Fernan Apilan Realtor

09/28/2026

7 tips to help you work effectively with a REALTOR®

The first day of autumn has come and gone and the annual Fall Parade of Homes is in full swing until October 11. Whether you’re looking for a newly built house or condo, or an existing home in an established neighbourhood, this might be the perfect time to buy. And fortunately, you don’t have to embark on a home search alone.

When you buy a home, your REALTOR® is effectively a business partner. You’re both working toward the same goal: Closing a real estate deal that you’re happy with. That’s why it’s in your best interest to know both how to hire a REALTOR® and how to build a good working relationship with them.

Because the better an ally you are, the better an ally your agent will be. Here’s how to successfully choose a REALTOR® and work well with them.

Know what you want

A lot of home buyers dive into the house hunt with no idea what they want, so the first and best way to be a good client is to know exactly what you’re looking for in a house.

Ask yourself a couple of basic questions. What’s my budget? What type of house do I want? Single-family or townhouse? Is there a design style I gravitate toward? A neighbourhood I need to be in?

Knowing these specifics — and telling them to your agent — will help him or her find homes that match your criteria. Because neither you nor your agent wants to waste time looking at dozens of houses that aren’t even close to what you have in mind.

Over-communicating your intentions and goals is a really good idea. And knowing exactly what you want can help you know how to pick a real estate agent, too. Some agents specialize in certain neighbourhoods, new builds, old houses or condos.

Meet agents in person

It’s fine to start off your relationship with an agent via email, text and phone, but before you hire the agent to work with you, set up an in-person meeting.

It’s a good idea to interview three agents before picking one, although sometimes you may immediately click with one. Some questions to ask are:

• How long have you been an agent?

• What neighbourhoods do you specialize in?

• How many homes have you helped people buy in the last year?

• How many clients are you currently working with?

Meeting in person can help both sides determine compatibility and establish trust. To the agent, meeting them in person is a sign you’re serious about buying. This also makes it easier for the agent to determine what resonates with you and what doesn’t. It’s much easier to convey what you want in a conversation over coffee rather than in a text. This gives both you and the agent the ability to ask as many questions as possible, and the agent the chance to really get to know you and your preferences.

Set up expectations for communication

Tell your agent how you’d like to stay in touch during the buying process. Do you prefer texts? Facebook messenger? Or do you like old-fashioned phone calls? Tell them how often you expect to hear from them, too. Daily? Weekly? And tell them the best times of day to reach you, too.

Be respectful

Be mindful of an agent’s time. Don’t blow off showings. Be prompt. If you disagree with your agent, respectfully tell them why. Resist the urge to panic if the agent doesn’t immediately respond to a text or phone call. People hire an agent because they’ll do everything they can to help you successfully buy or sell your home. But you need to remember that they’re human, like you, and they have a life as well. They are also likely working with more than one client at a time. But a good agent will try to get back to you as soon as they possibly can.

Get organized

Communicating your wants to your agent is key. Here’s a good way to do it: Write them down, either on paper or in an email or text. This gives you time to think about what you really need in a home. And when you instantly fall in love with a house that seems perfect, you can pull out your list to remind yourself of the deal-breakers before making an emotional decision you might regret.

Give a copy to the agent. They’ll be better able to find homes that match your criteria and help you avoid buyer’s remorse. If you’ve always dreamed of a two story with a front porch, don’t buy a brand new bungalow because you love the laundry room. An agent who knows you well and what you really want in a home will be able to help you pump the brakes and remind you of that.

You should also have your financial records in order. This means getting pre-approved for a loan. Pre-approval for a mortgage says you’re serious about buying a house and not just window shopping.

Admit what you don’t know

Real estate transactions are complicated. Don’t be embarrassed if you don’t know what all the terms mean, or what to expect from each step of the process.

If you don’t know what closing costs are, ask. If you’re confused about the terms of an offer, say so. It’s totally normal to ask an agent for a little hand-holding — that’s what they’re there for. That’s why they’re the expert. Utilize their experience. Part of knowing how to hire a real estate agent is finding one you trust enough to tell you things you don’t know.

Don’t play the field with other REALTORS®

If you’re working with an agent who is supporting you, don’t engage with another agent. In real estate, just as in romance, that’s cheating. It can backfire by damaging your relationship with your agent.

If your agent finds out you’ve got other agents showing you houses, they may prioritize other clients. So a big part of knowing how to pick a real estate agent is knowing that you need to stand by your agent once you hire him or her. Loyalty counts and will guarantee the best result from your partnership.

With the enactment of The Real Estate Services Act in 2022, every REALTOR® in Manitoba, before providing real estate services, must specify in writing the services they will provide, any rights to terminate the service agreement before it expires, and how their brokerage is to be paid. This written service agreement is to be signed by them and you prior to providing any real estate services to you. Visit www.realestatemanitoba.com/promises-on-paper for more info.

By utilizing these tips you will ensure that you and your REALTOR® will be able to work together in the most effective way possible. And by visiting www.homebuilders.mb.ca to find out more about the 46th annual Fall Parade of Homes, you might just be able to cozy up to your forever home before the last leaf has fallen from the trees.

— Realtor.ca

Published on 09 / 25 / 2026

09/22/2026

Tips to help you renew your mortgage effectively

Many Canadian mortgage holders renew without asking questions — often receiving a mortgage product that may not suit their current needs. Your life and your priorities may have changed since signing on to your last term.

That’s why now could be the perfect time to take a step back and consider the following:

• Will your new rate be higher than your current mortgage? If so, how will this affect your payments?

• Has your financial situation changed?

• Are you planning any home renovations, or will you need additional funds?

• How would moving affect the renewal terms?

• Do you prefer fixed or variable rates?

Do yourself a favour, and don’t sign a renewal letter without doing your due diligence. Here’s what else you need to consider before renewing.

Planning your renewal in advance can pay off

If you renew your mortgage early, you’ll be able to lock in at current interest rates sooner, which can protect you against future potential rate fluctuations.

Today’s economic environment is uncertain. Forecasting what comes next is challenging, given disruption in trade, sticky inflation and geopolitical tensions. This makes future interest rate movements difficult to predict, but one thing experts seem to agree on is this: Canada is not likely to see rates like those of 2020 and 2021 anytime soon.

It’s worth noting, too, that even if the Bank of Canada overnight rate falls, it doesn’t mean that fixed mortgage rates will also go down. This is because fixed mortgage rates don’t always mirror Bank of Canada changes ­— rather, they are influenced by bond yields and lender expectations of where rates are headed in the future.

With the strain of ongoing changing economic conditions, locking in your mortgage renewal early may provide some peace of mind as you’ll know what your payments will be in the future. Taking some time to talk through your mortgage renewal options with a Mortgage Advisor now can help you make informed choices, rather than feeling rushed when your term comes to an end.

Do your research when renewing your mortgage

Leading up to your renewal date, it’s important to do your research. It’s also recommended to shop around and investigate the different lenders available to you. The Financial Consumer Agency of Canada website is a great starting point. Enlisting the help of a mortgage broker could also prove beneficial. Their job is to shop on your behalf and find you the best rate, usually getting paid from the lender directly, so it doesn't cost you anything. Your REALTOR® is also an excellent resource and can recommend brokers they trust.

Request a lower rate when it’s time to renew

A simple yet often overlooked consideration when renewing your mortgage is to negotiate with your current lender for a lower interest rate. Despite what’s outlined in your renewal letter — which must be sent to you at least 21 days before your renewal date — you may qualify for a discount.

When it comes to negotiating your renewal, competing offers can help you secure a better rate. You may also be able to negotiate a better rate by consolidating more products with your lender.

Consider this a fresh start in your journey

It’s likely a lot has changed in your life since your initial mortgage, or events have occurred that have an effect on the marketplace. For example, you or your spouse may have switched careers, your children may no longer live at home, or interest rates may have changed. One helpful way to assess your current situation is by using a mortgage calculator.

Some features you may want to revisit include:

• Mortgage refinancing If you have non-mortgage debt, refinancing your mortgage at the time of renewal can let you consolidate that debt, helping to lower your borrowing costs and simplify repayments.

• Extending your amortization If you're eligible, this can help relieve any cash flow pressure you may be experiencing.

• Paying off your mortgage faster If rates go down and you have room in your budget, this might be an opportunity to accelerate your mortgage payments.

Look into potential savings opportunities

Lenders are constantly introducing new mortgage products and features, which means you might have access to potential savings. Based on your home’s current value, you may want to consider enrolling in those types of products when needed.

You don’t have to renew with the same lender

Once your mortgage term is up, you’re not required to remain with the original lender. If you’re offered a better rate or improved terms and conditions from a different bank or mortgage broker, you’re free to make the switch. Of course, you’ll need to reapply and supply all the paperwork required for a new application if you go this route. This means proving your income and having your credit checked, so it’s important to weigh your options carefully before making the decision to switch lenders.

It’s recommended to start exploring your options well in advance of your renewal date — if you wait until you receive the renewal letter from your lender, you may miss out on the best offer for your needs.

You can refinance your mortgage

You can save thousands of dollars at the time of your renewal if you’re considering refinancing and taking equity out of your home. When your mortgage term expires, you aren’t subject to early payment penalties, so if you’re thinking about taking advantage of investment opportunities, renovating, consolidating debt or paying for your child’s education, your renewal date is a good time to do so.

Don’t get intimidated by fees

If you do choose to switch lenders when renewing, you may be subject to additional fees such as new lender set-up fees, a transferal or reassignment fee or, if necessary, the cost of an appraisal fee.

Other fees to consider are mortgage loan insurance premiums and collateral charges on your initial mortgage. To avoid paying a premium twice, be sure to inform your new lender you currently hold mortgage loan insurance and provide a certificate number.

If you want to switch lenders and your mortgage includes collateral charges, you will likely have to pay a fee before registering your mortgage with a new lender. Removing the charge completely requires full repayment or transferring all loan agreements secured by the collateral charge — such as lines of credit or car loans — to the new lender.

Despite these additional fees, they are typically minimal when you compare them to how much you’ll save in interest long-term. Don’t be afraid to ask your new lender if they’re willing to include discharge fees into the new mortgage — they may even cover part or all the fees to earn your business.

The key takeaway here: take control of your renewal. Remember, resting on your laurels can cost you thousands of dollars when it comes to renewing your mortgage. Don’t wait for your renewal letter and don’t let your lender automatically renew without doing your due diligence. Be proactive and take action months in advance of your renewal date.

This article is intended as general information only. Always consult a professional advisor.

— REALTOR.ca

Published on 09 / 18 / 2026

09/22/2026

09/16/2026

4 benefits of buying a home near a school

After weeks of searching, you’ve finally found your dream home. However, it sits across the street from a school. If you’re a parent, that’s probably perfect, but if you’re looking for a quiet place to spend your days, not so much.

With school in session for a majority of the year, buyers should carefully weigh the pros and cons of living near a school before making a final decision. However, there are four distinct benefits to buying a home near a school if you’re considering doing so.

Your children can walk to school

Most parents dread the drive-through chaos when dropping off and picking up kids from school every day. Or rushing to help kids catch a school bus that may or may not have a stop near your home. Living near a school means you can skip the scheduling hassle and just walk — helping you all get in a little outdoor exercise as a bonus each day.

So it goes without saying that living near a school can mean dealing with heavy traffic, including idling cars and buses shuttling kids to and from school. And it may not be just twice a day.

Anyone living near a school can expect traffic issues during special events outside of regular school hours, such as parent-teacher conferences, plays and sporting events. Parking near a school during school hours can also be problematic, especially near a high school since quite a few students will have their own vehicles with possibly no parking available to them on school grounds.

Access to playground after school

Public parks can sometimes be located quite a distance away from your house. Living near a public school gives kids, even if they don’t attend the school, access to the playground when school is out for the day. This could include swings, monkey bars and creative free-run areas. There’s often a track out back, a court for basketball or tennis, and a field for sports like soccer and football, areas that are beneficial not just to your kids, but to you as well.

However, one of the biggest gripes neighbours have about living near a school is the lack of parking enforcement along with inconsiderate parents parking in, or blocking, neighbourhood driveways. So there may be on-street parking restrictions during the day. If students and staff don’t have a private parking lot, you can expect to see them parking on the streets around you while class is in session.

Schools can be part of the community

Schools can be important neighbourhood assets, particularly for families with school-aged children. Depending on the location, they may be close to parks, playgrounds, recreation facilities and other community amenities.

Schools also promote a sense of community, providing social activities for adults and kids alike, such as craft fairs and sporting events. Depending on the school and community, school facilities may also be used for recreational, cultural or community activities outside regular school hours.

The trade-off to all of these benefits is potential noise and weekday parking issues. Living near a school can bring all types of noises including playground activity, sporting events, school programs and increased activity at certain times of the day. But if a little inconvenience is the price you pay for a stronger community, you may well feel it’s a great bargain.

Proximity and school catchment may matter to buyers

For some buyers, particularly families with school-aged children, the location of nearby schools and a home’s school catchment area may be factors in choosing a neighbourhood. Families may also consider how their children will get to school, including walking, cycling, school bus eligibility or other transportation options.

School considerations are personal and will vary from one buyer to another. Rather than characterizing particular schools or areas as “good” or “bad,” buyers can research the schools and programs available in the areas they are considering. A REALTOR® can help buyers identify properties that meet their location needs and direct them to the appropriate school division to confirm current catchment information.

Something to keep in mind, though, is that living near a school means you’ll have a lot of kids all over the neighbourhood at certain times of day. The amount and timing of activity around a school can vary depending on the school and its programs. Buyers may want to consider traffic, parking and activity around a property during the school day and after hours.

If you still prefer to buy near a school but any of the above disadvantages concern you, consider buying a home a few blocks away. You’ll still get all the same conveniences but less of the potential hassles.

Helping your child adjust to a new school

Moving homes as a kid is serious business. New room. New routine. Maybe even a new school and new friends, if your family moved far enough. If you’re a parent trying to navigate both closing documents and a child who’s adjusting to change, there are some ways you can help your child embrace the process of moving homes.

Start by having an honest conversation as a family about why the move is happening and what it means for them. Involve your kids in making decisions, where appropriate, like going to open houses and asking about what they might like in a new home. Most importantly, ensure they feel safe and supported as they work through their emotions. Explain to them that it’s an adjustment for you as well.

Children are observant and can understand more than we often give them credit for. So, when we look into how to make a move easier on them, help them understand why the family is moving in the first place. Do this by having an honest, yet age-appropriate, conversation with your child about why you’re moving: is it because you got a new job, or so that another sibling could have access to a specialized program, or simply because you saw a better home for sale?

Help get your children excited about their new neighbourhood by going for walks or drives through the area together. Help your child see the positive benefits of moving by sharing the bonuses of moving, like a larger room or pool in the backyard. Most importantly, listen to them so they feel seen and heard, acknowledging that this is a big change and everyone is adjusting.

Beyond the practical reasons behind the move, you can help your child understand the positive impacts the move will have on them directly, such as having their own room, a larger yard to play in, a chance to make more friends to hang out with, or closer access to a certain park or amenity they like.

Moving is a big change, so provide your child with time and space to adjust to their new home by letting them express their emotions freely. Involve them in the process by letting them help to decorate and set up your home. Find fun projects they can help with.

When it comes to the period of time it takes for children to adjust after moving homes, each will react differently in the days, weeks, and months afterwards. Give them time to adjust. And remember to give yourself grace as a parent, too — you’re doing your best! It’s a big adjustment for everyone, but with a little patience, everyone will soon settle in.

If schools are an important part of your home search, a REALTOR® can help you identify properties in the neighbourhoods you’re considering and point you toward reliable information about nearby schools and catchment areas. Because catchment boundaries and school assignments can change, buyers should confirm current information with the applicable school division. A REALTOR® can also help you consider how proximity to a school, traffic, transportation and other neighbourhood amenities fit with what you’re looking for in your next home.

Published on 09 / 11 / 2026

09/09/2026

📤 Share this with someone who's thinking about buying or selling.

Curious how average residential detached home prices compare across Winnipeg and the surrounding regions? Here's the latest year-to-date snapshot through the end of August.

For a deeper look at what's driving these numbers—and what they could mean for buyers and sellers—read our full market update here: https://ow.ly/hoSm50ZJpXO

Statistics are from the Winnipeg Regional Real Estate Board MLS® System and represent sales and transaction data collected from January 1 to August 31, 2026.

09/06/2026

8 things to know about moving from the city to the country

For some, the appeal of country living is hard to resist. Whether it’s a waterfront oasis in cottage country, a hobby farm where you can realize your dream of raising chickens and growing food, or simply a large plot of land just outside the city limits for total privacy, moving from the city to the country can offer an entirely different way of life.

With the ability for many people to work from home, making that transition may be more practical than ever. While the basics of moving remain the same, there are elements specific to country living you should keep in mind if you’re tempted to go this route. Let’s look at some of the fundamentals for people who’ve never experienced a city-to-country move.

Wells and water systems

Rural water sources differ from the city in that they are more variable. These sources include springs, wells, rivers, lakes, rainwater and trucking it in, though most water for rural and country homes comes from wells or springs. Of note is that although some shallow wells have excellent recovery rates, it’s preferable to have a well that’s deep drilled.

One of the key differences between rural and urban water is how it is treated. Rural water sources can be more vulnerable to a wider range of contaminants, making proper water treatment especially important.

The standard treatment order of rural well water includes sediment pre-filter, iron and manganese filter, a water softener, a UV disinfection system, and reverse osmosis at point of use, but not every home needs all five stages. A comprehensive water test tells you exactly which stages your specific water requires. Health Canada’s guidance on private well testing recommends annual bacterial testing and comprehensive panel testing every 3–5 years. This is important information you’ll want to ask about.

Municipal garbage collection

A lot of Canada’s rural regions have limited municipal waste, recycling, and disposal services, posing various challenges and differences when compared to the services provided in urban settings.

If you don’t live within town limits, garbage collection is often not provided by the municipality. This is where private contractors come in, but you’ll have to pay them to haul away your trash. If you don’t want to pay for this service, it’s a good idea to learn how close you are to your municipal landfill and recycling facility. Most municipalities allow you to bring your normal household waste and recycling without any extra charges, but if it’s demolition waste, expect to pay a fee.

While in many municipalities a garbage and recycling fee won’t be incurred, there are some communities that apply fees when disposal exceeds the stipulated limit per household.

Septic systems

Consisting of a tank, a network of pipes, billions of organisms that process waste, and a drain field, septic systems are wastewater treatment units that perform the role municipal sewers do within cities. However, these systems require upkeep and may well involve cooperation with a neighbour, so keep that in mind.

When you’re touring the property, always be sure to find out where the septic field is actually located.

Septic field installers often look after all the permits and tests required, but if you’re buying a home with a pre-existing septic field, it’s a good idea to have it inspected. You could even try walking over it yourself. If it feels spongy or wet, if moisture is pushing up to the surface instead of percolating downward, it’s possible the septic field is failing and that’s a future expense to consider.

Septic fields can be quite costly to build, so get quotes from multiple installers if you’re working on your budget for a new build outside the city. Also, make sure they’re quoting the same type of field as there are multiple options to choose from and the cost can vary from one to another.

Telecommunications and connections

Living in rural areas can mean being far less connected to high-speed, reliable internet than when living in the city. Even though you’re choosing to live further from the hustle and bustle, being connected remains a huge part of daily life for most people, especially if you plan to work from home, so you’ll definitely want to find out what options are available at the property you’re looking to purchase.

Consistent cell service is also another necessity to consider, as it’s important to ensure you have coverage in the place you’ll need it the most. Sometimes a phone booster is an option but they have limitations, too, such as how far away from it you can be before you lose your connection.

Services like Starlink, which offers high-speed, low-latency internet service, are becoming more available, although not every area has access to the technology, so do your research.

Public transit and ride shares

While most people moving to a rural setting aren’t usually looking for public transportation with regular schedules like buses or taxis, it’s worth noting that those services are usually non-existent in rural areas.

Though it may not be as high a priority as it can be when living in the city or when working remotely, it should be kept in mind that the transport and infrastructure in country environments will often be far behind that of cities. However, far from the hustle and bustle of the city, residents in rural communities have the advantage of traffic-free and commotion-free streets to enjoy a pleasant walk, run or bike ride to wherever you need to go.

More thought might have to be given to the availability of ride-sharing services, however, or whether school buses run in your area if you have kids.

Zoning

Zoning in rural municipalities refers to the protection of agricultural lands, such as farmland, from urban or industrial development. This means if you plan to move to the country, and want to have a few farm animals, check with the municipality about zoning for the property, making it clear what you plan on doing. On the flip side, be aware your neighbours in the country may include four-legged friends — ones that are a bit more noticeable than the cat that currently lives in the condo above you.

Research who your potential neighbours may be. Farmers are an integral part of rural communities, so if you’re averse to smells or loud machinery, you may want to be extra selective about where you’re looking for a new rural home.

Amenities

Proximity to local amenities like grocery stores, hardware stores, gas stations, pharmacies, restaurants, clinics, vets and other facilities is also something to keep in mind. In the city, everything you need is a quick walk or drive away. If you choose to live outside the nearest town, you’ll have to keep in mind how long it may take you to get there and plan ahead depending on weather or how much time you want to spend on the road in general each day.

Working with a REALTOR®

Most REALTORS® will be able to complete the actual sale of a rural property — that itself isn’t really different than a city property — but when it comes to what you should expect when moving, working with a REALTOR® who focuses on rural areas can help provide context and peace of mind, especially if they live in the area. Whether in reference to not-so-obvious changes like quieter nights or unexpected wildlife visits, REALTORS® with experience in rural areas will not only be able to share their expertise, but the experiences of their clients.

Thinking of moving? Call a local expert today!

— REALTOR.ca

Published on 09 / 04 / 2026

09/05/2026

👷‍♂️ Behind the scenes at Forge, Sage Creek!

There’s something exciting about seeing a new home take shape from the ground up. 🏡

I had the opportunity to visit this new townhome development featuring 3 bedrooms, 2.5 bathrooms, and a modern open-concept design.

If you’re considering buying a new home in Sage Creek, now is a great time to explore what’s available.

🦺 Want to put on a hard hat and see it for yourself?
Send me a message—I’d be happy to arrange a visit! 🔑