REAL ESTATE WITHOUT THE NOISE

Move-in ready homes in the GTA can look flawless and still carry expensive surprises.

In this roundtable, Evelyn, Ruth and Sandy share what to check when a house shows beautifully.

They cover what sellers should fix before listing, how to tell a house was fixed up to sell, and why the home inspection decision matters.

One host explains why an inspection is not a must for every buyer, such as someone planning to gut the house.

A wallpaper story shows why cosmetic fixes cost far less than a new kitchen.

Key takeaways:

1. Check the bones first.

Furnace, roof, windows, plumbing, attic and foundation come before the finishes.

2. Keep the inspection condition if you can.

In a multiple offer, tighten the timeline or inspect before you offer.

3. Ask for proof.

When a seller says something was updated, ask for receipts and warranties.

Listen on Spotify [link] or Apple Podcasts [link], or watch the full conversation on YouTube [link].

Send this episode to someone who is starting their home search.

CHAPTERS (APPROX.)

0:00 Why perfect-looking homes can hide problems

1:00 What to look at when a home looks flawless

2:00 The big components: furnace, roof, windows, plumbing, attic, foundation

2:30 What sellers should fix before listing

4:00 The small repairs we stop noticing

5:00 Why you need objective eyes on a great-looking house

6:00 Fixed up to sell, or how people really live

7:30 Why buyers skip the home inspection

8:45 The cost excuse and what an inspector can see

10:00 Furnace lifespan and budgeting

10:30 Inspecting before you make an offer

12:00 Keeping the inspection condition in a slower market

12:30 What move-in ready really means

14:00 The wallpaper story: easy fixes and the heart versus head problem

15:30 When the upgrades are not your taste

16:30 Check the bones of the house

17:30 Before We Go: the biggest takeaways

19:00 Ask for proof of updates

19:45 Buyer beware in Ontario

20:30 Wrap-up

CONNECT WITH REAL ESTATE WITHOUT THE NOISE

Evelyn Lopes, RE/MAX Realty Services Inc. | Caledon, Orangeville, Erin, Guelph, NW GTA | [email protected] | 905-965-5902

Ruth Ballantyne, RE/MAX Realty Services Inc. | Brampton and surrounding areas | [email protected] | 416-779-8732

Sandy Casella, eXp Realty | Etobicoke, Hamilton, Burlington, Oakville, GTA West | [email protected] | 416-467-8627

Show email: [email protected]

Listen and watch: Spotify https://open.spotify.com/show/033vANGzNtI5w9qDIQIf2v?si=b6ad307c04b240f1 | Apple Podcasts https://podcasts.apple.com/ca/podcast/real-estate-without-the-noise/id1896902400

| YouTube https://www.youtube.com/@RealEstateWithoutTheNoise

Disclaimer

The content shared on Real Estate Without the Noise is intended for informational and educational purposes only.

The views and opinions expressed by Ruth Ballantyne, Sandy Casella, and Evelyn Lopes are their own and do not represent the positions of RE/MAX Realty Services Inc., eXp Realty, or any affiliated brokerage or organization.

Nothing discussed on this podcast constitutes legal, financial, mortgage, or investment advice. Real estate markets vary by location and change over time. Listeners are encouraged to conduct their own research and consult with a qualified professional before making any real estate or financial decisions.

Market data, statistics, and information referenced in episodes are believed to be accurate at the time of recording but may not reflect current market conditions.

Past performance of the real estate market is not a guarantee of future results.

Real Estate Without the Noise is produced independently. Any reference to third party products, services, or organizations does not constitute an endorsement.

Always work with a licensed real estate professional in your area who understands your local market and your personal circumstances.

Is now a good time to buy a house?
Buying a house right now makes sense for some people and not for others.

In this episode, three Ontario realtors answer one question honestly: would we buy a home in today's market?

The hosts share recent purchases in their own families.

They talk about what buyers can find in Caledon, Brampton, Toronto and cottage country.

They also explain why even experienced realtors feel scared before they sign.

You will hear a lawyer's advice on new build rebates and why waiting could shrink the benefit.

Key takeaways:

1. The right time to buy is when your job, your money and your head all line up.

2. Trade-up buyers may sell for less than they hoped, but the bigger home they want has come down too.

3. Buy because you need the home, not because someone says you will make money.

Listen on Spotify, Apple Podcasts or YouTube.

Thinking about a move? Talk to your lender and your realtor first, then decide with all the facts.

Reach any of us using the details below.
Host Contact Information

Connect with Evelyn, Ruth or Sandy about your next move. For podcast questions, guest inquiries or topic suggestions, contact the show directly.

Evelyn Lopes

REALTOR® | RE/MAX Realty Services Inc., Brokerage

Phone  905-965-5902    Email  [email protected]

Website  evelynlopesrealtyteam.com

Ruth Ballantyne

REALTOR® | RE/MAX Realty Services Inc., Brokerage

Phone  416-779-8732    Email  [email protected]

Website  www.ruthballantyne.com

Sandy Casella

Broker | eXp Realty, Brokerage

Phone  416-467-8627    Email  [email protected]

Website  sandycasella.com

Contact the Show

[email protected]

Watch  youtube.com/@realestatewithoutthenoise

Listen  Apple Podcasts | Search Real Estate Without the Noise on Spotify.
______
CHAPTERS
0:00 Would we buy a home right now?

0:52 Yes, and one of us just did

1:27 Trade-ups, first condos and what your home is worth now

3:29 What buyers can find: condos, acreage and cottages

6:38 Why buying feels scary

8:38 Buying when others said don't

11:46 Realtors get scared too: the 10-day cooling off story

13:52 Buying at the top: a 1989 purchase

17:57 Buying for a reason, not for hype

18:52 There is never a perfect time

22:13 What is happening in Caledon and Brampton

26:08 New build rebates: act sooner

28:33 So, is it the right time to buy?
 

XXXPOD.12B.11 (SEP.13)

Disclaimer

The content shared on Real Estate Without the Noise is intended for informational and educational purposes only.

The views and opinions expressed by Ruth Ballantyne, Sandy Casella, and Evelyn Lopes are their own and do not represent the positions of RE/MAX Realty Services Inc., eXp Realty, or any affiliated brokerage or organization.

Nothing discussed on this podcast constitutes legal, financial, mortgage, or investment advice. Real estate markets vary by location and change over time. Listeners are encouraged to conduct their own research and consult with a qualified professional before making any real estate or financial decisions.

Market data, statistics, and information referenced in episodes are believed to be accurate at the time of recording but may not reflect current market conditions.

Past performance of the real estate market is not a guarantee of future results.

Real Estate Without the Noise is produced independently. Any reference to third party products, services, or organizations does not constitute an endorsement.

Always work with a licensed real estate professional in your area who understands your local market and your personal circumstances.

Closing costs in Ontario run between 1.5% and 4% of the purchase price, and every dollar is due in cash on closing day.

On a $750,000 home, that is roughly $11,000 to $30,000 on top of your down payment.

In this episode of Real Estate Without The Noise, Evelyn Lopes, Ruth Ballantyne and Sandy Casella sit down with licensed mortgage broker Monica Falco of M2 Mortgage Team and Capital Home Lending.

You will hear how the statement of adjustments works, why lawyer quotes can look so different, and why the tax on mortgage default insurance counts as a closing cost.

They also cover new build closing costs, extra inspections on country properties in Caledon and the NW GTA, and the 1.5% lender requirement.

Key takeaways:

Closing costs are real, they are due in cash, and they cannot be added to your mortgage.

Find your numbers before you fall in love with a house.

Build your team early: a realtor, a mortgage broker and a lawyer.

Listen on Spotify, Apple Podcasts or YouTube.

Know your number before you make an offer, and send this episode to someone who is house hunting right now.

___

0:00 The most dangerous number in your home purchase

1:00 Meet Monica Falco, mortgage broker

2:00 Why buyers forget closing costs

3:30 The costs that catch buyers off guard

5:20 New condos and the 10 day cooling off period

6:00 The tax on mortgage default insurance

7:10 When to talk about closing costs with buyers

8:45 You cannot finance closing costs

9:30 The statement of adjustments, explained

12:15 Country homes and extra inspections

13:15 How to calculate closing costs before you offer

14:30 The 1.5% lender requirement

15:50 Why your team matters

17:30 Has a deal ever fallen apart over closing costs

18:40 Pre-construction and new build costs

19:45 The grading deposit you can get back

21:00 How buyers adjust when the number is a shock

22:00 Banks versus brokers

24:00 Three things to remember

25:00 Thank you and where to find the show

____
CONNECT WITH REAL ESTATE WITHOUT THE NOISE 

Evelyn Lopes, RE/MAX Realty Services Inc. | Caledon, Orangeville, Erin, Guelph, NW GTA | [email protected] | 905-965-5902

Ruth Ballantyne, RE/MAX Realty Services Inc. | Brampton and surrounding areas | [email protected] | 416-779-8732 

Sandy Casella, eXp Realty | Etobicoke, Hamilton, Burlington, Oakville, GTA West | [email protected] | 416-467-8627 

Our guest:
Monica Falco, Founder, M2 Mortgage Team | Principal Broker, Capital Home Lending #12347 | 647-204-8621 | [email protected] | www.m2mortgageteam.ca | Instagram: m2.mortgageteam 

Show email: [email protected] 

Listen and watch: YouTube: youtube.com/@realestatewithoutthenoise
 

Disclaimer

The content shared on Real Estate Without the Noise is intended for informational and educational purposes only.

The views and opinions expressed by Ruth Ballantyne, Sandy Casella, and Evelyn Lopes are their own and do not represent the positions of RE/MAX Realty Services Inc., eXp Realty, or any affiliated brokerage or organization.

Nothing discussed on this podcast constitutes legal, financial, mortgage, or investment advice. Real estate markets vary by location and change over time. Listeners are encouraged to conduct their own research and consult with a qualified professional before making any real estate or financial decisions.

Market data, statistics, and information referenced in episodes are believed to be accurate at the time of recording but may not reflect current market conditions.

Past performance of the real estate market is not a guarantee of future results.

Real Estate Without the Noise is produced independently. Any reference to third party products, services, or organizations does not constitute an endorsement.

Always work with a licensed real estate professional in your area who understands your local market and your personal circumstances.

The Real Estate Cycle: How to Spot the Recovery Before Everyone Else, with David So

Understanding the real estate cycle can help you buy, sell or refinance with more confidence and less fear.

Mortgage broker David So has watched the GTA housing market rise and fall since 1989.

He joins Evelyn, Ruth and Sandy to walk through the four phases of the cycle and the signals that show where the market is heading.

Prices in the GTA are down about 20% from the peak.

That peak came after back-to-back jumps of 18%, 28% and 31%.

David believes we're now moving into the recovery phase, where supply tightens, new building slows and smart buyers start looking for value.

The hosts agree, and they're seeing multiple offers come back on homes that are priced right.

In this episode

• The four phases of the real estate cycle and the signs of each one
• Why the market doesn't flip from recession to recovery overnight
• How leverage works when your home value compounds on 100% of the price
• David's why, how, when, where and what approach to buying a home
• Mortgage qualifying today, CMHC insurance and alternative lenders
• How parents are gifting down payments, and the tax benefits for kids

Listen on Spotify, Apple Podcasts and YouTube.

If this episode helped you, follow the show and share it with someone thinking about their next move.

Connect with Your Hosts

Evelyn Lopes | RE/MAX Realty Services Inc. | Caledon, Orangeville, Erin, Guelph and NW GTA

[email protected] | 905-965-5902

Ruth Ballantyne | RE/MAX Realty Services Inc. | Brampton and surrounding areas

[email protected] | 416-779-8732

Sandy Casella | eXp Realty | Etobicoke, Hamilton, Burlington, Oakville and GTA West

[email protected] | 416-467-8627

Show contact: [email protected]

About Our Guest: David So

Since 1989, David So and Canadian National Mortgage Corporation, operating as The Mortgage Centre, have helped thousands of families across Ontario's Golden Horseshoe and GTA buy, refinance, and move forward with clarity.

Contact David So

David So

Your Mortgage Broker ... for life

"Your best interests. Our tailored solution. Lasting Trust."

Canadian National Mortgage Corporation, o/a The Mortgage Centre

Licensed as Broker since 1989

Financial Services Regulatory Authority of Ontario, FSRA license #10223

301-1550 South Gateway Road, Mississauga, ON L4W 5G6

Phone/Text: (416) 410-6663, ext. 31 | (416) 410-MONEY

Email: [email protected] | [email protected]

Web: davidso.ca

Book an appointment online: https://form.jotform.com/260956510219255

FREE Mobile Mortgage Calculator: https://www.mccapp.ca/app/mccdavid-so?lang=en

EP.11.16

Disclaimer

The content shared on Real Estate Without the Noise is intended for informational and educational purposes only.

The views and opinions expressed by Ruth Ballantyne, Sandy Casella, and Evelyn Lopes are their own and do not represent the positions of RE/MAX Realty Services Inc., eXp Realty, or any affiliated brokerage or organization.

Nothing discussed on this podcast constitutes legal, financial, mortgage, or investment advice. Real estate markets vary by location and change over time. Listeners are encouraged to conduct their own research and consult with a qualified professional before making any real estate or financial decisions.

Market data, statistics, and information referenced in episodes are believed to be accurate at the time of recording but may not reflect current market conditions.

Past performance of the real estate market is not a guarantee of future results.

Real Estate Without the Noise is produced independently. Any reference to third party products, services, or organizations does not constitute an endorsement.

Always work with a licensed real estate professional in your area who understands your local market and your personal circumstances.

Most sellers focus on the day the house hits the market. The real work happens before that, in the weeks nobody sees. In this episode of Real Estate Without The Noise, Evelyn Lopes, Ruth Ballantyne, and Sandy Casella walk through what actually moves buyers before a house is ever listed. They cover the five senses test buyers run without realizing it, why smell is the one thing sellers can never judge in their own home, and how curb appeal buys or costs you a buyer before the front door even opens. They also get honest about renovations. Paint is the best return you will ever get. A brand new kitchen, almost never. And they tackle the biggest pricing myth in the business: that you should always leave room to negotiate. The truth is the opposite.

Connect with the hosts:

●        Evelyn Lopes, RE/MAX Realty Services Inc. — [email protected] — 905-965-5902

●        Ruth Ballantyne, RE/MAX Realty Services Inc. — [email protected] — 416-779-8732

●        Sandy Casella, eXp Realty — [email protected] — 416-467-8627

Show contact: [email protected]

●        0:00 Cold open: what's costing sellers the sale before it even starts

●        1:20 The five senses test buyers run without realizing it

●        6:45 The smell problem no seller can judge for themselves

●        12:10 Curb appeal and the first ninety seconds

●        18:30 Renovating for return versus renovating for ego

●        24:15 Flooring, ceilings, and the mistakes that break a house's flow

●        28:00 Access and showings: the flexibility that actually sells houses

●        31:40 Why overpricing costs you the first two weeks, and why that matters most

●        35:10 Before we go: one insight, one warning, one mindset shift from each host

Disclaimer

The content shared on Real Estate Without the Noise is intended for informational and educational purposes only.

The views and opinions expressed by Ruth Ballantyne, Sandy Casella, and Evelyn Lopes are their own and do not represent the positions of RE/MAX Realty Services Inc., eXp Realty, or any affiliated brokerage or organization.

Nothing discussed on this podcast constitutes legal, financial, mortgage, or investment advice. Real estate markets vary by location and change over time. Listeners are encouraged to conduct their own research and consult with a qualified professional before making any real estate or financial decisions.

Market data, statistics, and information referenced in episodes are believed to be accurate at the time of recording but may not reflect current market conditions.

Past performance of the real estate market is not a guarantee of future results.

Real Estate Without the Noise is produced independently. Any reference to third party products, services, or organizations does not constitute an endorsement.

Always work with a licensed real estate professional in your area who understands your local market and your personal circumstances.

Three realtors. Over a hundred years of combined experience. And not one client who's ever called back regretting a purchase. In this episode, Evelyn Lopes, Ruth Ballantyne, and Sandy Casella sit down to talk about why buying and selling a home is emotional, not logical, and why that's actually a good thing. They dig into why people move, using a simple technique of asking why again and again until the real reason shows up. They talk about the difference between buyer excitement and seller grief, why win-win negotiating protects you long after closing day, and why more online listings haven't made house hunting any easier. There's a personal story about renovating a home after a divorce, a client who took six months to sell her late mother's house, and the moment a door opens and you just know. If you've ever wondered why a house you didn't plan on buying ended up being the one, or why waiting for the "right time" rarely works out, this conversation is for you.

Disclaimer

The content shared on Real Estate Without the Noise is intended for informational and educational purposes only.

The views and opinions expressed by Ruth Ballantyne, Sandy Casella, and Evelyn Lopes are their own and do not represent the positions of RE/MAX Realty Services Inc., eXp Realty, or any affiliated brokerage or organization.

Nothing discussed on this podcast constitutes legal, financial, mortgage, or investment advice. Real estate markets vary by location and change over time. Listeners are encouraged to conduct their own research and consult with a qualified professional before making any real estate or financial decisions.

Market data, statistics, and information referenced in episodes are believed to be accurate at the time of recording but may not reflect current market conditions.

Past performance of the real estate market is not a guarantee of future results.

Real Estate Without the Noise is produced independently. Any reference to third party products, services, or organizations does not constitute an endorsement.

Always work with a licensed real estate professional in your area who understands your local market and your personal circumstances.

Power of sale is showing up more often across the GTA, and there's a lot of misinformation floating around about what it actually means. In this episode, Evelyn, Ruth, and Sandy sit down with mortgage broker Michelle Brienza from Mortgage Alliance to clear things up. First, the difference between power of sale and foreclosure, because these two words get used interchangeably and they're not the same thing. In Ontario, the bank sells the home, but the original owner keeps any money left over once the mortgage is paid off. Next, prevention. What buyers can do from day one to avoid ever landing here, and why the timing of a phone call to your lender can completely change the outcome once life throws a curveball. Finally, the buyer's side. What a power of sale really offers, the appliances that can disappear before closing, the redemption rights that can kill a deal at the last minute, and the HST clause that catches almost everyone off guard. If you're a homeowner worried about your mortgage, or a buyer eyeing a power of sale listing, this episode is for you.

CONNECT WITH OUR GUEST:

Disclaimer

The content shared on Real Estate Without the Noise is intended for informational and educational purposes only.

The views and opinions expressed by Ruth Ballantyne, Sandy Casella, and Evelyn Lopes are their own and do not represent the positions of RE/MAX Realty Services Inc., eXp Realty, or any affiliated brokerage or organization.

Nothing discussed on this podcast constitutes legal, financial, mortgage, or investment advice. Real estate markets vary by location and change over time. Listeners are encouraged to conduct their own research and consult with a qualified professional before making any real estate or financial decisions.

Market data, statistics, and information referenced in episodes are believed to be accurate at the time of recording but may not reflect current market conditions.

Past performance of the real estate market is not a guarantee of future results.

Real Estate Without the Noise is produced independently. Any reference to third party products, services, or organizations does not constitute an endorsement.

Always work with a licensed real estate professional in your area who understands your local market and your personal circumstances.

There are now two rebates stacking on new builds in Ontario, worth up to $130,000 combined, and one of them isn't just for first-time buyers anymore. In this episode of Real Estate Without The Noise, Evelyn Lopes, Ruth Ballantyne, and Sandy Casella break down the federal GST rebate and Ontario's new temporary HST rebate: who qualifies, how the math actually works, and why one of these rebates has a deadline that's closer than most buyers realize.  They walk through a real example, a $900,000 new build, and show what changes once both rebates are applied. They also get into the part nobody talks about: some builders price the savings right into the sticker price, so the deal on paper isn't always the deal in your pocket.  If you've been sitting on the fence about buying new, or you're helping a client, a parent, or a friend figure out if now is actually the time, this conversation gives you the real numbers and the real questions to ask before you sign anything.  New builds only. Two rebates. And a window on the bigger one that closes March 31, 2027.

Disclaimer

The content shared on Real Estate Without the Noise is intended for informational and educational purposes only.

The views and opinions expressed by Ruth Ballantyne, Sandy Casella, and Evelyn Lopes are their own and do not represent the positions of RE/MAX Realty Services Inc., eXp Realty, or any affiliated brokerage or organization.

Nothing discussed on this podcast constitutes legal, financial, mortgage, or investment advice. Real estate markets vary by location and change over time. Listeners are encouraged to conduct their own research and consult with a qualified professional before making any real estate or financial decisions.

Market data, statistics, and information referenced in episodes are believed to be accurate at the time of recording but may not reflect current market conditions.

Past performance of the real estate market is not a guarantee of future results.

Real Estate Without the Noise is produced independently. Any reference to third party products, services, or organizations does not constitute an endorsement.

Always work with a licensed real estate professional in your area who understands your local market and your personal circumstances.

There's a rebate right now that could bring a million-dollar new build down to roughly $870,000. In this episode, Evelyn, Ruth, and Sandy unpack the federal GST rebate and the proposed Ontario HST rebate on new construction homes, why this rebate isn't only for first-time buyers, and the one-year window it applies to.

They also cover the messier side of today's market: multiple offer strategy, underpriced listings, and why new build pricing and resale pricing rarely compare fairly.

If you're considering a new build this year, listen before you sign anything.

Have a question about this episode, or wondering what this rebate could mean for your own plans? Reach out directly, any of us would love to hear from you.

Evelyn Lopes | RE/MAX Realty Services Inc. | [email protected] | 905-965-5902

Ruth Ballantyne | RE/MAX Realty Services Inc. | [email protected] | 416-779-8732

Sandy Casella | eXp Realty | [email protected] | 416-467-8627

Have a general question or a topic you want us to cover? Reach out to the show directly at [email protected].

And if you'd rather watch than listen, check out this episode on YouTube: https://www.youtube.com/@RealEstateWithoutTheNoise

Disclaimer

The content shared on Real Estate Without the Noise is intended for informational and educational purposes only.

The views and opinions expressed by Ruth Ballantyne, Sandy Casella, and Evelyn Lopes are their own and do not represent the positions of RE/MAX Realty Services Inc., eXp Realty, or any affiliated brokerage or organization.

Nothing discussed on this podcast constitutes legal, financial, mortgage, or investment advice. Real estate markets vary by location and change over time. Listeners are encouraged to conduct their own research and consult with a qualified professional before making any real estate or financial decisions.

Market data, statistics, and information referenced in episodes are believed to be accurate at the time of recording but may not reflect current market conditions.

Past performance of the real estate market is not a guarantee of future results.

Real Estate Without the Noise is produced independently. Any reference to third party products, services, or organizations does not constitute an endorsement.

Always work with a licensed real estate professional in your area who understands your local market and your personal circumstances.

Everyone's been bracing for a mortgage cliff. Ruth, Evelyn, and Sandy dig into the actual numbers this week, and they tell a different story than the headlines do. CMHC data shows arrears sitting around 0.22 to 0.24 percent, which is historically low, not a wave of defaults waiting to break.

The hosts explain why the stress test, once dreaded, quietly protected homeowners renewing at today's rates. They also flag where real risk hides: second mortgages, private lenders, and HELOCs stretched to cover a car payment or a vacation, none of which show up in the big bank numbers.

From there, the conversation turns to what's actually happening on the ground. Showings are up. Buyers are circling condos again. Sellers and buyers have been stuck in a standoff, each waiting for the other to blink. The hosts break down why the current mix of low prices, low rates, and steady inventory already adds up to a healthy market, and why waiting for "better" might cost more than it saves.

Disclaimer

The content shared on Real Estate Without the Noise is intended for informational and educational purposes only.

The views and opinions expressed by Ruth Ballantyne, Sandy Casella, and Evelyn Lopes are their own and do not represent the positions of RE/MAX Realty Services Inc., eXp Realty, or any affiliated brokerage or organization.

Nothing discussed on this podcast constitutes legal, financial, mortgage, or investment advice. Real estate markets vary by location and change over time. Listeners are encouraged to conduct their own research and consult with a qualified professional before making any real estate or financial decisions.

Market data, statistics, and information referenced in episodes are believed to be accurate at the time of recording but may not reflect current market conditions.

Past performance of the real estate market is not a guarantee of future results.

Real Estate Without the Noise is produced independently. Any reference to third party products, services, or organizations does not constitute an endorsement.

Always work with a licensed real estate professional in your area who understands your local market and your personal circumstances.