Welcome to our Seller’s Resource Center.

Here you can get an overview of the sales process with our Seller’s Timeline, Relocation tips and ideas, and a wealth of additional information on selling your home in our Home Seller’s Info-Kit.

• Seller's Timeline
• Why you should use a Realtor to sell you home
• Home Seller's Information Kit
  • Assessing the market
  • Investigate your options
  • Preparing your home for sale
  • Listing agreements and contracts
  • Legal obligations of the seller
• Relocation
  • Making the move
  • Kids
  • Pets
  • Packing and moving
  • Renting
    • Finding an apartment
    • Types of tennancy
    • Rent increases
    • Before you sign
      

Why you should use a Realtor® to sell your home?

Selling a home quickly at its full value requires the expertise and experience of a real estate professional.
'For Sale by Owner' may be the four most tempting words in the world to a homeowner who feels the need to earn every penny from the sale of his or her property, but rarely do such solo ventures yield the results a professional can help you achieve.

There are numerous advantages to working with a licensed professional real estate agent:

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Home Seller's Information Kit

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1. Investigate Your Options
   
   First determine why, and then where you want to move. In addition to familiarizing yourself with the selling market in your current location, sellers must educate themselves about key factors in the areas they intend to consider for relocation.
   
   Schools, tax rates, property prices, commuting distances, and availability of public transit and/or health care facilities may all be factors for the seller who also will be a buyer. A qualified REALTOR® can be of enormous assistance here.
   
   

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2. Preparing Your Home for Sale
   
   Sellers should try to take a fresh, impartial look at their property prior to putting it on the market. Enhance your home's curb appeal. You have just one chance to make a good first impression, so don't under-estimate the importance of a fresh coat of paint, a well-tended yard and entryway, and the need to eliminate clutter.
   
   Although sellers often concede that new carpeting or wall paint is warranted, they are sometimes too willing to let prospective buyers worry about such improvements. In reality, buyers tend to make mental deductions from the sale price for each new "job" they will have to take care of, and they are inclined to inflate the cost of new carpeting or other simple repairs. Your listing agent will give you specific advice, but here are several suggestions for you to consider:
   
   Special Report: 6 Dealy Mistakes To Avoid When Pricing Your Home
   
   

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3. Listing Agreements and Contracts
   
   a. Exclusive listings and the listing agent
   
   A seller chooses a real estate agent to market and sell a property, the relationship that forms is based on a mutual goal: the sale of the property. While it is the seller's exclusive right to set the asking price, the listing agent will assist by educating the buyer about similar properties and their sale prices.
   
   A seller and a REALTOR® usually choose to arrange an exclusive right to sell listing. Under an exclusive right to sell agreement, the listing broker is given the right to earn a fee for professional services if the property is sold by anyone, including to a buyer located solely through the efforts of the owner.
   
   A listing agent works with a seller in a number of capacities, including determining the asking price. It is the listing agent who researches the sale prices of similar homes in the area to to determine what a seller might reasonably expect to garner from the sale of a property.
   
   A listing agent also helps make a home presentable for sale, offering suggestions about how to best show the property and what, if any, improvements ought to be made.
   
   The listing agent will inform the seller about laws and regulations such as fair housing requirements, septic regulations and lead paint laws. Any forms or disclosure documents required by law can be obtained through the listing agent.
   
   The listing agent may provide a seller with a yard sign, and advertising - at no extra cost. Often, the listing agent will conduct an open house, and utilize the REALTOR® multiple listing service and the Internet in an effort to market your property to qualified buyers.
   
   The listing agent is the seller's advocate during sale negotiations, presenting offers to the seller and counseling the seller about the qualifications of potential buyers. The listing agent, in fact, is required to present all offers to the seller.
   
   It is the listing agent who keeps everyone and everything on track and assists in coordinating deadlines and closing dates, making sure all documents are signed, sealed and delivered on time.
   
   b. Other agents and their role in selling your property
   
   In addition to exclusive listings by the seller's agents, there also are buyer's agents and dual agents, who represent both buyers and sellers, though they are required to make that disclosure.
   
   The seller may authorize his or her listing agent to cooperate with agents from other firms to help sell the property. These are cooperating agents, and the seller may obtain broader exposure for a property by authorizing a listing broker to compensate a cooperating agent, or co-broke, who successfully procures a buyer.
   
   Any of these professionals can help buyers determine how much they can afford to spend, research properties available on the market within their price range, and provide important disclosures about the property being shown.
   
   They can provide prospective buyers with standard forms, including the purchase and sale contract, and the offer. They can provide information about schools, zoning and taxes, as well as provide information to both buyer and seller concerning services offered by home inspectors, septic inspectors, lenders, insurance companies and the like.
   
   Additionally, any of these agents may provide information on financing and legal representation, and may accompany buyers to the home inspection. However, only the buyer's agent can assist in formal price negotiations on behalf of prospective home buyers.
   
   All real estate licensees must act fairly with all parties, including those to whom they are not contractually obliged.
   
   For example, a seller's agent who is aware of a material defect in the property must disclose the fact to buyers, although he or she is not required to conduct his/her own search to determine such problems.
   Likewise, a buyer's agent may disclose to buyers (if he/she knows) how long a property has been on the market, the willingness of the seller to accept a price below the asking price, or the seller's motivation for selling (i.e. bankruptcy, divorce, etc.).
   
   A disclosed dual agent can, in some cases, work with both buyer and seller - even in the same transaction. A disclosed dual agent cannot offer undivided loyalty to the seller or the buyer but must treat all parties honestly and fairly.
   
   c. Offer to Purchase
   
   By law, real estate agents are required to present all offers to a seller. When answering questions about their property, every seller has the duty to respond fully and accurately to any request for information about a property. This is true whether the information is requested directly by a prospective buyer, or by a real estate agent who, in turn, may pass along the information to a prospective buyer. Answers that are misleading or are half-truths are improper and the seller may be liable for them. If the seller doesn't know the answer he or she should not guess, but should qualify the answer with this acknowledgement.
   
   Once a seller receives an offer to purchase, he or she may counter offer, by accepting the offer with additional stipulations, including but not limited to a renegotiation in price. For example, the seller may accept the offer to purchase price, but require 30 days to find suitable new housing. Buyers and sellers should be careful when making offers and counteroffers to ensure that they understand all the terms and conditions in the offer and any contingencies included therein. Common contingencies in an offer to purchase can include home inspection, financing approval and lead paint inspection.
   
   The seller's agent will assist in finalizing the terms of the sale between buyer and seller in the form of a written purchase and sale agreement. This agreement once signed is a binding contract to which the seller and buyer will be obligated.
   
   RE/MAX Destiny Agency Statement
   
   

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4. Legal Obligations of the Seller
   
   A. Smoke Detectors
   
   Massachusetts state law also requires that all residential structures be equipped with smoke detectors, and it is the owner's obligation to receive a compliance certificate from the local fire department.
   
   B. Fair Housing
   
   The federal Fair Housing Act makes it illegal to deny or restrict a choice of housing to any person on the basis of race, color, religion, sex, disability, familial status (children), or national origin. Furthermore, state law prohibits practices that deny access to housing based on age, ancestry, marital status, sexual orientation, status as a veteran or member of a military service or recipient of public or rental assistance.
   
   C. Lead Paint
   
   The Commonwealth's lead paint statute requires lead abatement in residential dwellings built before 1978 when a child under the age of six resides on the property. Specifically, the law stipulates that property owners must remove or cover (encapsulate) dangerous levels of lead on surfaces measuring five feet from the floor or below. Property owners are required to disclose to homebuyers and tenants known information about the presence of lead-based paint and the hazards of lead paint prior to a sale or the execution of a lease. Your REALTOR® is aware of all of these state and federal rules and the required disclosure documents that are mandated by law. Be sure to read and complete these documents carefully and ask questions if you are unclear about your responsibilities.
   
   D. Title 5
   
   Massachusetts law requires that a property that is serviced by a septic system, cesspool or other private waste disposal system be inspected within two years before the sale or within six months after the sale (if weather conditions prevent a pre-sale inspection).
   
   Only licensed inspectors and soil evaluators may conduct such inspections. While costs can vary depending upon geographic area and difficulty of an inspection, the average cost is often between $300-$500. The Title 5 regulations do not specify who must pay for the inspection. The buyer and seller should discuss this matter and determine who will pick the inspection and pay for the test. Should the system fail an inspection, the buyer and seller may negotiate who will pay to repair or replace the system, or if the agreement for sale contains a contingency the buyer may choose to withdraw.
   Excerpts taken from marealtor.com - ©Massachusetts Association of Realtors
   

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Making the Move

Moving to a new city or state involves making numerous decisions. Choosing an area that is right for you may take time that you don’t have. Various factors come into play in selecting a town in which to settle: schools, commute, community, atmosphere, prices, etc. RE/MAX Destiny will help you minimize the amount of time it will take your family to make the final decision. Purchasing a new home may be delayed if you have a home you need to sell. Given the factors of the market in your old community, this might take longer than you anticipated. RE/MAX Destiny can assist with marketing your current home, and a RE/MAX Destiny sales associate will try to assist you with securing temporary living quarters.

Temporary rentals are usually a minimum of three months for a furnished unit. It is rare that apartment complexes will offer a month to month for executive temporary living accommodations. Single family rentals are difficult to locate unless they are in a resort community along the coast.

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Kids

Moving with children and pets involves extra time and attention. Children move better when well-informed and when feeling that they are part of the decision-making process. If at all possible, bring them along during the preliminary house search, and take them to see some of what the new community has to offer. If you have already decided on a new town or neighborhood, drive past their new school and other places they are likely to go, such as shopping areas, parks, etc. If including them in a trip is impossible, take photos home and show them to the kids when you return. This will familiarize them with the area and reduce the “new town” mystique.

Young children will move more easily if you are calm and positive about the transition. Establishing a normal schedule for the move and for immediately after will assist them in acclimating to their new surroundings.

Older children and teens have more difficulty moving, since they have friendships and activities that they are leaving behind. Allowing them to be active in the moving process will help them feel included and know that their concerns are important. Encourage them to join groups and sports in your new area that they were involved with previously. This will help them make new friends more quickly in activities they enjoy. Facilitate old friendships by offering phone time for long distance calls and encourage your children to write and send pictures to those they left behind. Moving during the school year is better for many children than you might think. If students relocate during the year, they immediately have their time filled with activities and ready access to new people. Summer means that many families are on vacation, and it may be more difficult to make new acquaintances. When school starts again, there may be no introduction of the new student.

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Pets

When thinking about moving the family pet, there are a few things to remember. Smaller pets, such as fish, turtles, and hamsters may be difficult to move, depending on the time of year and moving conditions. If moving by car, the hamsters, birds, and mice can travel in their own cages, covered so they won’t become nervous. If you are moving in the winter, keep them warm with a blanket, and if you are moving in the summer, don’t put your pet in a closed car. Consult your veterinarian about how to prepare them for moving. At that time it might be a good idea to have any shots they may need updated.

Cats and dogs will travel well, if properly prepared. It is important to remember, however, that if you plan to rent, most landlords will not allow pets, so it may become necessary to leave your pet with a family member or friend until you are able to purchase a home. When you arrive, it may be a good idea to keep your dogs and cats confined until they are used to the new home and area. Make sure they have the proper licenses. Also, many communities in Massachusetts have a leash law, so be sure to check in your area.

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Packing and Moving

If this is your first substantial move, there are a few points to remember:

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Renting

If you must rent before you purchase a home, RE/MAX Destiny can direct you to the right person in the area in which you are interested. A few areas near Boston have furnished units in a complex geared for corporate relocation. Fewer single-family homes are available in any community. University areas have many units accessible, particularly in the late summer.

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Finding an Apartment

Finders Fee: A fee for the purpose of finding an apartment (finder’s fee, registration fee, or commission) may be collected by a licensed real estate broker or salesperson only. The fee’s purpose, the amount and the date due should be disclosed to the prospective tenant prior to any transaction. The amount of the fee is a contractual agreement between they licensed broker or salesperson and the prospective tenant. There is no set amount; however, it is often one month’s rent. Sometimes the landlord will pay some or the entire fee. Be sure to clarify this with your sales agent.

Right Against Unlawful Discrimination: Under federal law, it is unlawful to refuse rental of any apartment because of race or color. Under state law, it is also unlawful to refuse rental of any apartment because of dependence upon public or rental assistance. The Massachusetts Fair Housing Law also prohibits discrimination against any person because of religion, national origin, age, ancestry, military background or service, sex, marital status, blindness, deafness, or the need of a guide dog. It is also generally unlawful to refuse to rent to adults with children, but there are exceptions to this rule.

This is only a summary of your rights; there may be other rules and exceptions. For more information, contact the Massachusetts Commission Against Discrimination and/or the Fair Housing Office in the community in which you’re interested.

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Types of Tenancy

A Tenant with a Lease is one who signs a lease to rent a particular apartment for a specific time period. A lease, or rental contract, between the landlord (lessor) and the tenant (lessee), is a written document which legally binds both parties. The tenant is obligated to pay a stated rent at a given interval, usually monthly, in return for a safe and habitable apartment.

Tenant at Will. The agreement for Tenancy-at-will may be either written or verbal. Either the landlord or tenant may terminate the arrangement by giving written notice 30 days or one full rental period in advance, whichever is longer. No reason is required to terminate.

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Rent Increases

If an apartment is either rent controlled or publicly subsidized, the landlord cannot increase the rent without receiving prior approval of the local Rent Control Board or the proper housing authority, respectively. Rent for a Tenant with a lease can be increased only when the lease term expires. Rent for a Tenant-at-Will can be raised only when both parties agree to the increase. However, if you do not agree to it, the landlord may have you evicted.

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BEFORE YOU SIGN

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