Irena Lanz Toronto Real Estate

12/11/2023

SO…YOU WANT TO BE A REALTOR
There is a lot of talk in the news about real estate agent commissions. They LOVE what they do and they do it because they LOVE helping people but there is almost always a huge misconception on what they do and how they get paid. It's not a secret so here ya go...😊
The average FULL TIME REALTOR’s earnings last year was $31,900 @ 40+ hours a week. (Notice I wrote full time 40+ hours not 0-20 hours a week) which is well below the living wage. As a REALTOR they do not get paid a hourly wage or salary and they
only get paid if they sell a home and it closes. They can only get paid by broker to broker. As an agent you could work with someone days, weeks, months, or years with no guarantee of a sale ever.
Essentially they wake up each day unemployed going on Job Interviews and they deal with constant rejection. They dedicate time away from family, use their time, gas, pay for babysitters, miss dinner and weekends and rarely take vacations. They are on 24/7! They constantly need to be on, or you could miss an opportunity. Once they do close a home, half goes to the other persons agent from the remaining half. They have lots of upfront expenses that must be paid out before they even get paid:
Broker Splits and Fees
Office rent and utilities
MLS Fees
CREA & provincial Fees
Local Association Fees
E&O Business Insurance
Extended Auto Insurance
Self-Employment Tax
Province Licensing Fees
Advertising Fees
Showing Service Fees
Website Fees
Assistant's Salaries
Showing partners
Transaction coordinator
Yard Signs
Photographers
Videographers
Office Supplies
Business Cards
Property Flyers
Electronic Lockboxes
Continued RE Education
Legal Fees
Gas
Income taxes are not taken out so they have to put that aside around 25-30%.
Don’t forget health insurance if they don’t have a spouse who provides it.
As a listing agent they have lots of tasks far more than just selling a home.
1. Prepare Listing Presentation for Sellers
2. Research Sellers Property Tax Info
3. Research Comparable Sold Properties for Sellers
4. Determine Average Days on Market
5. Gather Info From Sellers About Their Home
6. Meet With Sellers at Their Home
7. Get To Know Their Home
8. Present Listing Presentation
9. Advise on Repairs and/or Upgrades
10. Provide Home Seller To-Do Checklist
11. Explain Current Market Conditions
12. Discuss Seller’s Goals
13. Share Your Value Proposition
14. Explain Benefits of Your Brokerage
15. Present Your Marketing Options
16. Explain Video Marketing Strategies
17. Demonstrate 3D Tour Marketing
18. Explain Buyer & Seller Agency Relationships
19. Describe the Buyer Pre-Screening Process
20. Create Internal File for Transaction
21. Get Listing Agreement & Disclosures Signed
22. Provide Sellers Disclosure Form to Sellers
23. Verify Interior Room Sizes
24. Obtain Current Mortgage Loan Info
25. Confirm Lot Size from County Tax Records
26. Investigate Any Unrecorded Property Easements
27. Establish Showing Instructions for Buyers
28. Agree on Showing Times with Sellers
29. Discuss Different Types of Buyer Financing
30. Explain Appraisal Process and Pitfalls
31. Verify Home Owners Association Fees
32. Obtain a Copy of HOA Bylaws
33. Gather Transferable Warranties
34. Determine Need for Lead-Based Paint Disclosure
35. Verify Security System Ownership
36. Discuss Video Recording Devices & Showings
37. Determine Property Inclusions & Exclusions
38. Agree on Repairs to Made Before Listing
39. Schedule Staging Consultation
40. Schedule House Cleaners
41. Install Electronic Lockbox & Yard Sign
42. Set-Up Photo/Video Shoot
43. Meet Photographer at Property
44. Prepare Home For Photographer
45. Schedule Drone & 3D Tour Shoot
46. Get Seller’s Approval of All Marketing Materials
47. Input Property Listing Into The MLS
48. Create Virtual Tour Page
49. Verify Listing Data on 3rd Party Websites
50. Have Listing Proofread
51. Create Property Flyer
52. Have Extra Keys Made for Lockbox
53. Set-Up Showing Services
54. Help Owners Coordinate Showings
55. Gather Feedback After Each Showing
56. Keep track of Showing Activity
57. Update MLS Listing as Needed
58. Schedule Weekly Update Calls with Seller
59. Prepare “Net Sheet” For All Offers
60. Present All Offers to Seller
61. Obtain Pre-Approval Letter from Buyer’s Agent
62. Examine & Verify Buyer’s Qualifications
63. Examine & Verify Buyer’s Lender
64. Negotiate All Offers
65. Once Under Contract, Send to Title Company
66. Check Buyer’s Agent Has Received Copies
67. Change Property Status in MLS
68. Deliver Copies of Contact/Addendum to Seller
69. Keep Track of Copies for Office File
70. Coordinate Inspections with Sellers
71. Explain Buyer’s Inspection Objections to Sellers
72. Determine Seller’s Inspection Resolution
73. Get All Repair Agreements in Writing
74. Refer Trustworthy Contractors to Sellers
75. Meet Appraiser at the Property
76. Negotiate Any Unsatisfactory Appraisals
77. Confirm Clear-to-Close
78. Coordinate Closing Times & Location
79. Verify Title Company Has All Docs
80. Remind Sellers to Transfer Utilities
81. Make Sure All Parties Are Notified of Closing Time
82. Resolve Any Title Issues Before Closing
83. Receive and Carefully Review Closing Docs
84. Review Closing Figures With Seller
85. Confirm Repairs Have Been Made
86. Resolve Any Last Minute Issues
87. Attend Seller’s Closing
88. Pick Up Sign & Lock Box
89. Change Status in MLS to “Sold.”
90. Close Out Seller’s File With Brokerage
As a buyers agent they also have many tasks.

1. Schedule Time To Meet Buyers
2. Prepare Buyers Guide & Presentation
3. Meet Buyers and Discuss Their Goals
4. Explain Buyer & Seller Agency Relationships
5. Discuss Different Types of Financing Options
6. Help Buyers Find a Mortgage Lender
7. Obtain Pre-Approval Letter from Their Lender
8. Explain What You Do For Buyers As A Realtor
9. Provide Overview of Current Market Conditions
10. Explain Your Company’s Value to Buyers
11. Discuss Earnest Money Deposits
12. Explain Home Inspection Process
13. Educate Buyers About Local Neighborhoods
14. Discuss Foreclosures & Short Sales
15. Gather Needs & Wants Of Their Next Home
16. Explain School Districts Effect on Home Values
17. Explain Recording Devices During Showings
18. Learn All Buyer Goals & Make A Plan
19. Create Internal File for Buyers Records
20. Send Buyers Homes Within Their Criteria
21. Start Showing Buyers Home That They Request
22. Schedule & Organize All Showings
23. Gather Showing Instructions for Each Listing
24. Send Showing Schedule to Buyers
25. Show Up Early and Prepare First Showing
26. Look For Possible Repair Issues While Showing
27. Gather Buyer Feedback After Each Showing
28. Update Buyers When New Homes Hit the Market
29. Share Knowledge & Insight About Homes
30. Guide Buyers Through Their Emotional Journey
31. Listen & Learn From Buyers At Each Showing
32. Keep Records of All Showings
33. Update Listing Agents with Buyer’s Feedback
34. Discuss Home Owner’s Associations
35. Estimate Expected Utility Usage Costs
36. Confirm Water Source and Status
37. Discuss Transferable Warranties
38. Explain Property Appraisal Process
39. Discuss Multiple Offer Situations
40. Create Practice Offer To Help Buyers Prepare
41. Provide Updated Housing Market Data to Buyers
42. Inform Buyers of Their Showing Activity Weekly
43. Update Buyers On Any Price Drops
44. Discuss MLS Data With Buyers At Showings
45. Find the Right Home for Buyers
46. Determine Property Inclusions & Exclusions
47. Prepare Sales Contract When Buyers are Ready
48. Educate Buyer’s On Sales Contract Options
49. Determine Need for Lead-Based Paint Disclosure
50. Explain Home Warranty Options
51. Update Buyer’s Pre-Approval Letter
52. Discuss Loan Objection Deadlines
53. Choose a Closing Date
54. Verify Listing Data Is Correct
55. Review Comps With Buyers To Determine Value
56. Prepare & Submit Buyer’s Offer to Listing Agent
57. Negotiate Buyers Offer With Listing Agent
58. Execute A Sales Contract & Disclosures
59. Once Under Contract, Send to Title Company
60. Coordinate Earnest Money Drop Off
61. Deliver Copies to Mortgage Lender
62. Obtain Copy of Sellers Disclosure for Buyers
63. Deliver Copies of Contract/Addendum to Buyers
64. Obtain A Copy of HOA Bylaws
65. Keep Track of Copies for Office File
66. Coordinate Inspections with Buyers
67. Meet Inspector At The Property
68. Review Home Inspection with Buyers
69. Negotiate Inspection Objections
70. Get All Agreed Upon Repair Items in Writing
71. Verify any Existing Lease Agreements
72. Check In With Lender To Verify Loan Status
73. Check on the Appraisal Date
74. Negotiate Any Unsatisfactory Appraisals
75. Coordinate Closing Times & Location
76. Make Sure All Documents Are Fully Signed
77. Verify Title Company Has Everything Needed
78. Remind Buyers to Schedule Utilities
79. Make Sure All Parties Are Notified of Closing Time
80. Solve Any Title Problems Before Closing
81. Receive and Review Closing Documents
82. Review Closing Figures With Buyers
83. Confirm Repairs Have Been Made By Sellers
84. Perform Final Walk-Through with Buyers
85. Resolve Any Last Minute Issues
86. Get CDA Signed By Brokerage
87. Attend Closing with Buyers
88. Provide Home Warranty Paperwork
89. Give Keys and Accessories to Buyers
90. Close Out Buyer’s File Brokerage
Whew…exhausting isn’t it!?! 🤯
✨You don't need to buy or sell a home to support your agents real estate business – here are just a few simple ways to show your support!⁣ By sharing one of their listings, sending a friend or family member their way, letting them connect you with agents outside their area for a broker to broker referral, or leaving them a positive comment or review, this helps them feel seen and supported - (thanks to you)! ❤️✨
If you’re a Realtor, please feel free to copy & paste and continue to share this information.

10/25/2023

21 Freemon Redmon Circle.
This is the Last Unit Left in this unique Enclave of only 26 Homes

Don't miss out on this brand new built modern detached home.
Featuring 4 Large Bedrooms, 5 Bathrooms, Den/Office space, Finished Basement, 9 Foot Ceilings on Main Floor, Stunning Kitchen with Gas Cooktop, Breathtaking Master Retreat. Brand New Built with Tarion warranty. Thousands $$$ Spent on Upgrades. Situated in the Golden mile area of Toronto, you are close to everything you need. All the important shops, restaurants and services including the new Eglinton LRT are all within minutes of this perfect location.

MLS: E7246020 Listed at $1,480,000

10/25/2023

09/26/2023

Just Listed 21 Freemon Redmon Circle.
This stunning brand new home features $$ in upgrades, four levels of amazing loving space suitable for any family. Situated in an enclave of 26 new homes in the Golden Mile area. 4 bedrooms, den, finished basement, 5 washrooms, oversized windows with east and west exposures allowing in an abundance of natural sunlight. It’s a must see. Listed for $1,529,000 and full Tarion Warranty included. For further inquiries message or call me 416-992-9424.

05/02/2021

Coming soon....
1256 Avenue Rd.

Located at Avenue Rd and Strathallan Blvd in the always in demand Lytton Park neighbourhood, this rarely available 4+1 Bed, 5 Bath beauty is only 4 years old. It has over 3300 sq-ft of total living space. Modern finishes and built-ins through-out.

The Main floor has 10 ft ceilings with open concept kitchen, family & dining room. There is a secluded walkout patio with a gas line for BBQ off the Family room.

On the Second floor you will find an Impressive Master bedroom with a large walk through closet to a Spa inspired En-suite. There is also a walkout deck from the second floor Bedroom/office. Laundry room on the second. The two 3rd floor bedrooms are of generous size and have their own en-suites.

Lower level has a great size Rec room, a 5th bedroom, 3 piece Bath, mechanical and utility room and further storage space. There is a single built in Garage off the main floor with direct access on to Strathallan Blvd plus an additional parking pad outside.

Excellent School district..John Ross Robertson Jr+ps ,Glenview Sr+Pl, Lawrence park CI, Northern SS. Many well known Private Schools are close by including Havergal, Loretto Abbey, St. Michaels and more.

NOTABLE FEATURES: All bathrooms have heated floors. SONOS sound system set up. Gas BBQ line. Tons of Storage space. Additional deck on second floor.

The location in Midtown Toronto is enviable for it's close proximity to all the great shops and services minutes away on Avenue rd, Yonge st, and Eglinton Ave. Hwy 401 and Downtown are a short drive away. Fabulous Lytton park is right across the street.

This Town feels more like an actual house without the price tag of a more expensive Lytton park home. Perfect for a young growing family or as a Condo alternative.

For more info..call or text us at 416 895 2070

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02/24/2021

Sincere thank you to all our wonderful clients. This could not have been accomplished without your trust and confidence. Thank you to all our fellow realtors, support staff, and all the other great people we work with to enable us to work efficiently, and effectively.
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02/24/2021

Just sold this beauty in Lytton Park. ...................Looking to buy or sell? Let’s discuss 416-992-9424...........................

01/07/2021

Just sold another great unit at 30 Meadowglen Place. This fantastic condo is situated at Markham and Ellesmere just south of the 401. Interested in more information on Phase 2 and Phase 3? Let’s have a discussion 416-992-9424

01/01/2021

And that’s a wrap! Happy to end the year on a high with the sale of this beautiful condo. Thank you to my amazing clients. /7

11/25/2020

After an extensive search for a great client, we are thrilled that we were able to assist in purchasing this really Cool Condo-Loft in the ever-changing King West neighbourhood.

This unique space gives you the feel of a Loft with all the conveniences of a modern Condo.

What did it ?? The abundance of natural light, 2 balconies and a terrace, a real slick layout and panoramic views. Also came with a few bedrooms, few washrooms and Kitchen just in case they may need at some point 😉

Whenever you may need assistance in buying or selling, we have an enormous amount of experience and knowledge to help you make a good decision anywhere in Toronto.

Be in touch anytime.

11/24/2020

45 Mendel Cres Just Sold in 4 days. So incredibly happy for my client.
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11/13/2020

JUST LISTED!!!!

https://www.instagram.com/p/CHgfU5QJXHg/?igshid=asr4kitw5f7s