Seller prep, 6 to 12 months ahead
Getting ready to sell
The sellers who net the most usually start early: they fix the right things, skip the wrong ones, and list when they are ready rather than rushed.
12 months out: get an honest opinion
Invite a local REALTOR® for a no-obligation walk-through. You want three things: a realistic price range, a short list of fixes that buyers in your area actually pay for, and a sense of which season suits your home. It's the cheapest way to avoid spending $30,000 on a renovation that returns $15,000.
Repairs: fix, freshen or skip
| Do it early | Do it 2 to 4 months out | Usually skip |
|---|---|---|
| Roof leaks or worn shingles | Neutral paint in main rooms | Full kitchen renovation |
| Furnace, hot water tank, electrical panel | Bright, matching light bulbs | New flooring throughout |
| Drainage, grading, water in the basement | Caulking, grout, sticky doors | Swimming pools and high-end upgrades |
| Unpermitted work: permit it or plan to disclose it | Tidy yard, fresh bark mulch, clean windows | Personal-taste projects |
A pre-listing inspection (about 6 months out) shows you what a buyer's inspector will find, while you still have time to fix it on your own schedule and budget.
Paperwork to gather
- Permits and final inspections for renovations, decks, suites and additions
- Warranties and receipts for the roof, furnace, appliances and windows
- A survey or site plan if you have one; septic and well records for rural homes
- 12 months of utility bills (buyers ask)
- Your mortgage details and a payout statement from your lender
Selling a strata home
Buyers and their lenders will want your strata's minutes (usually two years), bylaws and rules, the depreciation report, financial statements, budget and the Form B information certificate. Getting these early lets you spot special levies or big projects before a buyer does.
Costs of selling to plan for
- Mortgage prepayment penalty, or the option to port your mortgage to the next home. Ask your lender at the 9-month mark; penalties on fixed-rate mortgages can be larger than people expect.
- Real estate commission and GST on it
- Legal or notary fees
- Moving, storage and any overlap or short-term rental
- Tax: B.C.'s home flipping tax can apply to homes sold within 730 days of purchase unless an exemption applies. Talk to your accountant well before you list.
3 months out: stage for the photos
Most buyers meet your home online first. Clear counters, remove personal photos, cut furniture by a third, open blinds and fix every burnt-out bulb. A short-term storage unit is often the best money a seller spends.
Choosing your season
In the North Okanagan, spring and early summer usually bring the most buyers for family homes and lake-area property, while ski-hill property is often strongest from late fall through winter. If you're also buying, decide at least six months ahead whether you'll buy first or sell first.
What's your home worth today?
Ask for a no-pressure opinion of value and a prep list. Sean will walk through with you, in person or by video, and you decide if and when to sell.
Seller questions
What repairs are worth doing before selling?
Fix anything an inspector will flag as a defect or safety issue (leaks, roof, furnace, electrical, drainage), then do the inexpensive cosmetic work that shows well in photos: neutral paint, lighting, caulking, hardware and tidy landscaping. Large kitchen or bathroom renovations right before a sale rarely pay back in full.
When is the best time to sell in the Okanagan?
Spring and early summer typically bring the most buyers for family homes and lake-area property in the North Okanagan. Ski-resort properties sell well once the snow flies and through the winter season. The best time for you also depends on where you are moving next and how long you need to prepare.
Do I have to disclose problems with my house in B.C.?
Sellers must not misrepresent their property and must disclose known latent defects, meaning serious problems a buyer couldn't find with a reasonable inspection. Many sellers also complete a Property Disclosure Statement. Talk to your REALTOR® and lawyer about what applies to your home.
Will I pay tax when I sell my home?
Selling your principal residence is usually covered by the principal residence exemption, but you still report the sale on your tax return. If you have owned the home for less than two years, B.C.'s home flipping tax may apply unless an exemption fits, and federal flipping rules can apply to homes held under 12 months. Check with your accountant.