Category Archives: Seller Info

Smart home technology in new Cowichan Valley homes for sale
Buyer Info, Curb Appeal & Home staging, Home Maintenance & Upgrades, Seller Info, Trends in Housing

Join the Smart Home Revolution

Smart home is a catchphrase for a household that features labour-saving devices connected to and supported by a cloud infrastructure for data processing. Each device connects to the cloud via your home or office WI-FI router. This makes it simple to connect to the device with your phone or tablet, even if you’re not actually at home. Many new homes in the Cowichan Valley have smart technologies built into them. Let us know if this is a priority for you.

The central device in a smart home is usually a voice-activated helper, such as Alexa, Echo, or Siri. Using a ‘wake word’, these devices can answer basic questions about math or weather, order things directly from Amazon or local restaurants, read ebooks, play music, and much more. These handy machines can be programmed to help with household routines but scheduling lights-off time, lock doors, and activate the coffee pot timer for the morning. Of course, all the ancillary devices need to be ‘smart’ and connected through WI-FI.

Smart plugs and a smart thermostat can be controlled with your phone from anywhere. Instead of coming home to a dark and cold space on a winter evening, smart controllers can turn on some lights and adjust the heat automatically or at your command. Want to hear Bach playing when you unlock the door? Just set-up a routine for the assistant to monitor the lock and begin your favourite playlist.

Smart home security systems are designed to monitor the perimeter of your property and contact authorities if there is a break-in. Forgetting to turn-on the alarm is a common mistake. A smart security system is always on. It can tell you when a child arrives home from school, or when a window has been left open, and then text or email an alert to the owner. First responders are contacted immediately when a break-in or fire has been detected. They can be controlled remotely so you can check a video to see if the garage door has been left open or lock doors with just a tap.

All this may seem magical but don’t let that lull you into a sense of false security. In fact, security should be a primary concern for residents of smart homes. As with any device, some expertise is required to install and operate it properly. Always change the default password that comes with the device. Use something that is very long but easy to remember such as lyrics to a song. Aim for 15 or more characters. These types of passwords can be just as effective as randomized alphanumeric ones. Without a strong password, you risk losing control to hackers.

If you want to experiment with a smart home device but aren’t ready to use a voice assistant, consider a robot vacuum. They work on a schedule that you set to vacuum the whole house, even under furniture. They’re ideal to take care of dust bunnies on laminate and tile floors but work pretty well on carpeted areas, too. Look for one with a HEPA filter to keep dust and allergens down.

Questions or comments? Want to talk about your next real estate transaction? Contact Lorne Gait and Morgan Fisher today.

Repair squeaky wooden floors and stairs in your Cowichan Valley home
Curb Appeal & Home staging, Home Maintenance & Upgrades, Seller Info

Fixing Squeaky Flooring & Stairs

As construction materials dry out and a house settles, there may be a few spots on the floors that squeak when someone walks on them. This is a natural occurrence that affects wood construction houses and condos, new and old. When you walk across the floor, the sub-floor may rub against the joists or, if you have wood strip floors, the boards will rub against each other.

When the joist dries, it can become bowed or cupped which results in a space between the subfloor and the support. Walking on that spot can loosen the fasteners causing the floor to bounce and make noise. Floors that have exposed joists can be repaired from below. Usually, this is done from the basement or crawl space. Enlist a helper and ask them to help you find the squeaky spot by walking around the room above. Next, use a hardwood shim coated with carpenter’s glue and tap it in gently between the joist and the subfloor. Secure it with a screw that goes through the beam and the subfloor. Trim and remove the excess.

A hold-down bracket is an alternative to shims. It’s designed to attach to both the joist and the subfloor with plates connected by an adjustable bolt. Fasten a plate to each surface, insert the bolt into the fittings, and tighten. This will pull the subfloor tightly to the joist to eliminate movement.

If you cannot access the joists from below, try one of these methods to secure the subfloor from above. If the squeak is under carpeting, you can try special breakaway screws or pull back the carpet. Kits such as the Squeek No More Kit are designed to go through carpet. They snap off flush with the subfloor for an invisible patch. These work with varying degrees of success. You may want to try pre-drilling the holes and squirting in some carpenter’s glue to decrease bounce even further. Another method is to pull the carpet back and, using a stud finder, locate and drive screws into the joists through the subfloor.

Hardwood floors can develop creaks from shrinkage. In older homes, the lack of a frictionless layer of floor paper means the floor might be rubbing directly against the subfloor. The solution is to use break-away screws designed specifically for tightening wood strip floors. Pre-drill a hole, drive the screw, break off the head, and use a quality wood filler or a solid wood plug to match the existing finish.

Noisy stairs can be fixed from the top or the bottom. When working from the bottom, use wood shims and glue wherever open seams are found. Adding blocks to support joints will strengthen the entire structure by making it stiffer so it will move as a unit and not flex. Glue and screw the blocks into place. When working from the top, you might try the break-away screw method. Adding quarter round trim to the joint between the tread and the riser may work, as well. Be sure to glue and screw the trim piece so it’s fastened tightly. Consider hiring a carpenter for an afternoon, if necessary.

Questions or comments? Want to talk about your next real estate transaction? Contact Lorne Gait and Morgan Fisher today for more information on preparing your Cowichan Valley home for sale.

Free home staging consultation when you list your home for sale in the Cowichan Valley
Curb Appeal & Home staging, Home Maintenance & Upgrades, Seller Info

Budget Curb Appeal Ideas

A lot of articles have been written about improving curb appeal, especially for sellers who want to maximize their selling price. You may not be thinking about selling your Cowichan Valley home this year or even next year. Consider curb appeal as an on-going process of slowly improving and beautifying the exterior of your home. It takes time to make a plan and choose which improvements you want to do.

Once you begin thinking about the process, you might want to engage the services of an architect or a designer if it looks like it’s going to be a big project. For most people, though, improving curb appeal is a series of edits and adjustments to the overall look. This approach is also the most cost-effective because much of the work can be done by the homeowner.

A popular starting point is to paint the front door. This is affordable and allows the homeowner to make an update with a popular colour that matches the trim and siding. Wooden screen doors can be replaced with vintage-look models. Storm doors can be removed and cleaned so they look like new again. Replace any screens that are loose or have holes in them.

A porch light does more than let you see where you’re going. It’s also a welcoming beacon for visitors and deliveries. Match the fixture to the architectural style of your home. It should be a simple remove-and-replace update that you can do yourself. A complimentary fixture in the period style with the same finish as the door hardware will increase your property value.

Much of the impact of curb appeal comes from the landscaping. Homeowners are sometimes reluctant to remove shrubs and trees, especially if they have been there a long time. However, by removing old plantings, the front yard becomes a clean palette for your own ideas. Plant anything that can be reused into pots until you’re ready to put them back in the ground. At this point, it can be cost effective to hire a landscaping company to prepare the new beds and make suggestions.

It’s been said that a healthy green lawn has sold many homes. Begin by removing the broadleaf weeds using a shovel or an organic weed control spray. Next, fertilize with a slow-release formula that will keep your lawn green all season. A sharp lawnmower blade will prevent the tips from turning brown after cutting.

An exterior cleaning with a pressure washer or pole and brush will brighten the paint or vinyl. Wash the windows to make them sparkle, too. Concrete can be made to look new again with a pressure washer. If you have an asphalt driveway, use caution when cleaning with a pressure wand as it can remove the aggregate stones. A light cleaning and a quality blacktop sealant will make it look new again.

If you’re improving the curb appeal of your home to sell it, you might want to consider a thematic update. Properties that are heavily themed will sell for more than an identical property with a generic presentation. For example, an Arts & Crafts style home with planters and outdoor furniture in the same architectural style would be considered a themed property. A beach house with an old rowboat as a planter in the front yard would also be considered to be themed. With this approach, more is more and campy accessories are the order of the day.

Interested in a free curb appeal consultation with your home listing? Want to talk about your next real estate transaction? Contact Lorne Gait and Morgan Fisher today.

Coastal paint palettes to sell your Cowichan Valley house or condo
Curb Appeal & Home staging, Seller Info

Restful Paint Palettes

Soft neutrals like greige or cloud white are flexible enough to work in every room. Generally, a neutral backdrop can be accessorized with colour much easier than the opposite. It’s good to know that each room can receive its own special combination of colour. The key to a coherent look is to choose an anchor colour that is continuous throughout the home, especially if you’re selling your Cowichan Valley house or condo.

When searching for a palette, look to history for some cues. Old magazines are a great source of inspiration because they can show which colours have stood the test of time. The fads are easy to spot because they’re here today and gone tomorrow. Unless you’re planning to paint every few years, a classic neutral combination might be a good choice. Here are some classic combinations and room where you might find them.

Pale pink and white are a sophisticated and sincere pair. The combination has the passion of red with the honesty of white to produce a hue that is both feminine and powerful. An ultra-pale pink ceiling can warm a north room without feeling oppressive. Combine light pink walls with white tile and bathroom fixtures for a truly warm, blush-worthy space of your own.

Analogous greens in cool combinations work together to make a space feel at once decorated and timeless. Yellowish green walls with glass green cupboards has a healthy, eco-vibe that is calming and ageless. When the combination is grounded by white counters and appliances, the room becomes fresh and balanced.

Beach tones are a perennial favourite for minimalist interiors reminiscent of seaside vacations and first apartments. White-on-white with blue accessories is the easiest colour combination for beginners. Mix and match woodsy beiges, natural greens, strong maritime blues and oyster whites for variety. If you actually live near the sea, add some fun accents such as marine-themed prints and artwork.

Big accent colours such as goldenrod and forest green are perfect for adding a bit of drama to small spaces. Gold is one of the most elegant colours and looks luxurious in a formal dining room. Dark greens work wonders in small rooms and vanity bathrooms, especially when combined with white wainscoting. Fantastic colours such as grape, extravagant teals, and metallics work well for hidden rooms and closets where they will surprise with their suddenness.

Grey and honey wood tones are inspired by an era of simple refinement. This combination is a good example of the warm-cool aesthetic popular with high design in the 30s and 40s. Its restful stillness invites one to pause and collect. The rich golden hues of the wood reflect warm light in contrast to the absorbent grey tones. It’s a great combination for showing off architecture because it doesn’t compete with anything, including itself.

Most major paint manufacturers have produced apps that allow you to ‘try on’ a paint colour by taking a picture of your room. Take several pictures during the day as the temperature of the light changes. They don’t replace painting a sample on the wall, but they are fun to use and a source of inspiration.

Questions or comments about home staging? Want to talk about your next real estate transaction? Contact Lorne Gait and Morgan Fisher today.

Soundproofing solutions for your Cowichan Valley condominium
Buyer Info, Home Maintenance & Upgrades, Seller Info, Trends in Housing

Soundproofing for Cowichan Valley Condos

It’s important to note that noise is a two-way annoyance: If you can hear your neighbours talk on the phone or watch a movie that means they can hear you too. In this context, soundproofing could also be considered privacy-proofing your conversations from adjoining units. Soundproofing is a valuable upgrade to your Cowichan Valley condo unit.

There are two concepts for soundproofing that fit almost all circumstances: mass and air gap. Ideally, they work together in a system that stops a wide range of frequencies. There are two basic ways to soundproof a wall that is between two dwellings. The first is reconstruction of the wall with a system to reduce noise. This option can be expensive depending on the length of the wall and how much soundproofing is desired. The other way is to use some clever materials and strategies that will dampen noise. This is helpful if you’re a renter or need sound suppression for a condo.

Let’s start with the free solutions and work toward the more premium fixes. Common sense would dictate that quiet stuff shouldn’t be placed near a shared wall. Your reading chair might look better on the other side of the room anyway. Do you own an armoire or wardrobe? Put that on the shared wall so it will absorb some sound.

The next step is to use a curtain effect to block sound. This might be a piece of art, a large mirror, or a rug purchased specifically to use as a wall hanging. IKEA makes inexpensive area rugs with beautiful designs and low pile that are perfect for this application. Mass loaded vinyl is a heavy (2lb/sqft) sheet product that is intended for floors and walls. It can be cut to size for extra weight behind a wall hanging. Condos usually have steel studs so, unless you’re using a self-tapping screw, attach sound curtains with the proper size and type of drywall anchors.

Moving beyond decorating with soundproofing, we arrive at reconstruction approaches. Simply adding another layer of gypsum to the wall help because its mass stops sound waves. This requires adjusting (and soundproofing) the receptacles and possibly the baseboard trim. Newer gypsum designed for this has a layer of lead on one side. Another alternative is to use mass loaded vinyl between the gypsum sheets. This is a job for a professional unless you’re comfortable with drywall installation.

If you have plaster walls, then replacing them with drywall and installing a sound control system at the same time may be practical. Depending on where the wall is, you may want to install a second set of staggered studs. This eliminates direct transmission of sound by vibration by creating an air gap. Spray foam insulation has a very good sound rating and can fill the void completely. Finish the wall with double drywall and acoustic sealant along the edges. Again, this is a job for qualified trades, but the result will reflect the effort put into it.

Sound control, soundproofing, privacy-proofing are part of a healthy home environment. Having control of our space and a quiet space to relax and work contributes to a sense of well-being. It also increases your property value. You might be able to tolerate the sound of your neighbour’s home theatre system or snoring but imagine how much more comfortable you and your family will be with the sound of silence.

Questions or comments about soundproofing your condo? Want to talk about your next real estate transaction? Contact Lorne Gait and Morgan Fisher today for a personal appointment.

Plant an edible perennial garden to increase the market value of your Cowichan Valley home
Curb Appeal & Home staging, Home Maintenance & Upgrades, Seller Info, Trends in Housing

Easy, Edible Perennial Gardens

One of the best uses for perennials plantings is edibles, especially here in the Cowichan Valley. Perennials go dormant in the winter and return each spring. Many vegetables and herbs are perennial which means you can enjoy bigger and bigger harvests from one plant as the years go by. They’re ideal for plant-once gardening that will grow and produce for many years. You can choose perennial vegetable and herb varieties from an extensive list of these amazing plants.

Asparagus is one of the most expensive grocery store vegetables. Planting just a couple square feet of this delicacy will keep it on the menu all year. Artichokes are another pricey vegetable that are perennials. Potatoes, garlic, and onions will grow each year by themselves if given minimal care.

Herbs such as chives, shallots, thyme, fennel, and spearmint are wonderful staples for a homestead-style garden. Put them in salads of sorrel and radicchio, also perennials, for free green salads through the spring and summer months. Fruit such as rhubarb, strawberries, raspberries, blueberries (and many more types of berries) are easy to grow. With some informed pruning, they will produce baskets of sweet, organic berry treats.

Perennials may need a little help to get established. Choose the right spot for them based on their needs for light and soil. For example, full sun means six to eight hours of direct sunlight. For the first few years, make sure to monitor their progress and make adjustments, if necessary. Give them water regularly, keep weeds down, and fertilize according to best practices. You many need to wait two or three years before a perennial feels at home and begins to produce.

Perennials are low maintenance with deeper root systems resistant to drought. They may blossom for only a few weeks but make wonderful shrubs. Some may bloom again in the fall when the weather signals them to produce seeds or fruit. Perennials may come from seeds or bulbs.

The next time you’re at the plant nursery, check the labels to see if the plants you like are annuals or perennials. Consider how much time you spend in the garden and the space you have. Maybe there is room for some of these recurring wonders in your backyard and on your menu!

Questions or comments? Want to talk about your next real estate transaction? Contact Lorne Gait and Morgan Fisher today.

Garage organizers for Cowichan Valley homes
Home Maintenance & Upgrades, Seller Info

Organizing the Garage

Garages are usually low priority when it comes to cleaning and organizing. After all, it’s a room for the car and trash pails, isn’t it supposed to be a little bit rough? As a storage room, garages get low marks due to the humidity and dirt that can infiltrate boxes causing damage to the contents. As a car park, it’s often a crowded space with mixed priorities that can take over. If you’re ready to organize your garage of your Cowichan Valley house, read on.

Organizing is really about making decisions on what to do with stuff you haven’t used in a long time. Thankfully, there are a number of places that will take your junk, no questions asked. ReStore, created by Habitat for Humanity, is a retail outlet for recycled building materials. They will take a half-box of nails, that old brass chandelier, and whatever else you can find that tends to cause instant procrastination when you don’t know what to do with something. Value Village is another place that will take household items no matter how awful you may think they are. The only rule for donating garage junk is that it should be clean and in working order. Everything else can go to the curb for scavengers or in a dumpster.

Once you have removed the junk, the next step is to figure out where the remaining stuff will go. For this, you’ll need shelving. Ironically, the previously mentioned ReStore may have some nice used shelves. If you’re installing bracket shelves, make sure they’re wide enough for the boxes of decorations and large toys. The idea is to move everything off the floor. Build or install right up to the ceiling if you can. Closed metal cabinets are a nice safety upgrade if you store flammables in the garage. They can be locked to keep children from playing with paint remover or insecticides. You can never have too much storage space.

When hanging shelves, be sure to use the right hardware for installation. Screwing brackets directly into studs is the safest method. If you must use drywall anchors in some spots, be sure to use the correct size and style for the amount of weight the shelf must bear.

Designate areas for certain things such as the mower, recycling, kids’ toys, etc. Use big, friendly labels so everyone knows where to put things away. Making labels is a fun rainy-day activity and will solicit organizational buy-in from young artists. Sparkle letters? Why not?

When everything is up off the floor, and you’re happy with the overall effect, you might want to consider taking it to the next level. Epoxy floor paint with mica chips is every man’s dream garage floor. Easy to clean, dust-free, and professional-looking, this high impact finish can only increase the value of your home and neighbour envy.

Questions or comments? Want to talk about your next real estate transaction? Contact Lorne and Morgan, your Cowichan Valley Royal Lepage REALTORS®, today.

Home water filtration systems in the Cowichan Valley
Home Maintenance & Upgrades, Seller Info

Water is a Cooking Ingredient

Water absorbs tastes from the pipes and conduits in the water system. Additives like chlorine can also affect the taste of this most basic of all ingredients. You wouldn’t use flour or milk that smelled like copper or chlorine so why use less than pristine water in your cooking? Cooking with filtered water can make everything from coffee to pasta taste better not to mention reconstituted juice and homemade pop. Purified water is better for people, makes better infant formula, and is healthier for pets, too. Use in fish tanks, to water plants, and to make cleaning solutions that won’t leave mineral deposits.

Here in the Cowichan Valley, we are blessed with an abundant supply of clean, fresh water. However, that water must pass through miles of pipes, new and old, before it reaches your home or business.

A water filter removes lead and other heavy metals that may be present from pipes. In apartment blocks, water can become stagnant when fewer people are drawing it from taps. If it’s a large building, the water may have been in the internal plumbing for a day or two. Modern conduits are made of plastic which can leach chemicals into the water, and even if harmless, can affect the taste. A good quality water filter is your defence against water contaminants.

Until recently, water purification options were fairly limited. Bottled water and jug-size filters were the two main choices. As purified water has become more popular, filter makers have responded with a range of under-counter appliances that will cleanse thousands of litres of water before a filter replacement is necessary. The result is tap water that has no contaminants, necessary for good health.

You can take the taste test before purchasing a filter. Buy a bottle of good quality water. Brew two cups of tea, coffee, or cocoa. Use bottled water for one and tap water for the other. Which tastes better? It’s almost certain that the drink made with purified water will taste fresher and more satisfying. You can try the same experiment with any food that has water added for a better tasting meal.

Adding an under-the-counter filter will make such a difference you’ll wonder how you lived without it.

Questions or comments? Want to talk about your next real estate transaction? Contact Lorne Gait and Morgan Fisher today to learn more about increasing your property value with a purified water system

Free home staging consultation when you list your home for sale in the Cowichan Valley
Curb Appeal & Home staging, Seller Info

Kitchen Makeovers to Beat the February Blahs

Are you bored with your kitchen? Is a renovation out of the question? Did you know that a mini makeover can increase the value of your Cowichan Valley home? With some careful upgrades to the most touched pieces, and a colour shift with accessories, a makeover can be affordable and fun. The first step is to establish the scope of your project by considering ambition, time, and money.

New cabinets from IKEA are not expensive, especially if you can install them yourself. With a modest budget and some labour, you can transform the layout of your kitchen to something much more efficient. At the other end of the spectrum, a deep cleaning and new paint on the backsplash costs very little. Or you might find that re-grouting the tile floor and painting the ceiling are all you need to do.

A February kitchen makeover may be planned over four weekends. Here is a sample schedule to give you some ideas:

Week 1

Paint is one of the easiest ways to improve the look of a room. Clean the walls thoroughly with trisodium phosphate (TSP) to remove cooking oils and prep the surface for paint. Traditional colours for kitchens are whites, greens, light blues, and soft greys. Mix and match them to create your own style. Creamy white walls with a pale blue ceiling will expand the space and allow light to bounce around. No time to paint? Simply washing the walls with TSP will brighten them and give the space a fresh look.

Week 2

Replace the faucet with a new one. There is a faucet style for every taste and budget. Most will have a pull out or down spray tool for rinsing beyond the normal reach of a spigot. Newer ones have a touch-less feature that is convenient when your hands are covered in food. If you like your existing faucet, consider a moveable spigot head from the dollar store. It will be a small but welcome improvement.

Week 3

Cabinet pulls and knobs are a terrific way to introduce a new look to your kitchen. They’re easy to install with just a screwdriver. Unless you’re replacing the whole cabinet, try to replace like-with-like. That is, choose simple replacement hardware that doesn’t require any drilling or other modifications. If new knobs aren’t in the budget, remove the old ones and let them soak in a detergent solution overnight. You might be surprised at the difference a deep cleaning will make to their appearance.

Week 4

Window coverings can be changed with the season. In the summer, a translucent venetian blind will keep things light and, in the winter, an insulated roman blind can add a cozy feel while saving energy. The best part is you can leave both up all year round and switch between them. Avoid curtains in the cooking area to reduce the risk of fires.

Want to talk about your next real estate transaction? Need some advice on pre-listing renovations and home staging? Contact Lorne Gait and Morgan Fisher today.

Cowichan Valley eco-friendly home maintenance
Buyer Info, Ecology & Nature, Seller Info

Create an Eco-Friendly Zone at Home

January is a good month to look at your home environment for opportunities to detox, go green, and get eco-friendly. Making do, making your own, and doing good are what it’s all about. Here in the Cowichan Valley, we have a special pride in our environment and it shows!

Plants purify the air that we breathe and some species will actually remove toxins such as benzene and formaldehyde. As plants respirate, or breathe, they’re taking in carbon dioxide and releasing pure oxygen. That’s why a room with lots of plants encourages a deep breath. It’s because the extra oxygen feels good. Choose plants that are suitable for your space and ability. In the kitchen, food herbs are very easy to grow and make a nice addition to the menu.

Chemical cleaners can add to the overall toxin load in your home. Consider making your own for windows, bathroom disinfection, and kitchen sanitizing. Bleach is one of the most eco-friendly and safe cleaners available. It decomposes back to the principal ingredient, salt, within a few hours. Ammonia, vinegar, lemon juice, and green tea are a few ingredients in homemade cleaning solutions that are inexpensive and all natural. Recipes are available online for easy reference.

Water is the most important element for good health. Older pipes and apartment plumbing can leave a bad taste. While this is off-putting, poor water quality could also be a sign of contaminants like excessive copper, sulphur, and lead. Contaminated water can have direct, negative health effects such as developmental problems in children and cognitive disorders in adults. The good news is that your tap water can be purified using an under the sink reverse osmosis filter system. Water is also an ingredient in cooking so when you use filtered water, you’ll naturally improve the taste of coffee, tea, pasta, and other dishes that rely on it.

Look around your home for ways to remove plastic from the waste stream. Fabric grocery bags or totes are a little more work to manage but they save trees and keep plastic out of the environment. If you still prefer plastic, bring your own bags to the grocery store. They tuck into a pocket or purse easily and you’ll save a nickel on each one. Sturdy plastic bags can be recycled into kitchen-catcher garbage bags. The handy loops can be tied into knot to keep everything neat.

For a wood and paper alternative, consider bamboo. It’s one of the fastest growing species of plants in the world. It can be used to make paper, furniture, hardwood flooring, and even fabric! When cellulose is extracted from bamboo it can be spun into a luxurious silky textile that is perfect for sheets and garments in place of linen. It’s a wonder plant that we’ll see a lot more of in the future.

Questions or comments? Want to talk about your next real estate transaction? Contact Lorne Gait and Morgan Fisher today for information about buying or selling a home in the Cowichan Valley.