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Predictions of a Bursting Housing Bubble

Posted by: kathleen.devere in CMHC, CCPA, Canadian Real Estate on Aug , 2010

bubbleWill the bubble burst or won’t it? The Canadian Centre for Policy Alternatives is suggesting Canada’s housing markets could be poised for a big crash akin to the US housing meltdown, but the Canada Mortgage and Housing Corporation is painting a rosy picture and predicting more starts and modest price increases in 2011.

The CCPA made a big splash in the headlines today when they released a report that suggested property values in some markets could drop up to 38% in less than three years. The cities hardest hit from a massive housing correction would be Edmonton and Montreal, but Vancouverites would stand to lose the most – nearly $200,000 on the average home if the CCPA’s worst case scenario predictions are true.

"The bursting of housing bubbles is a rare event in Canada, but the steep rise in house prices in so many cities displays all the hallmarks of an accident waiting to happen," according to David Macdonald, author of the report. The report went on to speculate that at best, Canadian markets were long overdue for a correction, and at worst a full US style market collapse.

Meanwhile, the CMHC’s chief economist Bob Dugan forecast that resales of existing homes would stay practically flat during 2011. The Corporation is predicting between 450,000 and 785,700 resales in 2010 and an average of 456,000 resales in 2011. The CMHC also slightly revised its housing starts estimate – 184,900 units for 2010, very slightly up from the previous estimate of 182,000 units. On the price front, the CHMC is betting more restrictive lending rules and increasing interest rates will deflate any housing bubbles and keeping prices stead in 2010 with minor increases in 2011.

However, even bank economists feel that some markets may be overheated. In a Toronto Sun article, Benjamin Tal, a senior economist and real estate expert at CIBC World Markets expressed concern that markets were “overshooting”. While he was unwilling to use the word bubble, he did say that prices are headed for a drop.

According the CCPA report, the average house price has far exceeded median family incomes, and that spells trouble. Prices for an average family home range anywhere from 4.7 to 11.3 times a family’s annual income – whereas only 10 years ago, they averaged between 3 and 4 times the price. While sales are down (as much as 40% in some markets) prices continue to remain steady, even as interest rates creep up.  The CCPA has warned that even a modest interest rate increase of 1.25 % would push many over-burdened mortgage holders over the edge and trigger a US style housing crash.

Whatever the case is, with even banks feeling cautious and the HST causing uncertainty in two of Canada’s largest housing markets, any potential homeowners should carefully consider their options before taking the plunge.

Sources:

Picture:
Reini68, Flickr

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7 Steps for Perfect Home Staging

Posted by: kathleen.devere in selling, how to, Decorating on Aug , 2010

So you've painted, repaired, cleaned and gardened to within an inch of your life – yet buyers are still underwhelmed with your castle. What do you have to do to get your home a little love? You might want to try staging your home.  A study by Coldwell Banker Realty found that homes that had been staged sold in just under half the time, and for over 5% more than homes that hadn't been.

Home staging can be expensive, but it doesn’t have to be. You can pay a professional, or you can follow this guide we've put together by consulting with professional home stagers. Start by assuming your house is cleaner than it’s ever been, and there are no minor repairs that need to be done.

What you’ll need:
  • A critical friend who hates clutter
  • Containers and boxes for storing extra possessions in
  • A strong will
  • Lots of Patience
  • People to help you move furniture
Step 1:  Review
Invite your critical friend over and tell them they don’t get a snack until you walk them though the house. Ask them to point out everything that they think is cluttering up your rooms and take notes. Observe where their eyes are drawn when they enter a room, what features they like best, and what puts them off. If they notice dirt, grime or little things that need to be fixed, make note to go back and take care of those spots.

Step 2: Purge and Pack
Now that you know that your bookcases look overstuffed and your personal collection of vintage staplers is weird, you can start taking things out of your space. Don’t think of it as a chore either – think of it as pre-packing for your big move. Ditch family photos and personal brick-a-brack. Take your groaning stack of old magazines to be recycled and pack away all those extra shampoo bottles lining your bathtub.  Consider donating extra stuff you know you don’t really need (books you’ll never read again, unwanted Christmas gifts) and renting a storage locker for the things you do (out of season clothes, extra bedding, personal pictures, family heirlooms etc).  Getting rid of little things like fridge magnets, countertop appliances, figurines, and floor mats can make a room look much bigger and making your home impersonal works wonders because it helps buyers imagine they could live there.

Step 3: Clean Out Your Closets
Buyers are just like you. They have a mountain of stuff they’ll need to stash away once they’re in their new home. Take half the things out of your closets and neatly sort the rest. Invest in some storage boxes to hold little things and colour coordinate the rest. This way when buyers look in your linen closet (and you know they will), they’ll see a neat pile of linens, and not a mess of multicoloured beach towels jammed into every available inch of space.

Step 4: Clear the Way
Consider getting rid of some furniture. Yes, having an extra couch is great because of the kids and the dogs, but if getting rid of it makes the living room look much more airy and open – not to mention easier to get around, it should be a no brainer! If your basement is filled with shabby old furniture, it might make the whole room look shabby, even if it’s in good repair. Ditch the old stuff and put in more contemporary furniture. You can rent furniture, borrow from friends and family, or even move your furniture around within the house. Don’t forget pictures and artwork for the walls either – the house should look like someone lives there, but they don’t have a lot of stuff.

Step 5: Maximize and Minimize
Rearrange your rooms to take advantage of your home’s best features. Move the sofa away from the bay window to let it give more impact – conversely move a bookcase in front of faded wallpaper. While these layouts might not be how you’re used to having your furniture, they’ll be the best for showing off your home’s assets and minimizing flaws.

Step 6: Freshen Up
Now that your house is de-personalized, de-cluttered and sparkling clean bring in some life. Fresh flowers can bring a big impact to a room and make it smell great. Open all the windows for at least 10 minutes the day of your open house to clear out the air. If your house still has some lingering personal odours, try baking a batch of chocolate chip cookies right before the showing! Buyers will smell the cookies and not your dog.

Step 7: Set the mood
Turn on all the lights, open all the blinds and clean any last minute messes up.  Voila – your home is ready to knock people’s socks off.

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The Definitive Guide: How the HST Really Affects Realtors

Posted by: kathleen.devere in Realtors, Ontario, Canadian Real Estate, British Columbia on Aug , 2010

To say the HST has upset realtors and real estate professionals would be a bit of an understatement. They’re mad. According to a recent survey conducted by Royal Lepage, 43.9% of realtors felt that the HST was playing a big part in the cooling housing market.

Who could blame them? Both Vancouver and Toronto, the biggest markets in the provinces where HST has gone into affect have seen big downturns. In Toronto, sales fell 34% in July, to sit at their lowest point since 2002. The drop was even sharper in Vancouver, with a 45% drop in home sales.

However, the question remains for many people – how does the HST affect me? Both the BC and Ontario provincial governments are quick to point out that previously owned homes are exempt from the HST – it only applies to new construction over a certain price point. However, the story isn’t so simple. The HST affects people looking to buy and sell their home in a lot of different ways – from realtor’s commissions to the materials used to do repairs.

So – how does the HST really affect real estate – from top to bottom? We made you a chart of all the changes because of the HST. If the price stayed the same, it’s not on the chart – we’ve only listed products and services that will be more expensive now.

 

Service

Previous Tax

BC Tax + HST

Ont Tax + HST

Notes

House Cleaning Services

5%

12%

13%

 

Electricity and Heating

5%

N/A

13%

Only subject to HST in Ontario

Home Service Calls – ie, plumbers, carpenters, electricians, etc.

5%

12%

13%

Applies to repairs for both appliances and property

Landscaping/Snow Removal

5%

12%

13%

In BC Fruit trees and food plants are also now subject to HST, but not ornamental plants

Home Renovations

5%

12%

13%

 

Ontario – new homes/condos over $400,000

5%

-

13%

Property under $400,000 is exempt

BC – new homes/condos over $525,000

5%

12%

-

Property under $525,000 is exempt

Real Estate Commissions

5%

12%

13%

 

Windows, insulation, weather stripping, caulking

5%

12%

N/A

 

Movers

5%

12%

13%

 

Interior Design Services

5%

12%

N/A

 

Accounting Services

5%

12%

N/A

 

 

Want more information? The Ontario and BC Governments have more detailed charts and explanations on their respective websites.

 

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Canadian Real Estate – is it correcting, or slumping?

Posted by: kathleen.devere in Sales, CREA, CMHC, Canadian Real Estate on Aug , 2010

tuscan slopeIs it the HST? Creeping interest rates? High prices? Something is killing the Canadian real estate market - Canadian real estate sales have dipped sharply – and expectations should be following suit.

A year ago, Canadians marveled at the strength of the property market here. Prices and sales were up, while we noted quite smugly, that Americans were seeing record declines and price erosion in their real estate listings.

What a difference a year makes.

In 2009, Canadian home prices jumped  19% over prices from 2008 – compare that to 2010, when prices have risen a comparatively modest 5%, but sales are way, way down – as much as 40% in some markets. Meanwhile, the Canada Housing and Mortgage Corporation announced that housing starts are down again – falling for a third straight month, more than 10% from their peak in April.

Clearly demand is down, but prices aren’t set to follow suit.  Statistics Canada is anticipating that housing prices will rise by an almost imperceptible 0.3% in June – making that the 13th straight month that housing has gotten more expensive in Canada.  The Canadian Real Estate Association (CREA) is predicting a 7.3% decline in sales for 2011, but still expects housing prices to rise.

So, what’s going on in a formerly red hot market? A slowing economy, rising interest rates, and according to many realtors, the HST in BC and Ontario (two of Canada’s biggest housing markets) have all combined to make people re-asses their decision to buy real estate.

Unfortunately, as these factors aren’t poised to go away any time soon, which means that Canadians might need to get used to a… stable property market.
Over the last ten years, a booming economy and then unprecedentedly low interest rates pushed many people to buy homes and investment properties – statistics from CREA show that the average price of a house more than doubled in the last decade – climbing an incredible 110%.   However, going forward, the housing market might be much closer to the 1990s than the 2000s, if you ask Don Lawby, the Chief Executive of Century 21.

According to Lawby, the 1990s had a steady real estate market:  prices rose every year, due to real factors like inflation and natural market demand, but not factors like impending taxes, mortgage rule adjustments and speculators trying to get huge returns on their investments.

Is a stable property market bad? No – it’s probably better. People selling real estate will need to adjust to the fact that property may not be the get rich quick scheme it once was, but more buyers may be lured out of the woodwork, enticed by the safety of a stable market which promises no big gains, but no threat of huge equity destroying corrections either.  For years, everyone wanted to buy real estate to see how big they could win – those with a lust for gambling might just have to go back to the stock market.

Image: Canadians might just have to get to a market that rises slowly and steadily.
Credit: Robert Crum, Flickr

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What to do if you want to sell your home

Posted by: kathleen.devere in selling, Realtors, moving, how to, CMHC on Aug , 2010


sell your homeSelling real estate can be a big headache. Finding a realtor, showing the house, entertaining offers… then worrying about taxes, fees and other administrative details can make the process seem far more complicated than it needs to be.  So, if you want to sell your home, doing your homework before you get onto the real estate listings can save you a lot of hard work and sleepless nights.

Step 1 - Decide what your home is worth:
This might seem like a no brainer, but many people don’t do this. They forget to factor the costs of improvements or pre-sale repairs into their home’s value. Getting the property appraised, then comparing it to other, similar homes can be very helpful. If you’re not prepared to accept what similar properties have fetched, you might need to wait. Only you can decide how much you’re prepared to gain or lose if you sell your house.  Set your minimum price and stick to it, unless you really need to get out of your current situation, it will help you decide what offers you’re willing to entertain.

Step 2 - Really get to know your Realtor:
Realtors can be incredible assets, but they don’t work for free. Ask them about their commission fees – what can you expect when you sell your home. Realtors can also help you figure out all the other taxes, fees and paperwork that will go with selling your home. Knowing what to expect ahead of time will make the process go much faster when it starts.

Step 3 - Scope out the competition:
Visit other open houses in your neighbourhood and see what your direct competition is doing. Ask your realtor what the best features of your house are, and how you can really use them to entice buyers.

Step 4 - Take care of repairs:
Sometimes it’s little things that can put off buyers – doing small repairs and freshening up paint doesn’t cost much, but it can make your house look far more appealing to buyers who aren’t interested in getting a property that looks shabby and comes with a to-do list a mile long. You might also consider having a professional inspector look at your home.  If there are serious problems with your home, you can have them fixed before putting them on the market and letting buyers discover them.  If there are not problems, you can show buyers that your home has been professionally inspected and they can have confidence in it.

Step 5 - Make it look great, inside and out:
Removing extra knick-knacks, clutter and personal items can also make a big difference. For better or worse, buyers will be looking for a blank slate that they can imagine themselves living in. You may love your bright pink sofa and shag rug, but some people won’t be able to look past it. If you’re bad at this kind of thing, consider hiring a professional stager.  The Canadian Mortgage and Housing Corporation (CMHC) has an excellent and thorough checklist you can work through.

And there you have it. If you start work ahead of time, you’ll have a property that looks great inside and out, has no major issues and has killer features that make it shine above the competition. Better yet, you’ll know how much money to expect from your sale, and will have already planned for the fees. Selling real estate isn’t without complications and hitches, but you can make it run as smoothly as possible.

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The Best Paint Color Trends for 2010

Posted by: kathleen.devere in property, how to, Decorating on Jul , 2010

 

Any realtor worth their salt knows that the quickest way to freshen up a property is a simple coat of paint. So how can you catch a buyer’s eyes? Painting everything builder’s beige won’t cut it anymore, but a paint job with an on-trend contemporary colour can elevate a property above its peers.

Does this mean you should paint the walls of a small, dark bedroom grey because it’s a popular colour right now? No. To be blunt, that would be stupid. However you could paint it a soft grayish blue, then add some grey and white accessories and capture the trend in a way that works for the space.

So, if you’re looking to improve a space, what are the hot colours for 2010?

colour trend 1Soft pastels like pale pink (yes, pink!) are popular, and don’t have to look girly. The important thing to note is they’re warm and cheerful, but not hyper-saturated. Colour may be in, but it’s muted. This grey and pink living room provides a perfect example.

 

 

 

 

 

 

 

 

colour trend 2Blue rules – but like the pinks, they’re not bright – they’re airy and light and take colour cues from aquatic colours like ultramarines and turquoises.  If I had to pick one colour I’ve seen pop up on every “colour trend” list, it would definitely be a turquoise blue. However, keep in mind that light blue isn’t the best colour if your room lacks natural light – a safe bet is to pick a bluish grey, which won’t seem overpowering in bright light, and will play better in a darker room.

 

 

 

 

 

 

colour trend 3Overall colour palettes are ditching cool beiges– warm, earthy neutrals with names like “sand”, “clay” and “mushroom” rule the day – look for infusions of gold, lavender or cream instead of beige if you want to spruce up the paint on a family friendly home.

 

 

 

 

colour trend 5Grey, grey, grey! It’s a tricky colour to work with, but the rewards are an almost ethereal look to your rooms. Greys can have an undertone of blue, green or even purple, so it’s best to test a grey to see how it looks before you commit. However, when you get a grey right, the results are simply stunning.

 

 

 

 

colour trend 4Citrus can add a splash to your décor – it could be small hits of a pumpkin colour, or a muted, softer orange as a colour to brighten up a room with neutral furnishings and accessories.

 

 

 

 

 

 

 

 

Want more information or a little more help with your paint choices? These are the sources I used to put together this list:

Apartment Therapy - Inspiration from Crown Paints, Colour Me Happy - What Everyone Should Know about Grey, Style At Home - Paint Colour Trends for 2010, Sico Paints Trends for 2010-2011, Apartment Therapy - The Best Grey Paint Colors

 

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A Million Dollars in Global Real Estate

Posted by: kathleen.devere in real estate, million dollar homes, luxury market, International Real Estate, Europe, Canadian Real Estate on Jul , 2010

One of the most popular blog posts Realestock has written was What do you Get for $1,000,000 – a fairly surprising comparison of global real estate prices. The conclusions? Tokyo was surprisingly affordable, New York and Seattle were what one would expect, and Vancouver came away seeming expensive by comparison.  So if you really are looking to buy real estate in far flung, exotic locales, here are 5 more properties for sale from all over the world. So what does a million dollars get you?


Toronto, Ontario, Canada
Why would someone want to live in Toronto? Quite simply, Toronto is the biggest and most happening city in Canada. It may not boast the mountains and oceans that Vancouver has, but in terms of cultural happenings, shopping and vibrant culture, Toronto is unmatched by any other city in Canada. Toronto gets a bad rap for thinking its the centre of the Canadian Universe, but there’s a reason for it – if you want to be where the action happens, you should be in Toronto.

What do you get for a million?
A lot! For $999,900 dollars you can pick up a two level penthouse suite with spectacular downtown views. A spacious 1860 sq feet offering puts similar priced Vancouver offerings to shame. Better yet, this property is in the heart of downtown - a few blocks from Queen Street, incredible night life, world class restaurants, and the Bay Street financial district.
Downtown Toronto Penthouse
Size: 1860 sq ft
Bedrooms: 2 + den
Bathrooms: 3
Price: $999,900 CAD



Auckland, New Zealand
New Zealand is a country of about 4,000,000 people, situated in a perfect climatic comfort zone. New Zealand’s climate is classified as “Mediterranean” and that actually means is plenty of sunshine, average temperatures in the twenties, and no real winter to speak of.  The biggest city in New Zealand is Auckland, a modern bustling metropolis that’s only a few hours away from the incredible rugged countryside most people associate with New Zealand.

aucklandWhat do you get for a million?
A spacious three double bedroom, 2 bathroom apartment overlooking the water in Auckland’s Viaduct Basin – which sounds sort of unappealing, but the Viaduct Basin is one of the swankiest parts of Auckland’s Central Business District (or CBD to the locals) housing the newest, most upscale apartments and best restaurants in the city.
Auckland Ocean View CBD Apartment
Size: 2260 sq ft
Bedrooms: 3
Bathrooms: 2
Price: $1,055,000 NZ Dollars, approx $787,053.25 CAD




Washington DC, USA
Far from being just for political types, Washington DC has proven itself to be one of the most resilient and well priced property markets in the US, holding its value even as comparable markets declined.

washintonWhat do you get for a million?
Property is at a top premium in Washington DC, so for those wanting to live closer to where the political action is happening, an apartment in Dupont Circle, part of the “Old City” would be more to most people’s liking. Dupont Circle is home to numerous Embassies, countless historic residences, and the Capital Pride LGBT pride Festival.
Dupont Circle Apartment
Size: 1416 sq ft
Bedrooms: 2
Bathrooms: 2.5
Price: $998,000 USD, approx $1,053,249.50 CAD



London, England
London is well known for having some of the most expensive real estate in the world – if you want to live close to downtown, a million dollars won’t get you very far at all. However, it can get a small, but attractive apartment near the action.

londonWhat do you get for a million?
A two bedroom apartment, overlooking the Thames River, across the way from Canary Warf, in Rotherhithe – a district in inner southeast London. Although quiet and suburban in nature, Rotherhithe used to be the site of the Surrey Docks, which were largely filled in during the 1980s, to be replaced by modern housing and apartments.
Thames Riverfront Apartment
Size: 904 sq ft
Bedrooms: 2
Bathrooms: 2
Price: £595,000, approx $956,385.63 CAD


Berlin, Germany
Berlin is unmistakably a world class city. Renowned during the cold war as a bastion of freedom and artistic inspiration (David Bowie spent several years in Berlin and was so inspired by the city he named an album after it), and now as a city on the must see list for any European traveler. Better yet, property in Berlin is reasonably priced – typically at €1,000 per meter compared to London’s £5,000 per meter (or about €6,000/m).

berlinWhat does a million get you?
A 1910 apartment in Berlin’s 4th borough, Charlottenburg-Wilmersdorf featuring oak floors, high ceilings and incredible period details. Charlottenburg was the commercial centre of West Berlin during the Cold War, and is still the main shopping centre of Berlin, offering major hotels, theatres, bars restaurants and attractions for tourists such as the world famous Berlin Zoo.
Period Luxury Apartment in Berlin
Size: 1367 sq ft
Bedrooms: 2
Bathrooms: 1
Price: €785,850, approx $1,073,958.30 CAD


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North American Real Estate Trends for 2010

Posted by: kathleen.devere in World Economy, Urban Land Institute, real estate, International Real Estate on Jul , 2010

real estateReal Estate investment has taken a real beating in the past two years. With sluggish markets just beginning to claw their way back, the question the smartest investors are asking is not, “what properties are for sale” but “where is it worth buying?”

PriceWaterhouseCoopers (PWC) recently released their 2010 emerging trends report for Global Real Estate, which essentially laid out more of the same. While not feeling particularly bullish on any single market, markets that were performing well before the downturn will continue to impress, but markets on the fringe will still struggle to attract attention.  Accord to PWC the best places to buy real estate are:

Gateway markets: often near the coast (east or west), with international airports, ports and major commercial centres to back up property values.

Urban Centres: upscale  neighbourhoods in the city with safe streets that are pedestrian friendly and highly developed. Usually coupled with easy access to mass transit, and a good blend of amenities like stores, entertainment and recreational spaces all close by.

Smart Cities: having nearby universities, colleges or high paying tech based sectors like computing, finance, biotech or medical centres are good bets for the property market.

On the flip side, PWC advises shying away from bubble-burst markets, fringe areas (like far flung suburbs requiring long commutes, or rural developments) and cities without major amenities or financial drivers.

To make a long story short, PWC highly ranked places like Seattle, San Francisco and Vancouver for investment prospects on the West Coast, and Toronto, Ottawa, Washington DC, Boston and New York all got favourable nods on the East Coast. Canadian cities on the whole, fared better than their American counterparts due to Canada’s relatively stronger economy.

What’s interesting about PWC’s pics is that none of these cities were ever known for their boom and bust economies, and all are traditionally more expensive markets. No matter where in the world an investor might be looking at real estate listings to buy properties, the market seems to indicate picking investments based on cities that offer good job prospects and a modern, highly urban lifestyle that’s always been a desirable location. At least for 2010, the safe money seems to be on the safe bet.

Read the PWC Report here.
Photo: Think Panama, Flickr

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4 Simple Ways to Sell Real Estate in the Summer

Posted by: kathleen.devere in tips, selling, Realtors, buying on Jul , 2010

Most people and realtors will tell you that summer is the best time to buy and sell real estate, no matter what kind of property you have – condo, house, investment property… The popular assumption is that with enough sunshine streaming in, and with a well kept garden, the house will practically sell itself.  The problem with lazy thinking like that is no amount of sunshine or flowers will elevate a property above others – summer, as a whole tends to be pretty indiscriminate. So what can be done to make a property appeal over all others during the busiest real estate season of the year?

  1. Scope the competition – what are other homes in the neighborhood going for? What features do they have? How can you showcase the properties’ strengths while downplaying its weaknesses? Something as simple as drawing attention to a large garden, placing a home further back from the road than similar homes in the area can be a big incentive to the right kind of buyers.
  2. Keeping it clean – inside and out. Everyone will be touching up their yards to sell a house in the summer, but great curb appeal can be shattered by sloppy housekeeping. The inside and outside need to speak for themselves.  De-clutter, file away unnecessary knick knacks, get rid of any out-of-season messes, tidy up after the last BBQ, then put out some fresh flowers and open the curtains to reveal (freshly cleaned) windows.
  3. Fix any small problems – sticky gate to the back yard? Paint peeling off the fence? Ratty shrubs that need to be pruned in the back yard? Patio or balcony just really dirty? With a lot of homes on the market, even small issues can put a potential buyer off.  Nobody wants a property that already comes with a weekend to-do list.
  4. Keep it cool – everyone loves floor to ceiling windows, but they can let a lot of heat in if the blinds and curtains are open. Run the AC if it’s available. If not, and the property gets seriously uncomfortable, consider getting it installed. Turn it into an asset that no other property has.

Image: I See Modern Britian, Flickr

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How To: Get Great Real Estate Photos

Posted by: kathleen.devere in tips, Realtors, property, photography, how to on Jun , 2010

Whether you’re a realtor, someone trying to sell, or someone looking to buy, great photos are some of the best tools you can have in Real Estate.  A Realtors’ association survey found that when it comes to web features that buyers consider “very useful,” 83 percent cited pictures. Great photos are much like having great curb appeal – they draw potential buyers in. Bad photos don’t just leave a bad first impression; they can turn off buyers before they even set foot in the property.


Unfortunately, there is no single magic bullet or secret camera setting to ensure that pictures will be good – however, here are some Dos and Don’ts from professional photographers:

Do:
Use a good camera – do you need a top of the line Digital SLR? Probably not – but will a lower end one like a Cannon Rebel make pictures look better than a cell phone or a point and shoot? Yes!  DSLRs can accommodate different lenses and can have the shutter speed and aperture adjusted – meaning your can take longer exposure pictures – longer exposures means more light can reach the lens, avoiding pictures that make rooms look dark and uninviting.
Pro tip: Camera shops often have consignment sections where you can purchase used entry level DSLRs for below retail price. This is a good way to get a starter camera, and allows you to ask as many questions as you need to learn how to use the camera.

Do:
Get some equipment if you’re going to take a lot of photos: A simple tripod can solve a lot of bad picture problems. While you will never need all the gear that a professional photographer has, if you find yourself always wishing you had more light, you can find compact fluorescent versions of studio lights for a fraction of the price - $80 to $100 USD; they cast wide, soft light, meaning they can illuminate a dark room without casting hard shadows.  Finally, consider a wide angle lens – using one means you can show a lot more of the room in the photo, meaning the viewer can get a better idea of how spacious the room actually is.
Do:
Think about the weather – if you photograph a house on dull, dark day, it will look dull and dark on the inside. Open the curtains, lift the blinds, and turn on the lights! Get it as bright as you can. When photographing the outside, try to do it on an overcast day to avoid harsh shadows.

Do:
Tidy up first! You can have lovely pictures with lots of natural light taken from the best angles, but if there are dead flowers, toys scattered everywhere, dirty dishes or too much clutter, you’ll end up with great pictures of a messy house. Clean up the setting and stage everything before you start – it will save your time in the long run and will make sure people viewing the pictures will notice the lovely bay window, not the toddler playing in front of it.

Do:
Be afraid to take lots of pictures from different angles. When inside shoot from a doorway or corner to show as much of the room as possible. Step back and try to find the best angle to capture the room.

Do:
Embrace technology! If you’re already tech savvy, you can use Photoshop to add perfect finishing touches – remember though, with all Photoshop fixes, its best not to go overboard.  However, if you know what you’re doing, you can straighten walls, adjust shadows and colour, crop out unwanted details, remove imperfections, or stitch photos together to make a panorama.   If you’re not a Photoshop wizard, you can use free programs to adjust lightness and contrast, or hire a professional to do touch ups on your images.
Pro Tip: If you’re really good, you can take photos using the HDR (high dynamic range) technique to make a composite image. Basically you take several photos of the exact same scene using different exposure values (and use a tripod!) Then you combine the photos, so you have your darks, lights and midrange covered (newer versions of Photoshop have an option for this) – allowing you to see a lovely room, AND the view outside the window, rather than just a blown out block of white.  There are many HDR tutorials online that can tell you more.

Don’t:
Use a flash. Unless you have absolutely have to. Seriously.

Don’t:
Be afraid to hire a professional.  If all this seems daunting and you have no photography skills, consider hiring a professional photographer. They have all the equipment and the knowhow to take the best photos possible, and great photos can be a great investment.
Want more information? The website All Things Photography has an excellent e-book on Property Photography – a must read for anyone who will be taking property photos.


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