I've already touched on the importance of electrical outlets in the bathroom - a master bathroom should have "his and her" outlets with plenty of counter space nearby. There are plenty of other considerations when it comes to bathrooms...

Main floor/Guest Bathroom:

A bathroom should not share a wall with the living room or kitchen. In fact, the bathroom door should not be visible from the kitchen or living room. People want to be discrete when they visit the loo, not worried that everyone can hear what they're doing in there.

Main Bathroom:

Drawers, drawers, drawers. Nothing says a builder (or home owner) cut corners more than a bathroom with no drawers. Now, it's ok for a half bath/guest bathroom to lack storage, but the main bathroom should have room to get everything off the countertop and into a drawer. Ideally there should be at least one drawer for each bedroom. 

Master Bathroom:

Over the past 10 years master bathrooms have become more and more elaborate and have also become a real selling feature of homes. A home with a 2-piece ensuite, or worse, no ensuite bathroom will sell for WAY less than a similar home with a full ensuite. It is very expensive to add a bathroom to a finished home and most buyers will consider that a deal breaker. 

Master Bath Cabinets

Master bathroom do's and don't's:

• Do put in "his and her" sinks (its nice to get ready together if you're not in each other's way) but don't make them those bowls on top of the counter type of sinks...they're difficult to clean and trendy so will age your home quickly.
• Do put a separate shower and tub but don't make the tub too big. A huge tub uses much more water than necessary, and with so much of the water's surface exposed to the air it cools down really quickly and you end up constantly adding hot water to your bath. How many times are you really going to have two people in the tub anyway (ask your husband because mine says "never!")?
• Do have the ensuite open to the master bedroom, but don't have the toilet in plain view. Couples share a lot of things, but most don't want to share what's going on in the "throne room."
• Do have lots of cabinets and drawers, don't have too few. I've noticed some nice built in medicine cabinets in new homes lately that I think are great - using vertical space for more storage means less clutter on the counter.

In general, the quality of the finishings in the bathroom should be in line with the rest of the home. That said, unless you're in a higher price range, it's not necessary to put granite in the bathrooms just because you put granite in the kitchen. Speaking of higher price ranges...

Luxury homes

Shower Cabin

There is "luxury" and then there is "over the top." When adding luxury finishes and features it is easy to spend money on things that will only have value to you. I was in a condo downtown recently and the shower alone cost over $20,000 - it had integrated speakers, LED lighting in many colour configuration choices, so many shower heads I couldn't count them, digital controls and more. In short, it looked like it belonged on the Starship Enterprise more than in a condo in downtown Edmonton. Will the owner get their money back from that upgrade? No way.

Luxury upgrades worth ever penny include steam showers, high end/multiple shower heads, heated floors, and fireplaces. With our dry climate steam showers are becoming more and more popular in Edmonton and since most bathrooms have tile floors, heating them is a lovely upgrade for our climate. Nothing says "luxury" more than a two sided fireplace between the master bedroom and the master bath. Last, make sure there is plenty of space in your luxury master bathroom.

Buyer's expectations have gone through the roof in recent years when it comes to kitchens. Granite countertops were once seen only in the most expensive homes and are now common place. Stainless steel appliances are now expected in starter condos causing luxury home owners to explore new finishes such as brushed copper and colour glass panels.

Where kitchens used to be hidden from guests they are now the centre of the home for both family and entertaining. There should still be some sort of division between your front door and your kitchen - an open floor plan is great, but when your kitchen is a mess you don't need to whole world to know about it.

Kitchen

Kitchen Upgrades Worth Paying For:

• Walk through pantry - whenever I walk into a home with the pantry next to the garage entry that is not a walk through pantry I want to scream! A walk through pantry is SO convenient and a major selling feature. It allows you to bring in your groceries without traipsing through the whole house. It also provides a division between family space and entertaining space while keeping an open feel.
• A good hood fan - who ever thought hood fans could be sexy? Well they are today. If you're going to be cooking with lots of aromatic spices a good hood fan is mandatory. You won't notice it, but those smells get into everything - carpet, paint, cabinetry - and can make your home very unappealing to guests and potential buyers. All hood fans should be vented outside if they are going to work at all.
• Gas stove - this one is actually debatable, because the cost of running a gas line to the kitchen can be pretty pricey. However, if you're a cook you know there is a reason for the saying "now you're cooking with gas!" If you're going for a "gourmet" kitchen then a gas stove is a must.
• Kitchen Island - if the kitchen is the centre of your home, the island is the centre of your kitchen. It should be big enough for prep and entertaining, but not so big that you can't clean it off without climbing on it. A raised bar on your island can help hide the mess from entertaining and designers are starting to get creative with bars made out of different materials than the rest of the countertops. 
• Full-height cabinets - kitchen cabinets should meet the ceiling. It doesn't matter if you never put anything on those hard to reach top shelves, short cabinets collect dust and clutter. Full height cabinets just look better, and those top shelves are a great place to store items you use infrequently. If your ceilings are really high, you may have to add toppers and crown moulding to your cabinets - if you're paying for high ceilings, pay for high cabinets!
• Drawers - lots and lots of drawers, especially on your island. Anything at the back of a low cabinet is hard to reach and tends to get lost. It is far easier to find the contents of drawers, and they are far easier to organize. They are simply a better use of space.
• Lighting - you need a mix of task lighting, accent lighting, and general or ambient lighting. Ideally all of these lights should have dimmer switches. Any work spaces should have task lighting and under cabinet lights are popular and attractive. Food looks best under halogen lights, so go with halogen if you can - at least for the task lights.

Upgrades to avoid:

• A sink in the island - never, ever put your main sink in your island! I am blown away by how many islands have sinks. Wherever your sink sits, dirty dishes collect. If your island is the centre of your kitchen, why would you want dirty dishes piled up there? While I'm on the topic, don't put your dishwasher in the island either...for the same reason. The only acceptable plumbing in an island would be a second sink, making your island more of a bar, not a cleaning station. If you're short on space and need to put an appliance in the island, make it a (gas) cooktop. It's great to take food directly from the stove to your guest's plates.
• Wine racks - wine racks can be a very nice, decorative addition to a kitchen if they are placed right. You don't want wine racks up high in the cabinetry or near appliances because wine should not be kept above room temperature.
• Tiny walkways - make sure there is enough open space for people to move around, and for all appliances to open all the way. We see a lot of fridge doors banging into countertops and pantries - how are you supposed to live with that?

One last and often over looked kitchen feature is the actual placement of the kitchen in the home. The kitchen should face the backyard. Moms want to be able to see their kids in the backyard while working in the kitchen. Even if you don't have kids, keep this in mind or selling will be very tough when the time comes.

Electrical Outlet

You have to pay attention to the details - it is very easy to get caught up in flooring, paint and cabinetry choices while completely overlooking really important details like electrical and HVAC. One detail I have seen overlooked time and again is the placement of electrical outlets. These outlets will have significant impact on your enjoyment of the home, and will be noticed by experienced agents when it comes time to sell.

Overlooked Electrical Outlet Locations:

• Master bedroom - there must be an outlet on either side of the bed! You wouldn't believe how often this detail is missed, we've seen so many homes with one or no outlet on the master bed wall. 
• Master bathroom - one outlet near the counter is not enough. Ideally there should be "his and her's" outlets with counter space near them so cords for electric toothbrushes, shavers, hair dryers, and other common bathroom appliances aren't hanging in the sink(s). 
• Kitchen Island - if an island is a central feature of your kitchen it must be electrified. Kitchen appliances are becoming decorative and mixers, toasters and coffee makes are often left out on the counters plugged in. Your island is your main prep space and you'll want to be able to plug in that nice mixer or food processor and use it without strangling your kids on electrical cords.

On the HVAC front, make sure there are cold air returns in every room for good circulation and temperature control. Extra heat registers are a nice touch in the master bathroom. You'll also want ceiling fans on any vaulted ceilings. A fan with a remote control is a really nice touch in a master bedroom. 

Kick Sweep

If you're putting in central vac, kick-sweeps are worth every penny. Most homes have hardwood, tile or laminate on the main floor, and a kick-sweep is incredibly convenient - make sure there is more than one and any space with hard flooring has access to a kick-sweep. You'll thank me.

Putting cat-5 cable in every room is a waste because of wifi, but make sure it's in a couple of rooms so you have options for modem and router locations. Speaker wire and TV cable are still appreciated throughout the home, but speaker wire must be decent quality. However, as technology changes media upgrades can quickly become obsolete.

Let me backtrack a bit. One neighbour, lets call him Mr. Smith has been slowly renovating his century home for years. He has attached home made scaffolding to the front of his house made out of old 2x4's and left it there for years, had building supplies piled up on the street, had jackhammers and other noisy equipment going at all hours, had bulldozers and other equipment parked on the street, and so on. The other neighbour, Mr. Jones, has had a similar amount of work done, albeit in a slightly less offensive manner.

The biggest difference comes down to chocolate. Before Mr. Jones started his major renovation, he delivered a box of gourmet chocolates to each neighbour with a note explaining what would happen and hoping they would not be too bothered by it. Mr. Jones is consequently a hero, while Mr. Smith is detested. 

The real difference though, is that whenever Mr. Smith starts working on something new, the neighbourhood watch begins, and permits are checked, by-laws enforced and complaints are made. Mr. Jones has much more leeway with the neighbours, who wouldn't even know if he's pulled permits or following the approved plans. 

If you're planning a major reno - chocolate can go a long way!

1. Get your insurance before removing conditions
   Most people do not call their insurance company when buying  a home until a week or two before they are going to take possession of the home. This can be a big mistake... If you want to insure your home with a specific insurer you should definitely call them and get their approval before you remove conditions on the purchase of your home. Different insurance companies have different requirements for the homes they will insure, and scrambling for insurance at the last minute because you assumed you would be covered can be stressful and expensive. Your preferred insurance company many not cover you if the home is in a flood plain, if it has aluminum wiring, if there is a swimming pool, if the home is older than a certain age, if the home is not within a certain distance of a fire hydrant or station, etc., etc., etc. It is best to find it out if you can get the coverage you need, for a price you're willing to pay, before you remove your conditions.
    
2. An extended vacation may void insurance
   Most policies require home to be occupied - if the home is going to be vacant you will probably need a different type of insurance product. What many people don't know is that if you leave the home for 30 days or more it may be considered vacant by your insurer and void your existing policy. In most cases all you need to do is let your insurer know when you will be away and possibly pay a small fee for a "vacancy permit."
   
   
3. Inform insurer of renovations
   There are two reasons your insurance company will want to know about any renovations you are doing to your home: 1. replacement cost, 2. policy changes during construction. The first reason is easy to figure out - if you significantly increase the replacement cost of your home with a new addition or kitchen renovation, your insurance company needs to know. During renovations though, your policy may need to be adjusted - if you have open walls or an open roof during construction there is a greater chance for damage or burglary. Don't assume you are automatically covered - call your insurance company ahead of time!

Ugly Brick

The first thing I thought when we arrived at this home is that one of the previous owners must have been a craftsman. The front fence was only a few feet high but featured brick pillars, iron railings, and large yellow lights on top as well as plug ins for decorative lights at the back. The side fence was also made of brick and concrete but with completely different brick, the railings were actually sculpted poured concrete. While I'm no stone mason I know for a fact that these unique beauties must not have been easy to make, nor were the stone flourettes. The other side fence was altogether different with a mix of concrete block, stone and brick. However the owner must not have like this neighbour as this fence is about 6' high. Three different stone and concrete fences on the outside, what could the inside be like?

It was not till we got into the basement that I was really wowed! It was like taking a trip to Italy. At the bottom of the stairs is an ode to Italy with red brick arches, art niches, and pillars. In the family room there is Wood burning stove built on a solid brown brick platform. The entire back third of that rumpus room is in brown brick. The feature of the room isn't the natural looking stone fountain that takes up the other half of the rumpus room, or the meticulously laid ceramic tiles with curving lines, impressive cuts and immaculate grouting.  The feature is a cylindrical pole made out of meticulously cut brick with a lamp on top.  To top it off there is another family room done all in white brick. At last count there was over 6 types of brick and I couldn't help but think that whoever lived here took the story of the three little pigs to heart.

While the craftsmanship was beautiful, the overall impression was not. This is definitely the kind of decorative chaos that turns buyers away. But is this home a sheep in wolves clothing or an opportunity? A little handiwork and someone could have themselves a great home in a popular neighbourhood.  

Updated Brick

fireplace remodel - http://fireplacedecorating.blogspot.com/2007/06/romantic-fireplace.html

If your home has too much brick, here are some solutions to make it more attractive to today's buyer:

• Paint it, black or white preferably
• Put a mantle on it (covering part of the brick with a wooden mantle  and a large mirror opens the room and reduces the amount of visible brick)
• Stain it - you can completely update brick surfaces without loosing the brick look (http://www.dyebrick.com/gallery2/main.php)
• Cover it - if there is just too much brick in your home, put drywall or paneling over top of the brick and hide it altogether

With the help of the home owner, the inspection process can be expedited and safely undertaken. While you’re probably concerned about a stranger accessing all the nooks and crannies of your home, professional home inspectors are not required or advised to move your personal items, nor should they damage your home in anyway.

The more thoroughly the inspection is completed, the quicker the buyer(s) will be able to make a decision. Leaving components untested or unobserved, frustrates the buyer and can derail a sale. You should expect a thorough inspector to take 3-4 hours inspecting your home. Here is a list of some of the areas of your home the inspector will look at:

• Attic Access – The inspector will look in the attic, so make sure any clothes or personal items are cleared from the hatch area as dust and debris tends to fall when the hatch is opened. The hatch may be located in a closet, hallway or garage.
• Crawl space access doors – again please remove anything that may obstruct access, these doors are usually in storage rooms and cluttered areas.
• Sump pump – remove personal possessions that may block access to the sump pump. If it is under carpet or hidden make it accessible.
• Water meters and main water line – it’s important that the buyer understand some of the basic mechanics of the home they want to purchase and a critical aspect is knowing the exact location of the water shut-off valve, should a situation arise (broken pipe, leaking taps, etc.) after they move in.
• Furnace and hot water tank – these components require extensive attention during the inspection. The buyer will introduced to their responsibilities on maintaining the equipment.
• Electrical panels (including sub-panels) – the majority of HOME INSPECTORS will want to observe the contents and share with the buyers a basic introduction to disconnects and possible testing of breakers.
• Doors and windows will be inspected and tested – if there are decorative items on or near doors and windows (plants, hangers, stained glass, sun catchers, etc.) remove them so they don’t get damaged.
• Pets – should be removed (best option) or secured in a kennel. I used to be able to say that I had never lost an animal within the scope of an inspection. That ended a couple of years ago when I started an inspection with 3 cats, and finished with 2. The story has a happy ending (the cat came back), but you can imagine how stressful this was for all of us.
• Foundation walls – if personal possessions can be pulled away from exterior basement walls, it allows for a more thorough assessment.
• Kitchen – try and remove everything from your countertops, ovens, dishwashers, and microwaves and if possible below the sink(s). 

Keep in mind if there is a problem with the home that you are trying to hide, making it difficult to access won’t make it go away. Experience has taught us that there is no such thing as a “perfect” house – something will always require attention. The reports we provide are to ensure that our clients have an understanding of the home beyond the cosmetic features and a basic understanding of the mechanics of the property.

Dale Finnessy can be reached at 780-465-5620,GPIEdmonton@shaw.ca, www.gpiweb.ca/finnessy

When you search the MLS® system for homes based on age, just how accurate are the results you get?

The age of buildings posted on the Edmonton MLS® system is what is called the "effective age." This age is determined by the city property assessments. If a home has had significant renovations done to it the city may bump up the effective age.

For example, a home built in 1911 that has been significantly modified might be given an "effective age" of 1956. In the tax records the home will be considered as built in 1956 and therefore it will show in the MLS® system as being built in 1956. This is often confusing to the general public when the age shows 1956 and in the description of the home it is "a heritage home built in 1911."

A more common occurrence is when buildings are converted into condos. For example, "The Ten" and "Cambridge Lofts" are both formerly office buildings that were converted to condos and their ages show as  1998 and 2004 respectively, when they are actually much older than that. Phillips Lofts, which was built in 1913 shows 1999 as its age on REALTOR.ca. (By the way if you like Phillips Lofts check out this video I did of a listing we recently sold in there). 

So the short story is, if the age of the building you are considering purchasing is important to you, you will have to look further than just the age displayed in the MLS® system. 

The trademarks MLS®, Multiple Listing Service® and the associated logosare owned by CREA and identify the quality of services provided by realestate professionals who are members of CREA. Used under license.

He mentioned that in Edmonton, starting in Q4 home builders noticed large increases in traffic to their show homes, and by the end of the year unsold inventory was down to 2%. The are cautiously optimistic and feel that the recovery we are currently experiencing may be short lived. 

Home buyers today are looking for comfort, convenience, style and affordability.

The top 10 home design trends for 2010 are:

1. Going Green to Save Green – dual flush toilets, low flow shower head and faucets, whole home lighting controls to cut down electricity, higher insulation, less chemicals
2. Flooring – people are going for lower priced woods (oak instead of hickory or maple) and dressing them up with stains. The demand of green floors is expected to decrease as many products are 25-30% higher than traditional products. Engineered flooring is very popular with the feel of hardwood but lower cost. Shag carpet is still hot.
3. Wide Hardood Floorboards – for those with larger budgets these wide plank floors are very popular with high end buyers at $20-$25 per square foot more than traditional products.
4. Grey is the new Neutral – Slate and charcoal, earthy greys inspired by nature are popular go well with granite and hardwood. This is not your 1980's inspired grey. Grey has replaced taupe, soft blues and lilacs are popular.
5. Wallpaper – An inexpensive way to stay on trend, nature inspired patters not the big bold stuff we've seen. Mixing textures – rough walls with smooth cabinets is expected to be very popular. Some even say wallpaper on the ceiling will be hot (I guess that's ceiling paper).
6. Glass Tiles – This trend started last year and continues. Recycled materials are popular, small mosaic accents, metallic, glossy, urban, smooth, polished and square edged styles will be found in kitchens, baths and on the floor.
7. Kitchen fixtures – two toned cabinets (designers are mixing and matching styles and colours), marble surfaces are making a huge comeback, the white kitchen is back. Open kitchen, lots of lights, fewer cabinets can be offset with new innovated storage solutions.
8. The High Tech Kitchen – more gadgets than ever before, built in recycling centres, retractable hoods, built in entertainment centres, custom work areas for kids. Bronze and copper appliances will become the top tier for appliances since stainless steel is now seen as the norm.
9. Bathroom – 65% of home sales are based on the bathroom now, replacing the kitchen. Bathrooms are taking on a spa like status, soothing colours, more streamlined and functional. Consumers are willing to pay more for an upgraded bathroom than any other room. Master bathrooms are getting bigger and more spa like. Creating dedicated spaces for him and her. Heated floor tiles and steam showers are increasing in popularity.
10. Dog Showers – a very hot selling feature in 2010… a short shower space in the laundry room or mud room to clean off the dog before tracking mud into the home.

Overall cost is the dominant factor followed by green choices. Out are bold patterns and bright tones and in are soothing and comfortable colours (bright colours are still found in accents and accesories).

Last year the Edmonton police Service investigated 5,200 break and enters. It made me thing of home inspections, and what is usually considered during an inspection – homes are looked over fairly thoroughly.  Very seldom do I see inspectors look at a home from a security perspective and I have never seen them look at the doors.

When I say "are you screwed?" I am actually referring to the fact that we were less than screwed. The screws the builder had put into the hinges of our front door were were about half an inch long or less. Yup those measly little screws were our first line of defense. Now I'm not saying that 3.5 inch screws would have made the difference, but it might of at least made the bastards have to work for it.

So after all this and having talked to a number of people regarding our break in, here's what I would do to make your home more safe:

1. Check your door screws and if they're not 2.5 – 3.5 inches then replace them.
2. Make sure your hinges have screws in them to prevent the bad guys from popping the pins out.
3. Make sure you have adequate timers and lighting for when you step out.
4. Get an alarm. A very loud alarm that goes off almost instantly. According to my source with the EPS he's seen these guys get in, get what they want and get out in less than 90 seconds, so if it takes your alarm 1 minute to go off then according to him its pretty much useless.
5. When you are away have someone check in on your home and let your neighbours know you are going away.
6. If you have a garage have a good garage door opener that has security features on it. Don't leave your garage door opener in your car if it's parked in the driveway or on the street.
7. If you have a sliding door or patio door use a bar to block it from sliding open.
8. Properly store your personal information and serial numbers so that if you do get hit that you can make a claim.

Don't become a statistic like we did. For more information check out this security quiz on the Edmonton city police website: http://www.edmontonpolice.ca/CrimePrevention/HomePropertySafety/~/media/EPS%20External/Files/Worksheet/HomeSecurityQuizFINAL.ashx

P.S.  If you are the MF that broke into our place you have a very valuable laptop that has years of personal photos on it. My wife has instructed me to reward your sorry ass handsomely if you'll return it.