Trusted Tips and Resources

Trusted Tips & Resources

Trusted Regina REALTOR® James Wruth Explains Selling A Deceased Family Member's Home

James Wruth is one of Regina’s most trusted and top-selling Realtors. A member of Remax Crown Real Estate since 2006, James works with families, individuals, investors, and developers in the purchase and sale of residential properties. Since 2006, James has been a consistent Top Producing Realtor, and he has been awarded numerous prestigious distinctions including Re/Max 100% Club distinction, Platinum Sales Award, and Remax Hall of Fame induction. James Wruth is a Trusted Regina Real Estate expert.

James Wruth Explains The Process When Selling The Home Of A Deceased Family Member

I believe that relationships are more important than transactions. I started a career in real estate in 2006, and since that time I have built a Regina real estate business around that philosophy. My goal is a personalized one-on-one service to fully understand you, your real estate goals, and to be 100% accountable to you. In my latest blog post, I explain the process of selling the home of a family member who has passed. 

What Is The Process Involved When Selling The Home Of A Deceased Family Member? 

Unfortunately, I am all too aware that the death of a relative is always a hard time for the family left behind. Not only do you have to navigate the emotional turmoil that is present when someone you love passes, but you may also have to deal with the inevitable real-world details – like liquidating assets and maybe even selling that person's home.

1. The Importance Of An Up To Date Will

If you think their properties will automatically pass to their descendants when they die, you could be in for an unpleasant surprise. If a homeowner dies without a will, or with a will that somehow fails to specify who the deceased’s property is meant for, what happens to the home becomes a provincial decision.

Each province has its own formula for distributing the deceased’s assets that takes priority over the dead person’s wishes.

When a person dies intestate, typically the family will act as administrator of the estate. Section 11 of The Administration of Estates Act lists the persons entitled to apply for Letters of Administration:
  • spouse; children & grandchildren;
  • parents;
  • siblings; nephews and nieces;
  • next of kin of equal degree of consanguinity;
  • creditors; and the official administrator.
Letters of Administration may not be required to deal with assets that are not part of the estate (Part II Assets) such as property jointly owned with the deceased at the date of death, assets with a named beneficiary or assets outside Saskatchewan. Letters of Administration will be required if the estate assets include real estate in order to conduct any land transactions with Information Service Corporation.

Selling a home after a relative dies is what’s known as an “estate sale.”

The term “estate sale” can often be interpreted in different ways. For instance, if you are not a Realtor, you might be thinking that an estate sale is an auction where furniture and other possessions are liquidated. Most real estate agents, on the other hand, think of an estate sale as selling a property for one of the heirs.


2. Transference of real estate after death.

So what happens when the home is going to be sold?

The first thing that needs to be done is to ensure the executor has been given authority to liquidate the real estate. There should be specific instructions in the will about selling the property.

First, look to see if the executor under the will was given power or authority over the real estate. If they were not given authority over the real estate, then the beneficiaries hold the authority and can sell the real estate without the executor’s consent.

Important note: 
If you are going to be selling an estate where there are more debts than assets, this is what’s called being insolvent. If this is your situation it is important NOT to pay any debts you don’t have to— If you pay some low-priority creditors, you could find you are personally liable for the amount you shouldn’t have paid out. For example, don’t pay the landscaper or the telephone bill. These should be paid by the executor once approved.

3. What Happens If there Is a Mortgage Outstanding?

A majority of Canadian homeowners don’t know what happens to their mortgages when they die. Only 28 per cent of respondents to a 2021 survey realize that their mortgage needs to be paid by the beneficiary who receives their properties. It does not disappear, unfortunately, although that’s exactly what 12 per cent of survey respondents think happens to a mortgage when a borrower dies.

Property owners, particularly investors, must also keep in mind the tax bills awaiting their surviving family members. The CRA treats a dead individual’s assets as if they were all sold on the day prior to his death, meaning capital gains taxes on non-primary residents need to be paid – even if the home is left to a beneficiary. Joint ownership of a property with a spouse can provide a clean and legal workaround; otherwise, those left behind will need to foot the bill. 

4. Collect all the necessary documents related to the home.

One of the least enjoyable, but most necessary, things that those left behind need to do is collect all required financial documents. Financial documents are essential for the distribution of the estate, including the home. Without all the necessary documents things become much more complicated.

You may have to search for a while to find everything you need. Often all documents won’t be in the same place. Sometimes people will stash them in hidden places. It is worth the time to search everywhere, including crawl spaces, the attic, and the garage, go through all the boxes and files, and even look under the mattress and drawers.

The documents you will want to gather may include:
  • Will – As explained - If there is a will, it will significantly simplify the distribution of the estate.
  • Receipts from bills – You will need to freeze your relative’s credit and contact all creditors, including the three major credit reporting agencies.
  • Investment documents – Your relative may have had stocks and/or bonds.
  • Insurance documents – There may be a policy from an employer, or one purchased privately.
  • Homeowner’s policy – Keep homeowner’s insurance up to date and increase coverage if necessary.
  • Bank account documentation – You want accurate information on all of your relative’s bank accounts.
  • Personal documents – If your relative had any personal documents, like journals, poetry, etc., you might like to have them at a later date for sentimental reasons.
Once you have gathered all the documents you know, you will need, shred everything else that has personal information on it. It is a common thing for identity thieves to use the social security numbers of the deceased. By eliminating all documents with the number on them, you make identity theft more difficult.

4. Change The Locks and Mail Delivery

When selling a home as an estate sale, it is essential you have complete control of the property. This includes changing the mail, so you receive it in a timely fashion, along with enhancing the home’s security. Keep in mind there are going to be folks who know about the death that took place and the fact the home may be vacant.

You will be surprised how many keys have been given out on a property over the years. Whether it is friends, relatives, the babysitter or various contractors who have done work. It is better to be safe than sorry.

5. Hire a Regina Realtor To Help You Get the Home Ready For Market

After you have processed all the personal possessions of your relative, you will be ready for the actual sale. At this point, you will go through much the same steps as any other home seller – although some minor differences may apply.

I have found that often when selling a home that was owned by an older relative, or a house that has been occupied for decades, there is extra work involved in prepping for sale. This can be one of the most challenging parts of selling a deceased parent's home. The house may be quite dated, including old wallpaper, decorations, carpet, paint, etc. It may also have damage that has gone unaddressed for a long time.

An experienced and reputable real estate agent will provide the best advice on what needs to be changed or repaired before you put the home on the market. If you want to get the best possible price, you may need to make some changes. The most common I see include:
  • Getting rid of old furniture/ window coverings
  • Removing wallpaper
  • Changing dated flooring and/or refinishing hardwood floors
  • Applying a fresh coat of paint
  • Eliminating all signs of pet ownership, like stains and other damage
  • Installing new fixtures and updating lighting
In addition to any changes you make to the home, you are going to want to clean it thoroughly. There is nothing more critical to the sale of a home than a proper cleaning. I may also suggest professionally staging the property if there is not enough appropriate furniture/belongings left after the cleanup. 

Once the home is prepared for buyers, then we can go ahead and list it. As long as you have made the home desirable based on the current Regina and Rea Real estate market, you should be able to sell it for a fair price.

A misunderstanding of what happens to a person’s property once they’ve died can cause extreme distress, both financial and emotional, for her surviving family members. So the best advice I can give is to have your will and paperwork in order as soon as you become a homeowner. In addition, you review your will on a regular basis to ensure it reflects your wishes. 

If you are looking for a Regina Realtor who works tirelessly on your behalf and always offers honest and candid advice, James will be an expert at your side. 

The Trusted Regina Team Brag About Meriel Gordon A Trusted Regina Real Estate Agent

The Trusted Regina team is thrilled to brag about our newest Trusted Regina REALTOR®. We are thrilled to welcome Meriel Gordon to the Trusted Regina Community of businesses operated with integrity.  Meriel Gordon is a Trusted Regina Real Estate expert


Meet Meriel Gordon of eXp Realty - A Trusted Regina REALTOR®

Meriel Gordon made an excellent first impression when we initially chatted about her business. Her passion for real estate was evident, and she is one of those people that makes you feel instantly at ease and comfortable. That trait is a bonus when choosing a Regina real estate agent to work with. We could easily see why Meriel built a solid business based on referrals and repeat clients. She shared that she loves building long-term relationships. Throughout her 30 year + career, Meriel has helped over 1500 clients with their real estate needs. Ongoing referrals from past clients, centres of influence and friends speak to Meriel’s integrity, professionalism and her commitment to service.. Meriel is committed to making every move as smooth as possible, and she takes even more exceptional care and attention to those making those final moves. This tells you a lot about her integrity and warm, caring personality. 

An Award-Winning Regina Real Estate Expert

Meriel has been recognized with many sales awards over the course of her career. In December 2021, she was recognized as an eXp Realty Canada ICON AGENT. To be an eXp ICON means agents have achieved specific production requirements and represent the company’s core values in a 12-month time period.

At eXp, their core values are more than just motivational posters on the virtual walls; they support their vision and shape their culture. The Trusted team fully supports these values listed below.

  • Community Be a good neighbour to create a sustainable legacy.

  • Service Make a positive change in our company and the local community.

  • Sustainability Be a good financial steward of the environment, organization and our families.

  • Integrity Do the right thing.

  • Collaboration We are all on the same field.

  • Innovation The best way to predict the future is to invent it.

  • Agile Force chaos and change to survive and grow.

  • Fun Don’t take yourself too seriously.


We asked Meriel how she ended up with a career in Real Estate. 
 
" I thought I was going to be a Vet, then a Pharmacist then a banker. In 1981 I went to a Home Buyers’ Laws and Procedures Workshop and I instantly knew I wanted to be a real estate agent. The mortgage rates were 18%, I was 23 years old, I knew nothing about real estate but I was determined to be a Realtor® so I could help people. And although it is decades later, I still love this business. I am helping people every day. I am humbled. People let me into their lives. They share their stories with me. I share in the journey with them. Real estate is not just a career to me; it is a huge part of my life."- Meriel Gordon 

Over the years Meriel has learned to be versatile, she values education and continually takes courses. She studies the ever-changing market trends and statistics. Meriel said that she believes she will never know it all or have seen it all, and she strives to be in front of the trend for her clients. We spoke to many of them as part of the Trusted Regina verification process, and we can share that they were all were huge fans of Meriel. 

"Meriel is great! She and her team exactly know what they are doing. They provide excellent customer service and have in-depth knowledge of the business. We refer clients with high assurance that they receive the very best in their craft. Their experience hone the skills and talents that they share with their referred clients. Thank you Meriel for your team and the wonderful experience. May you and your company continue to grow and help your community. " -Mario Daniel Sconza
" Meriel is the best realtor in Regina! She is the utmost professional who is very knowledgeable about the real estate market. She truly cared about selling my property and did so quickly, especially in this difficult market. She was very responsive to my calls and questions. I highly recommend Meriel and rate her as 5+++!"- Deb Zick 
In January 2022 Meriel Achieved the CLHMS® Certified Luxury Home Marketing Specialist, she is an expert in the Regina high-end homes market.



Meriel Gordon's career has been built on honesty, integrity, and always trying to do what is best. There have been huge changes in the way the real estate industry operates, but the premise of the business has always remained the same; helping people, and that is her purpose.

Meriel Gordon is a Trusted Regina Real Estate Agent



Trusted Regina team brags about James Wruth a Trusted Regina REALTOR®

The Trusted Regina team is thrilled to brag about our newest Trusted Regina REALTOR®. We are thrilled to welcome James Wruth to the Trusted Regina Community of business operated with integrity.  James Wruth is a Trusted Regina Real Estate expert



James Wruth of RE/MAX An Expert At Your Side

James Wruth is one of Regina’s most trusted and top-selling Realtors. A member of Remax Crown Real Estate since 2006, James works with families, individuals, investors, and developers in the purchase and sale of residential properties. Since 2006, James has been a consistent Top Producing Realtor, and he has been awarded numerous prestigious distinctions including Re/Max 100% Club distinction, Platinum Sales Award, and Remax Hall of Fame induction.







A Regina real estate professional known for his extensive market knowledge and his unmatched devotion to his clients, James’s success is based almost exclusively on client referrals. He earns the respect and loyalty of his clients by working tirelessly on their behalf and by always offering them honest and candid advice.

"James is an outstanding Realtor who takes the time to provide unbiased advice around any properties we were looking at in order for us to make an informed decision. His attention to detail professionalism patient manner allowed both my wife and I to confidently assess options and we could rely on him to provide pros and cons while keeping in mind our needs for our perfect home. James always went the extra mile. You have created raving fans out of us both " - Colin Romano- Regional Manager Investment and Retirement planning - RBC Royal Bank 


James Wruth believes that relationships are more important than transactions and he has built his Regina real estate business around that philosophy. 
 
When we sat down with James our team was immediately impressed with his authenticity and professionalism. He has over 15 years in the Regina real estate industry and is clearly an expert who loves what he does. He shared that he has worked diligently to build the business over the years, apart from when he took a year off in 2016-2017. This was because James made the decision to put his career on hold and spend as much time as he could with his father before he passed away in September of 2017. James is a family man through and through and he is a proud father to 3 daughters.  

Community Support.


James Wruth is committed to supporting the community and actively supports many Regina non-profits and charities,  including Children’s Miracle NetworkHospitals of Regina FoundationSouls Harbour Rescue MissionThe Royal Canadian Legion and the Saskatchewan Wildlife Federation.


He believes in personalized one-on-one service to fully understand you, your real estate goals and to be 100% accountable to you. If you are looking for a real estate agent who works tirelessly on your behalf and always offers honest and candid advice then James is a perfect choice. 



"The responsibility of selling your home in Regina and area does not come lightly to me. I understand the effort and challenges that surround the decision to sell your current property, and I will provide the real estate expertise, resources and strategies to guide you through it seamlessly. I'm here to provide you with the guidance you need to feel confident and absolute certainty that you are in the right hands." James Wruth


Sell Your Home For The Best Possible Price, With The Least Amount Of Time and Stress!

James Wruth Is A Trusted Regina Estate Agent



Trusted Regina Moving Tips

Moving Tips That Will Make Your Life So Much Easier

1. Pack an overnight bag containing all the essentials

Chances are, you’ll be too tired to unpack your things. You’ll want your essentials within easy access, including a change of clothes if you’re going back to work the next day as well as all your toiletries. It’s also a great way to transport a laptop, which could run the risk of getting stolen during a move.

2. Pack the items you will need FIRST in a clear plastic bin

This includes things like a box cutter, paper towels, trash bags, eating utensils, select cookware, power strips, phone chargers, toilet paper, tools, etc. The clear bin allows you to see inside; it also separates itself from the myriad of cardboard boxes.

3. Wrap your breakables (dishes, glasses, etc.) in clothing to save on bubble wrap

Two birds, one stone: You’re packing your clothes and kitchenware at the same time.

4. For extra padding, pack your glasses and stemware in clean socks

5. In addition to labeling what’s in your boxes, add what room they’ll be going into, as well

When you arrive at your new home, unpack BY ROOM. The unpacking process will feel more manageable.

And remember to label the SIDES of the boxes, not the tops. This way, you’ll be able to identify them even if they’re stacked.

6. If you can, show up to your new home before the move and pre-clean the bathroom and kitchen

Put up a new shower curtain liner and stock some new bath towels and toilet paper, as well. You’ll want to take a hot shower after a long day of moving.


7. Place an extra cotton pad or ball into your powder cosmetics to keep them from breaking

This is a great tip for travelling in general.

8. Cover the openings of your toiletries with saran wrap, then put the tops back on

This will keep your toiletries from breaking and leaking all over your stuff during the move.

9. Pack plates vertically, like records. They’ll be less likely to break

10. Keep drawers intact by covering them with Press’n Seal

Dresser drawers are like their own moving boxes — this will keep you from having to unpack and refold their contents.

It’ll also make moving the actual dresser much more manageable.

11. Press’n Seal is also great for keeping jewelry displays intact

12. Buy a roll of stretch wrap

It works like Press’n Seal but on a bigger scale. You can group items together, and it’ll protect your furniture from getting scuffed and scratched.

13. Keep sandwich bags handy for holding any small parts of things you have to take apart, like curtain rods or mounted flat-screen TVs

Tape the sandwich bags to the back of the item they correspond to.

ALSO: Use this method with the cords for your electronics

14. Beer boxes are the best for books because they have handles on the sides

So be sure to hit up your local liquor store.

15. Take a photo of how your electronics are connected so you can remember how and where all the wires go

16. Cut down on boxes by making all of your baskets, laundry bins, hampers, and suitcases work for you

Pack them with stuff! Use the wheeled suitcases for heavy things like books.

17. The fastest way to pack a closet:

This also keeps your clothes on their hangers, for much faster unpacking.

18. Vacuum seal your out-of-season clothing

Not only will they take up less space and be a breeze to pack, but they can go directly into storage in the new home.

19. Along with food and alcohol, give your friends who help you move first dibs on anything you originally planned to sell or donate

It’s just an extra perk, since you won’t be paying them.

20. Make sure everything is completely packed before your friends show up to help you move

 

 

  

Trusted Regina Real Estate Agent tip on pricing your home

 
 pricing your home:

 

The most popular question home sellers ask me is: “How much is my home worth?” Many don’t recognize that a price too high can actually diminish their prospects for a fast and valuable sale.

Here are three benefits to hitting the value sweet spot when pricing your home:

1.You create the most interest right away...
Buyers who have been searching nearby know the market, so a competitive price will have them calling rather than walking away.

 

2.Your home is positioned for multiple offers
Bidding wars and multiple offers are a home seller’s dream. A solid price attracts more buyers, setting the stage for multiple bids.

 

3.You sell your home for the most money, in the least amount of time
If a home is underpriced, the sellers lose profits. If a home is overpriced, it may deter buyers and take a long time to sell (and may not sell at all without reductions).

 

 

 

 

 

 

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