting options based on your criteria and what works for you financially.

If you’re considering a new home from a builder, contact me before your first visit to the Sales Centre or before registering with the builder. There are many details that are important to pay attention to

08/20/2026

🏡 REAL ESTATE EXPLAINED

Every Thursday

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Buying a NEW home in Ontario? There is a temporary HST relief program you should know about.

Eligible buyers purchasing qualifying newly built homes may receive up to $130,000 in combined HST relief.

This opportunity is not necessarily limited to first-time home buyers.

For qualifying new homes, the potential relief can be significant. For example:

$700,000 home → up to $91,000
$900,000 home → up to $117,000
$1,000,000 home → up to $130,000

But there is something buyers should pay close attention to when looking at new construction.

Some builders are already advertising their homes at prices that include an estimated HST rebate or relief.

So if you see a new home advertised for $900,000, it does not necessarily mean you can simply subtract another $117,000 from that price.

Before comparing a new home with a resale property, find out:

Is the HST relief already reflected in the advertised price?
Do you qualify?
What deposit does the builder require?
What other costs will you have on closing?

Timing matters too. For purchases directly from a builder, Ontario’s temporary program generally applies to qualifying Agreements of Purchase and Sale entered into between April 1, 2026 and March 31, 2027, subject to the program requirements.

With the incentives we’re seeing in the new-construction market right now, I think it’s worth comparing new construction with resale rather than automatically assuming one is more affordable than the other.

If you’re thinking about buying and would like to know what you can realistically afford, send me a private message. I can help you compare new construction and resale options based on your budget.

📲 Follow me on Instagram — every Thursday, Real Estate Explained.

Eligibility and rebate amounts depend on the individual transaction and government program requirements. Buyers should obtain appropriate legal and tax advice.

08/13/2026

REAL ESTATE EXPLAINED

Can a seller refuse a full-price offer?

A property is listed for $999,000.

You offer exactly $999,000.

Does the seller have to accept your offer?

No.

This is something that sometimes surprises buyers.

The listing price does not mean the seller is automatically obligated to sell the property to anyone who offers that amount.

And price is not the only part of an offer a seller considers.

Two buyers can offer exactly the same amount, but their offers can be very different.

One may have a financing or home inspection condition.
Another may submit a firm offer.

One may offer a larger deposit.

One closing date may work perfectly for the seller, while another may not.

There may also be other terms in the offer that are important to either side.

And sometimes a property is intentionally listed at a price designed to attract several interested buyers, with an offer date scheduled later.

So when you’re preparing an offer, especially in competition, don’t look at price alone.

The strongest offer isn’t necessarily the one with the highest number. The entire offer matters.

Have you ever assumed that offering the full asking price meant the seller had to say yes? Write in comments

08/12/2026

CLOSED

Today, the keys officially changed hands at 236 Ellis Avenue.

From preparing and positioning the property for market, through showings, negotiations, conditions and everything that happens behind the scenes between “SOLD” and “CLOSED” — this transaction is now complete.

Congratulations to my sellers on closing this chapter, and to the new owners on their new home in one of Toronto’s most beautiful west-end neighbourhoods.

Thank you to everyone involved in bringing the transaction to a successful closing.

Thinking about selling your property but not sure where to start?

A successful sale begins well before the property goes on the market. If you’re considering selling in Toronto, York Region or Simcoe County, feel free to reach out for a confidential consultation. We can discuss your property, its current market position and the best strategy for your next move.

📞 647-779-1586
Lana Suranova
Sales Representative | RE/MAX Your Community Realty

08/10/2026

Thinking of selling in the next 6–12 months? Don’t wait until you’re ready to list.

One of the most useful things you can do before selling is find out which improvements are actually worth spending money on and which ones probably won’t come back to you in the sale price.

I’ve seen homeowners spend thousands preparing a property because they assumed buyers would expect a new kitchen, new flooring, a renovated bathroom, new appliances…

Sometimes that investment makes sense.

Sometimes paint, lighting, minor repairs, decluttering, professional staging and presentation can have a much greater impact for considerably less money.

And sometimes you simply need to clean up the property, remove unnecessary items or debris, take care of a few repairs and leave the rest alone.

It really depends on the property, its condition, the neighbourhood, the likely buyer and the competition at the time you sell.

If you’re considering selling within the next year, I recommend having a real estate consultation before you start spending money on improvements.

I can walk through your property with you and help you put together a practical pre-listing plan.

You’ll have a better understanding of your property’s current market position, what is worth improving and what needs to happen before bringing it to market.

Thinking about selling but not ready to list yet? Send me a message. I’m happy to offer a complimentary pre-sale consultation and help you create a plan first.

08/06/2026

🏡 REAL ESTATE EXPLAINED
(Every Thursday)
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Should you sell your home first or buy your next one first? This is one of the most common questions I hear.

The honest answer is:
There isn’t one right answer. It depends on your situation.

Selling first may be the better option if:
•you need the equity from your current home for the down payment;
• you want to know exactly how much you can spend;
• you don’t want the stress of carrying two properties.

Buying first may make more sense if:
• you’ve found a home that is difficult to replace;
• your finances allow you to own both properties for a period of time;
• you’re buying in a highly competitive market where waiting could mean missing the right home.

Sometimes the best solution is to make your purchase conditional on the sale of your current home but it depends If the Seller would consider this option. In other situations, selling first is the safer choice.

Every situation is different and the most important thing is to have a strategy before you start looking at homes or put yours on the market.
If you were moving this year, what would make you feel more comfortable: selling first or securing your next home first?

07/30/2026

REAL ESTATE EXPLAINED( every Thursday)

What happens if your home doesn’t sell?

The good news is that your options don’t end just because your home hasn’t sold within the expected timeframe.

The first step is understanding why buyers aren’t making offers.

I always recommend following up after every showing to gather feedback. It provides valuable insight into buyers’ expectations and helps identify the gap between their initial interest online and their impression after seeing the property in person.

The feedback can help answer important questions:

• Is the asking price aligned with today’s market?
• Does the home show at its best in photos and during showings?
• Has it reached the right audience through effective marketing?

Sometimes, even small changes such as adjusting the pricing strategy, improving the presentation, or refining the marketing approach can make a significant difference.

In some cases, taking the property off the market for a period of time and relaunching it with a fresh strategy may also be the right decision.

Every home and every situation is different. That’s why I believe the most important question isn’t:

“Why didn’t my house sell?”

It’s:

“What should we change to achieve a better result?”

Have you ever seen a home stay on the market for months and then suddenly sell? What do you think made the difference?

If you’ve ever had a property that didn’t sell, I’d love to hear about your experience in the comments. If you’d rather discuss your situation privately, feel free to send me a message.

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