SELLING? 12 Simple Steps to Follow When You Sell Your Home

When you bought your home, you basically walked into the place, poked around, flushed the toilets, criticized the seller’s choice of décor and then called your Realtor to put in an offer. Well now you are on the other side of the fence, but where do you start? Follow this simple 12-step guide to help you make your next move with confidence. 

1. Contact A REALTOR®

The process of selling a home begins with choosing your Realtor. 

In Canada, we employ a database called the Multiple Listing Service (MLS) that is shared among tens of thousands of qualified professionals to help homeowners sell their homes. Because the MLS database holds all the information regarding listed properties, it doesn’t matter which brokerage or Realtor you choose as information is freely distributed. So, the Realtor you choose should meet your standards of quality service, proven competence and most importantly the compatib­­ility of personalities.

See here what our clients have to say about working with our team at Happy Homes.

Dialing phone

2. Enter into an Agency Relationship

Once you have chosen a Realtor you are comfortable with, you will enter into a multiple listing contract or an exclusive listing contract, both of which are legal binding documents signed by all involved parties which outlines conditions including, but not limited to, the duties of the Realtor, the seller’s obligations, compensation paid and services bein­g offered. The difference between the multiple listing contract and the exclusive listing contract is the use of the MLS system. An exclusive listing is one that does not get shared among the realtors through the MLS system.

Outside meeting

3. Pricing Your Home

One element of the Multiple Listing Contract includes pricing the property. The Price shall be decided between the Seller and their Realtor after reviewing a Comparative Market Analysis (a CMA) which includes homes which have sold, listings which have not sold and homes that are actively listed for sale in the subject property’s immediate area within the past 3-6 months.

Definition: Comparable Marketing Analysis or CMA

A Comparable Market Analysis consists of three parts: Active listings, Sold listings and Expired listings. When pricing your home, it is important to look at all three aspects objectively as they each tell a different story. The sold listings express what people are willing to pay for that type of home at that time. The expired listings show what price buyers are not willing to pay, for that type of property, at that time. Active listings show you who your competition is in the current market. The more recent the data, the more accurate your CMA is.


4. List Your Home

After pricing your home, your Realtor should have the documents submitted to the appropriate real estate board to put the property on the MLS. Once on the MLS, your home will be seen by anyone with an internet connection. Prospective buyers from around the globe can now inquire about your home through websites such as,, and MLS affiliated personal Realtor websites.

Document discussing

5. Find a Buyer

There are many ways a buyer may emerge. Through Realtor initiatives such as social networks (social media and personal sphere in influence), online marketing (virtual tours, personal websites & classified) and offline marketing (open houses, personal showings and brochures).


  • Personalized strategy that fits your needs
  • Professional Real Estate Photos
  • Floor Plan with interior design feature
  • Multi-colour 4 Page Brochure
  • First page of search parameters on
  • Interactive Online Ads including Classified Ads & Boosted Social Media Posts(Craigslist/Kijiji/Facebook/Twitter/Youtube, etc)
  • For Sale Signs
  • Personal Showings
Man on phone call

6. Receive OfferS

With sufficient exposure, you should begin to receive written offers from qualified buyers. There are multiple ways in which offers can be handled. A pricing strategy can be used to attract multiple offers or to be handled as they come. It all depends on how fast you want to sell and what your personality can handle.

Hand that receiving

7. Negotiate through REALTOR

Upon receiving offers, communication has opened for your REALTOR to begin negotiating the terms and conditions that are acceptable to both the Buyer and the Seller. A few examples of terms include price, deposit, and dates for completion, possession, and adjustments. There are a range of conditions that might be requested such as time to arrange financing, entry to conduct an inspection report and sellers responsibility to provide supporting documentation for the property ie. Title search, survey certificates and strata documents.

man with coffee

8. Acceptance

Once the terms and conditions are agreed upon, the buyer and seller will agree to accept the contract and proceed to the next step.

9. Due Diligence

The due diligence period is for the Buyer to fulfill the conditions negotiated in the contract and is typically, but not always, negotiated for a period of 5-10 business days. For the sellers, it may involve multiple requests to provide access for inspectors and appraisers.


10. Firm the Deal

If all the conditions are fulfilled and is satisfactory to the Buyer, the conditions may now be removed in writing and delivered to all parties. At this point, the deposit cheque must also be submitted to be held in trust with either a real estate firm or a lawyer/notary office.

Discussing the client

11. Choose Lawyer / Notary Public

Choose a Lawyer or Notary Public to represent you in handling the land title transfer process. It is worth noting that the Buyer and Seller should have separate representation unless mutually agreed upon.


12. Title Transfer / Receive Net Proceed / Possession

This procedure involves registration at the Land Title Office, disbursement of mortgage charges and payment adjustments of all other applicable fees and taxes. Typically, the Lawyer/Notary Public requires 3 weeks to complete this service but can accommodate shorter dates for a fee. Once complete, you will be called to the legal office to sign off on all closing documentation to finalize the transfer and receive your net proceeds.

Singing on document


  • LEGAL FEE: $1000 – $1200
  • REAL ESTATE COMMISSION: 7% on 1st $100,000 + 2.5% on Balance of the purchase price
  • GST: 5% on all services including commission
  • MORTGAGE DISCHARGE FEES: (if applicable) Can range anywhere from 3 months of interest to balance of interest on the term of the mortgage. Consult with your Lender to clarify.

"Sayaka works extra hard and made it a point to represent me like she was the one selling her own house. Sayaka is not only knowledgeable but also attentive to my concerns and was prompt in providing me with updates."

- Seller 

Every Step of the Way

Bear in mind, I'll be working for you every step along the way to ensure you receive the greatest possible price for your house in the shortest amount of time.

The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the REBGV, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the REBGV, the FVREB or the CADREB.