D A L T O N A N D W A Y . C O M

04 Royal LePage J&D Division

07 J&D Division Details

09 J&D Division Stats

11 J&D Division Management

12 Eva Dalton and Michelle Way Partnership

14 About Eva Dalton

Eva and Michelle are proud to be a part of the Johnston & Daniel Division of Royal LePage Real

Estate Services Ltd. Brokerage. This division, with its Standard of Excellence is perfect for their clientele

and is conveniently located for the areas of Leaside, Bennington Heights, Moore Park, and Rosedale and the other key Toronto neighbourhoods they

serve. They are committed to meeting and surpassing every client’s expectations and

providing service and results that are nothing short of excellent.

16 About Michelle Way

18 Value & Pricing Your Home

23 Marketing Your Home

26 The Offer

27 Moving

29 Strategic Partners

Table of Contents

0418

29

04 Royal LePage J&D Division

07 J&D Division Details

09 J&D Division Stats

11 J&D Division Management

12 Eva Dalton and Michelle Way Partnership

14 About Eva Dalton

Eva and Michelle are proud to be a part of the Johnston & Daniel Division of Royal LePage Real

Estate Services Ltd. Brokerage. This division, with its Standard of Excellence is perfect for their clientele

and is conveniently located for the areas of Leaside, Bennington Heights, Moore Park, and Rosedale and the other key Toronto neighbourhoods they

serve. They are committed to meeting and surpassing every client’s expectations and

providing service and results that are nothing short of excellent.

16 About Michelle Way

18 Value & Pricing Your Home

23 Marketing Your Home

26 The Offer

27 Moving

29 Strategic Partners

Table of Contents

0418

29

Royal LePage Real Estate Services Ltd.Johnston & Daniel Division, BrokerageThe Standard of Excellence

Toronto’s #1 Real Estate Brokerage

for the Entire GTA

www.JohnstonAndDaniel.com

416-489-2121* Based on 2004 to 2011 value of listings sold from the TREB MLS.

Celebrating Our Canadian History

Royal LePage is a leader in Canadian real estate since 1913. Founded by Albert LePage when he was just 26 years old, Royal LePage now has nearly 14,000 agents across the country. And we firmly believe that you can only become a leader by being the best.

For over 97 years, Royal LePage has led the real estate industry. We helped found the Toronto Real Estate Board and Ontario Real Estate Association, and set the standards for all other real estate companies to follow. We have expanded across the country so that wherever you want to live, you will find a Royal LePage agent ready to help. We have added new services to help our clients realize their dreams and secure their future.

And we remain steadfastly and proudly Canadian. We have never forgotten our roots.

Albert LePage was a pioneer whose innovation and belief in customer service helped transform the real estate industry. He built a company based on professionalism, principled conduct and the highest moral and ethical standards. And those principles still

guide us in everything we do.

Today, Royal LePage has approximately 14,000 real estate agents and REALTORS® in more than 600 locations across Canada. Over the years, we’ve learned a lot about real estate and how to provide the best possible service for our clients. Since the mid-1990s, Royal LePage has more than tripled the size of its sales force and almost doubled its market share.

Throughout our successes, we remain dedicated to helping you through the real estate process. Our commitment to innovation and customer service is as strong as ever.

The Royal LePage Network

With nearly 14,000 agents and REALTORS®, Royal LePage has an unparalleled network of real estate offices across the country. Not only do we have the best access to the homes (and homebuyers) in the Canadian market, our Canadian partnership with Leading Real Estate Companies of the World® (the world’s largest referral network with over 127,000 associates worldwide) gives your property exposure to buyers from around the globe.

Royal LePage - The Parent Company

4 EVA AND MICHELLE PARTNERSHIP

Royal LePage Real Estate Services Ltd.Johnston & Daniel Division, BrokerageThe Standard of Excellence

Toronto’s #1 Real Estate Brokerage

for the Entire GTA

www.JohnstonAndDaniel.com

416-489-2121* Based on 2004 to 2011 value of listings sold from the TREB MLS.

Celebrating Our Canadian History

Royal LePage is a leader in Canadian real estate since 1913. Founded by Albert LePage when he was just 26 years old, Royal LePage now has nearly 14,000 agents across the country. And we firmly believe that you can only become a leader by being the best.

For over 97 years, Royal LePage has led the real estate industry. We helped found the Toronto Real Estate Board and Ontario Real Estate Association, and set the standards for all other real estate companies to follow. We have expanded across the country so that wherever you want to live, you will find a Royal LePage agent ready to help. We have added new services to help our clients realize their dreams and secure their future.

And we remain steadfastly and proudly Canadian. We have never forgotten our roots.

Albert LePage was a pioneer whose innovation and belief in customer service helped transform the real estate industry. He built a company based on professionalism, principled conduct and the highest moral and ethical standards. And those principles still

guide us in everything we do.

Today, Royal LePage has approximately 14,000 real estate agents and REALTORS® in more than 600 locations across Canada. Over the years, we’ve learned a lot about real estate and how to provide the best possible service for our clients. Since the mid-1990s, Royal LePage has more than tripled the size of its sales force and almost doubled its market share.

Throughout our successes, we remain dedicated to helping you through the real estate process. Our commitment to innovation and customer service is as strong as ever.

The Royal LePage Network

With nearly 14,000 agents and REALTORS®, Royal LePage has an unparalleled network of real estate offices across the country. Not only do we have the best access to the homes (and homebuyers) in the Canadian market, our Canadian partnership with Leading Real Estate Companies of the World® (the world’s largest referral network with over 127,000 associates worldwide) gives your property exposure to buyers from around the globe.

Royal LePage - The Parent Company

4 EVA AND MICHELLE PARTNERSHIP

You Expect More, and We DeliverYou’re not the average buyer or seller and we’re not your average sales team. Our commitment to service excellence sets us apart; at Johnston & Daniel, our clients always come first.

ServicesIn addition to helping you with your real estate transaction, we offer a number of additional services to make your life simpler.

Current Market InformationWe have information about market trends and comparative neighbourhood prices at their fingertips.

In-House Mortgage BrokerWe have easy access to current interest rates, financial strategies and preapproved mortgages.

Legal CounselOur legal advisor is readily available to assist with complex legal issues which may be related to a particular transaction.

In-House Graphic DesignerExcellent design and layout represent your home in

the most attractive possible way on your promotional material.

Relocation ServicesWhether you need assistance with a corporate or an individual relocation, we can help you feel at home anywhere in the world.

Premium AdvertisingThe best way to sell your home at the right price is to make sure the right people know about it. We tailor our marketing efforts to find the ideal buyer for each property. We advertise in the Globe & Mail newspaper to give your property exposure to a wide audience of qualified buyers, and complement that advertising with local, national and international ads where appropriate.

Luxury Portfolio Fine Property Collection ExposureAs the premier Canadian affiliate of the Luxury Portfolio Fine Property Collection, Johnston & Daniel is able to market distinctive, prestigious properties to an international audience.

The J&D Difference

J&D has been able to maintain the “Standard of Excellence” in the Toronto Real Estate Market by the following differentiations:

Powerful Brand Awareness:J&D is only real estate brokerage in Canada that claims two very well-known brands: Johnston & Daniel and Royal LePage. Both entities carry recognizable brand awareness on their own, and combined they are unrivaled in the real estate industry. Royal LePage has been building brand equity since 1913, and brand equity of each of these names could stand effectively on their own, but combined they are unmatched in the real estate industry. Royal LePage has been building brand equity since 1913, Johnston & Daniel since 1950 and both have been united since 1994.

Market Presence:For the last few years, J&D with its affiliation with Royal LePage has the honourable distinction of being Toronto’s Number One Real Estate Brokerage for the entire Greater Toronto Area.Luxury Portfolio:J&D has the unique distinction as being the premier Canadian affiliate of the Luxury Portfolio Fine Property Collection. The Luxury Portfolio Fine Property Collection® is the luxury face of the Leading Real Estate Companies. The award-winning website, luxuryportfolio.com was launched in 2005 and in its first year featured more properties than other luxury real estate organizations and has expanded to over 15,000 of the world’s most remarkable properties and attracts over 1.2 million high-net-worth visitors a year.

Leading Real Estate Companies:J&D through its affiliation with Royal LePage is also a member of the Leading Real Estate Companies. Leading Real Estate Companies is the largest global network of premier locally branded companies dominated by many of the world’s most powerful independent luxury brokerages

In-House Legal Counsel:J&D provides in-house legal support to assist our sales team should they be presented with extraordinary complex legal issues or require a legal opinion for any of their transaction.

In-House Marketing Services:J&D provides our sales team with the support of a state-of-the-art marketing center manned by a team of marketing professionals. The marketing center provides high-quality, professional marketing materials to assist in the promotion and marketing of listings.

In-House Mortgage Broker Services:J&D provides in-house mortgage brokerage support to our sales team along with mortgage services for our clients. This in-house support ensures our sales team are up-to-date on current interest rates, financial market trends and general mortgage information. Our clients are able to enjoy professional guidance, pre-approval and re-financing support.

Non-Competing, Non-Selling Management Support:J&D provides its salespeople with three (3) senior level management staff to provide guidance, support and direction to the team.

In-House Administrative Services: J&D provides our salespeople with a fully staffed administrative team to provide broker-loading services, offer generation, appointment booking, live reception and host of other valuable services.

J&D Service

J&D Points of Differentiation

Internationally Publicly Traded

The Brookfield Real Estate Services Fund (formerly the Royal LePage Franchise Services Fund) is a trust that indirectly holds the rights to the franchise agreements for Royal LePage residential real estate brokerage franchises. Unitholders receive a portion of the fees generated by Royal LePage’s franchise network assets on a tax-effective basis.

The Fund leverages Royal LePage’s assets and growing franchise network, offering a dependable investment opportunity that shelters Unitholders from real estate price and volume fluctuations. Stable cash distributions are based primarily on fixed fee royalties paid by franchisees. Brookfield Asset Management

Inc. owns and subordinates 25% of the Brookfield Real Estate Services Fund.

Brookfield Asset Management Inc. is a global asset manager focused on property, renewable power and infrastructure assets with over $100 billion of assets under management.

The Fund’s trust units trade on the Toronto Stock Exchange under the symbol BRE.UN. Brookfield Asset Management trades on the Toronto Stock Exchange under the symbol BAM.A and on the New York Stock Exchange under the symbol BAM.US.

For more information, please visit: www.brookfieldres.com or www.brookfield.com

Brookfield Specialized ServicesThrough our parent company, Royal LePage, Johnston & Daniel can also offer assistance with:- Commercial sales and leasing- Real estate appraisal services

Real Estate Board ServicesAs a member of the Canadian Real Estate Association, the Ontario Real Estate Association and the Toronto Real Estate Board, Johnston & Daniel can offer our clients access to multiple listing services.

6 EVA AND MICHELLE PARTNERSHIP

You Expect More, and We DeliverYou’re not the average buyer or seller and we’re not your average sales team. Our commitment to service excellence sets us apart; at Johnston & Daniel, our clients always come first.

ServicesIn addition to helping you with your real estate transaction, we offer a number of additional services to make your life simpler.

Current Market InformationWe have information about market trends and comparative neighbourhood prices at their fingertips.

In-House Mortgage BrokerWe have easy access to current interest rates, financial strategies and preapproved mortgages.

Legal CounselOur legal advisor is readily available to assist with complex legal issues which may be related to a particular transaction.

In-House Graphic DesignerExcellent design and layout represent your home in

the most attractive possible way on your promotional material.

Relocation ServicesWhether you need assistance with a corporate or an individual relocation, we can help you feel at home anywhere in the world.

Premium AdvertisingThe best way to sell your home at the right price is to make sure the right people know about it. We tailor our marketing efforts to find the ideal buyer for each property. We advertise in the Globe & Mail newspaper to give your property exposure to a wide audience of qualified buyers, and complement that advertising with local, national and international ads where appropriate.

Luxury Portfolio Fine Property Collection ExposureAs the premier Canadian affiliate of the Luxury Portfolio Fine Property Collection, Johnston & Daniel is able to market distinctive, prestigious properties to an international audience.

The J&D Difference

J&D has been able to maintain the “Standard of Excellence” in the Toronto Real Estate Market by the following differentiations:

Powerful Brand Awareness:J&D is only real estate brokerage in Canada that claims two very well-known brands: Johnston & Daniel and Royal LePage. Both entities carry recognizable brand awareness on their own, and combined they are unrivaled in the real estate industry. Royal LePage has been building brand equity since 1913, and brand equity of each of these names could stand effectively on their own, but combined they are unmatched in the real estate industry. Royal LePage has been building brand equity since 1913, Johnston & Daniel since 1950 and both have been united since 1994.

Market Presence:For the last few years, J&D with its affiliation with Royal LePage has the honourable distinction of being Toronto’s Number One Real Estate Brokerage for the entire Greater Toronto Area.Luxury Portfolio:J&D has the unique distinction as being the premier Canadian affiliate of the Luxury Portfolio Fine Property Collection. The Luxury Portfolio Fine Property Collection® is the luxury face of the Leading Real Estate Companies. The award-winning website, luxuryportfolio.com was launched in 2005 and in its first year featured more properties than other luxury real estate organizations and has expanded to over 15,000 of the world’s most remarkable properties and attracts over 1.2 million high-net-worth visitors a year.

Leading Real Estate Companies:J&D through its affiliation with Royal LePage is also a member of the Leading Real Estate Companies. Leading Real Estate Companies is the largest global network of premier locally branded companies dominated by many of the world’s most powerful independent luxury brokerages

In-House Legal Counsel:J&D provides in-house legal support to assist our sales team should they be presented with extraordinary complex legal issues or require a legal opinion for any of their transaction.

In-House Marketing Services:J&D provides our sales team with the support of a state-of-the-art marketing center manned by a team of marketing professionals. The marketing center provides high-quality, professional marketing materials to assist in the promotion and marketing of listings.

In-House Mortgage Broker Services:J&D provides in-house mortgage brokerage support to our sales team along with mortgage services for our clients. This in-house support ensures our sales team are up-to-date on current interest rates, financial market trends and general mortgage information. Our clients are able to enjoy professional guidance, pre-approval and re-financing support.

Non-Competing, Non-Selling Management Support:J&D provides its salespeople with three (3) senior level management staff to provide guidance, support and direction to the team.

In-House Administrative Services: J&D provides our salespeople with a fully staffed administrative team to provide broker-loading services, offer generation, appointment booking, live reception and host of other valuable services.

J&D Service

J&D Points of Differentiation

Internationally Publicly Traded

The Brookfield Real Estate Services Fund (formerly the Royal LePage Franchise Services Fund) is a trust that indirectly holds the rights to the franchise agreements for Royal LePage residential real estate brokerage franchises. Unitholders receive a portion of the fees generated by Royal LePage’s franchise network assets on a tax-effective basis.

The Fund leverages Royal LePage’s assets and growing franchise network, offering a dependable investment opportunity that shelters Unitholders from real estate price and volume fluctuations. Stable cash distributions are based primarily on fixed fee royalties paid by franchisees. Brookfield Asset Management

Inc. owns and subordinates 25% of the Brookfield Real Estate Services Fund.

Brookfield Asset Management Inc. is a global asset manager focused on property, renewable power and infrastructure assets with over $100 billion of assets under management.

The Fund’s trust units trade on the Toronto Stock Exchange under the symbol BRE.UN. Brookfield Asset Management trades on the Toronto Stock Exchange under the symbol BAM.A and on the New York Stock Exchange under the symbol BAM.US.

For more information, please visit: www.brookfieldres.com or www.brookfield.com

Brookfield Specialized ServicesThrough our parent company, Royal LePage, Johnston & Daniel can also offer assistance with:- Commercial sales and leasing- Real estate appraisal services

Real Estate Board ServicesAs a member of the Canadian Real Estate Association, the Ontario Real Estate Association and the Toronto Real Estate Board, Johnston & Daniel can offer our clients access to multiple listing services.

6 EVA AND MICHELLE PARTNERSHIP

Internet Marketing: J&D provides its salespeople with a comprehensive marketing strategy to ensure listings get maximum exposure. Internet marketing includes the J&D corporate site, the Royal LePage corporate site, the Luxury Portfolio site, the Realtor.ca site, social media and possible syndication with in excess of 150 sales representative websites.

Premium Advertising Exposure:J&D holds one of the most prominent positions in the Friday Globe and Mail real estate section. Through this section, J&D listings reach a wide audience of prospective buyers both through print and on online initiative.

Strategic Partnerships:J&D through its network of affiliated real estate companies offers its salespeople and its clients preferential services and offerings through such companies as AMJ Campbell Moving Services, Carson & Dunlop consulting engineers.

Unprecedented Training & Development:J&D furthers differentiates itself by various distinct levels of training available to its members, which includes:· The Brian Buffini Program (100 Days to Greatness)· Master’s Edge (Richard Robbins International)· The Dynamic Agent Program· Mastermind Sessions· New Agent Workshop Sessions· Lunch & Learn Sessions· In-House CE Training Sessions· Market Strategy Sessions

Financial Stability:J&D has exemplary financial strength relative to other brokerages, as it is a corporately owned

brokerage within the Brookfield Group of Companies. Brookfield Asset Management is a global asset manager focused on property, power and other infrastructure assets with approximately US$80 Billion of assets under management. Brookfield is a publicly traded company on the NYSE, TSX and Euronext Amsterdam.

Relocation Services:J&D provides relocation services to its clients through Royal LePage Relocation Services, which is Canada’s oldest and largest national relocation company and the only all-Canadian full-service relocation company.

Community Involvement:J&D gives back to the community both corporately and individually. Some of these Charitable organizations include The Shelter Foundation, The Canadian Breast Cancer Foundation, Habitat for Humanity and Juvenile Diabetes Research Foundation Canada.

J&D Home Tours:J&D holds exclusive home tours of its listings each week to ensure maximum market knowledge and heightened internal exposure prior to release to the open market.

J&D Office Meetings:J&D holds weekly sales meeting to facilitate the provision of market updates, RECO news and updates, TREB bylaws and updates, new listing communication, corporate and internal information and other topical information often enhanced with expert guest speakers.

The Firm

Royal LePage and its predecessor companies have been providing real estate services since 1913. The company offers residential and commercial brokerage, as well as a full range of investment and professional services, including appraisal and consulting services, property, facility and asset management, strategic and corporate advisory services and corporate relocation.

Commercial Real Estate Services

Royal LePage is a public company with its shares traded on the Toronto, Vancouver and Montreal stock exchanges. Approximately 50% of the company’s shares are held by Trilon Financial Corporation.

The Commercial Real Estate Services division is operated directly in Canada with ten offices in six markets: Vancouver, Calgary, Edmonton, Toronto, Ottawa and Montreal. Affiliates in Winnipeg, Regina and Victoria further extend this coverage. In January of 1993 Royal LePage formed a joint initiative with Cushman & Wakefield Inc., one of the United States’ leading commercial real estate brokerage and service firms.

Together, the two firms have close to 2,000 commercial real estate professionals located in 50 offices.

We are also a founding member of Cushman & Wakefield Worldwide a group of seven international commercial real estate partners. This association extends our reach into Mexico, South America, Europe and Asia. We also employ in-house Asian market experts who assist our national operations in our work with Japanese and Hong Kong investors.

Total Units Sold in Central Toronto for 2011Districts: C01-C13*

Royal LePage RE Services Ltd. - Johnston & Daniel Division, Brokerage

*Source Based on Toronto Real Estate Board Data and Excludes Exclusive Sales (Jan 1 - Dec 31 2011)

Firm 2

791

1,020

Firm 4

784

Firm 3789

Firm 5

722

Performance Statistics

9EVA AND MICHELLE PARTNERSHIP

Internet Marketing: J&D provides its salespeople with a comprehensive marketing strategy to ensure listings get maximum exposure. Internet marketing includes the J&D corporate site, the Royal LePage corporate site, the Luxury Portfolio site, the Realtor.ca site, social media and possible syndication with in excess of 150 sales representative websites.

Premium Advertising Exposure:J&D holds one of the most prominent positions in the Friday Globe and Mail real estate section. Through this section, J&D listings reach a wide audience of prospective buyers both through print and on online initiative.

Strategic Partnerships:J&D through its network of affiliated real estate companies offers its salespeople and its clients preferential services and offerings through such companies as AMJ Campbell Moving Services, Carson & Dunlop consulting engineers.

Unprecedented Training & Development:J&D furthers differentiates itself by various distinct levels of training available to its members, which includes:· The Brian Buffini Program (100 Days to Greatness)· Master’s Edge (Richard Robbins International)· The Dynamic Agent Program· Mastermind Sessions· New Agent Workshop Sessions· Lunch & Learn Sessions· In-House CE Training Sessions· Market Strategy Sessions

Financial Stability:J&D has exemplary financial strength relative to other brokerages, as it is a corporately owned

brokerage within the Brookfield Group of Companies. Brookfield Asset Management is a global asset manager focused on property, power and other infrastructure assets with approximately US$80 Billion of assets under management. Brookfield is a publicly traded company on the NYSE, TSX and Euronext Amsterdam.

Relocation Services:J&D provides relocation services to its clients through Royal LePage Relocation Services, which is Canada’s oldest and largest national relocation company and the only all-Canadian full-service relocation company.

Community Involvement:J&D gives back to the community both corporately and individually. Some of these Charitable organizations include The Shelter Foundation, The Canadian Breast Cancer Foundation, Habitat for Humanity and Juvenile Diabetes Research Foundation Canada.

J&D Home Tours:J&D holds exclusive home tours of its listings each week to ensure maximum market knowledge and heightened internal exposure prior to release to the open market.

J&D Office Meetings:J&D holds weekly sales meeting to facilitate the provision of market updates, RECO news and updates, TREB bylaws and updates, new listing communication, corporate and internal information and other topical information often enhanced with expert guest speakers.

The Firm

Royal LePage and its predecessor companies have been providing real estate services since 1913. The company offers residential and commercial brokerage, as well as a full range of investment and professional services, including appraisal and consulting services, property, facility and asset management, strategic and corporate advisory services and corporate relocation.

Commercial Real Estate Services

Royal LePage is a public company with its shares traded on the Toronto, Vancouver and Montreal stock exchanges. Approximately 50% of the company’s shares are held by Trilon Financial Corporation.

The Commercial Real Estate Services division is operated directly in Canada with ten offices in six markets: Vancouver, Calgary, Edmonton, Toronto, Ottawa and Montreal. Affiliates in Winnipeg, Regina and Victoria further extend this coverage. In January of 1993 Royal LePage formed a joint initiative with Cushman & Wakefield Inc., one of the United States’ leading commercial real estate brokerage and service firms.

Together, the two firms have close to 2,000 commercial real estate professionals located in 50 offices.

We are also a founding member of Cushman & Wakefield Worldwide a group of seven international commercial real estate partners. This association extends our reach into Mexico, South America, Europe and Asia. We also employ in-house Asian market experts who assist our national operations in our work with Japanese and Hong Kong investors.

Total Units Sold in Central Toronto for 2011Districts: C01-C13*

Royal LePage RE Services Ltd. - Johnston & Daniel Division, Brokerage

*Source Based on Toronto Real Estate Board Data and Excludes Exclusive Sales (Jan 1 - Dec 31 2011)

Firm 2

791

1,020

Firm 4

784

Firm 3789

Firm 5

722

Performance Statistics

9EVA AND MICHELLE PARTNERSHIP

Dollar Value by FirmDistricts: C01-C13*

Royal LePage RE Services Ltd. - Johnston & Daniel Division, Brokerage

*Source Based on Toronto Real Estate Board Data and Excludes Exclusive Sales (Jan 1 - Dec 31 2011)

Firm 2

Firm 6

989,008,913

451,419,413

1,088,447,792

Firm 4

Firm 8

490,719,061

404,226,501

Firm 3

Firm 7

926,355,391

416,285,931

Firm 5

Firm 9

455,928,079

303,566,418

Performance StatisticsDianne Usher, BrokerVice President & Division Manager

Dianne is a high profile and respected real estate professional who has tremendous management, training and industry knowledge. With a real estate career that began in 1978 as a sales representative, Dianne quickly limbed the management ranks at Royal LePage and attained the prominent position as Area Manager for the Central Toronto Core.

Dianne has also served as President of the Ontario Real Estate Association, the President of York Region Real Estate Board; Director of the York Real Estate Association, a Director of the Ontario Real Estate Association, numerous committee memberships with the Real Estate Council of Ontario, numerous committee memberships with the Toronto Real Estate Board as well as being a Director of the Canadian Real Estate Association.

Dianne is a non-competing manager providing special focus on agent training/development, business practices and ethics, along with being a Brian Buffini certified mentor.

Gary Zalepa Jr., BrokerVice President & Division Manager

Gary has more than 20 years experience as a real estate professional with a considerable understanding of the most recent tools and trends in this global business.

Prior to joining Royal LePage Johnston and Daniel Division, Gary began his career as a sales representative in 1991 with a nationally franchised

brokerage. In 1997, when he became a licensed Broker, he became the Manager/Broker for that company. During this period he consistently achieved top level sales awards.

Gary has served in many positions in organized Real Estate. Those include Director and President of the ® Niagara Association of REALTORS , Director of the Ontario Real Estate Association and Director of the ® Canadian Real Estate Association. He continues to serve on the MLS Technology Council MTC of CREA as Past Chair. Through his attendance at many international real estate forums and events he keeps abreast of the ® new and evolving technology solutions working for the REALTOR .

Janice Clarke, BrokerManager, Operations

Janice is responsible for general operations, human resources, technological infrastructure and facilities management for the Johnston & Daniel Division.

Prior to her arrival at Johnston & Daniel, Janice held several management positions within a variety of service industries, including key positions with Manulife Financial and CNC Global. She has received a number of service awards throughout her career, including Service Excellence at Manulife, as well as Rookie of the Year and Manager of the Year at CNC Global.

Janice holds a business degree from Ryerson University and is a non-selling, non-competing manager. Janice also is a member of the Education Committee for the Toronto Real Estate Board and is a Richard Robbin’s Masters Edge Certified Coach.

J&D Management

Market value is defined as the highest price estimated in terms of money that a property will bring if exposed for sale on the open market, allowing a reasonable length of time to find a purchaser who will buy with the knowledge of the uses to which it is adopted and for which it is capable of being used.

Value of real estate is directly related to the benefits of the rights of ownership. The value represents the typical, prudent, informed buyer’s and seller’s interpretation of the present worth and anticipated future benefits of the real property.

The Definition of Value

10 EVA AND MICHELLE PARTNERSHIP

Dollar Value by FirmDistricts: C01-C13*

Royal LePage RE Services Ltd. - Johnston & Daniel Division, Brokerage

*Source Based on Toronto Real Estate Board Data and Excludes Exclusive Sales (Jan 1 - Dec 31 2011)

Firm 2

Firm 6

989,008,913

451,419,413

1,088,447,792

Firm 4

Firm 8

490,719,061

404,226,501

Firm 3

Firm 7

926,355,391

416,285,931

Firm 5

Firm 9

455,928,079

303,566,418

Performance StatisticsDianne Usher, BrokerVice President & Division Manager

Dianne is a high profile and respected real estate professional who has tremendous management, training and industry knowledge. With a real estate career that began in 1978 as a sales representative, Dianne quickly limbed the management ranks at Royal LePage and attained the prominent position as Area Manager for the Central Toronto Core.

Dianne has also served as President of the Ontario Real Estate Association, the President of York Region Real Estate Board; Director of the York Real Estate Association, a Director of the Ontario Real Estate Association, numerous committee memberships with the Real Estate Council of Ontario, numerous committee memberships with the Toronto Real Estate Board as well as being a Director of the Canadian Real Estate Association.

Dianne is a non-competing manager providing special focus on agent training/development, business practices and ethics, along with being a Brian Buffini certified mentor.

Gary Zalepa Jr., BrokerVice President & Division Manager

Gary has more than 20 years experience as a real estate professional with a considerable understanding of the most recent tools and trends in this global business.

Prior to joining Royal LePage Johnston and Daniel Division, Gary began his career as a sales representative in 1991 with a nationally franchised

brokerage. In 1997, when he became a licensed Broker, he became the Manager/Broker for that company. During this period he consistently achieved top level sales awards.

Gary has served in many positions in organized Real Estate. Those include Director and President of the ® Niagara Association of REALTORS , Director of the Ontario Real Estate Association and Director of the ® Canadian Real Estate Association. He continues to serve on the MLS Technology Council MTC of CREA as Past Chair. Through his attendance at many international real estate forums and events he keeps abreast of the ® new and evolving technology solutions working for the REALTOR .

Janice Clarke, BrokerManager, Operations

Janice is responsible for general operations, human resources, technological infrastructure and facilities management for the Johnston & Daniel Division.

Prior to her arrival at Johnston & Daniel, Janice held several management positions within a variety of service industries, including key positions with Manulife Financial and CNC Global. She has received a number of service awards throughout her career, including Service Excellence at Manulife, as well as Rookie of the Year and Manager of the Year at CNC Global.

Janice holds a business degree from Ryerson University and is a non-selling, non-competing manager. Janice also is a member of the Education Committee for the Toronto Real Estate Board and is a Richard Robbin’s Masters Edge Certified Coach.

J&D Management

Market value is defined as the highest price estimated in terms of money that a property will bring if exposed for sale on the open market, allowing a reasonable length of time to find a purchaser who will buy with the knowledge of the uses to which it is adopted and for which it is capable of being used.

Value of real estate is directly related to the benefits of the rights of ownership. The value represents the typical, prudent, informed buyer’s and seller’s interpretation of the present worth and anticipated future benefits of the real property.

The Definition of Value

10 EVA AND MICHELLE PARTNERSHIP

The Dalton and Way Partnership

Eva Dalton and Michelle Way have established a partnership within the Johnston & Daniel Division of Royal LePage Real Estate Services Ltd.

Collectively they are able to provide professional real estate services that will result in success. This assumption is based on achievements that are documented in the experience and reference sections of this portfolio.

Eva and Michelle are proud to be located at the Mount Pleasant office of Johnston & Daniel and are well suited geographically to represent clients in the Greater Toronto Area with particular emphasis in the neighbourhoods of Leaside, Bennington Heights, Moore Park and Rosedale.

As a point of interest both partners reside with their families in the communities noted and each of them are actively involved with volunteer and charitable

endeavours in the area. An important aspect of their business plan is to support several notable not for profit organizations that are summarized in their personal resumes.

For a truly different real estate approach experience “The Dalton Way Partnership”.

Eva and Michelle individually bring over twenty and fifteen years of experience respectively that has culminated in success both in Residential and Commercial Brokerages.

Eva and Michelle recognize that they would be successful as individuals but as a team they combine expertise that will ensure their clients requirements are fulfilled and expectations exceeded.

13EVA AND MICHELLE PARTNERSHIP

The Dalton and Way Partnership

Eva Dalton and Michelle Way have established a partnership within the Johnston & Daniel Division of Royal LePage Real Estate Services Ltd.

Collectively they are able to provide professional real estate services that will result in success. This assumption is based on achievements that are documented in the experience and reference sections of this portfolio.

Eva and Michelle are proud to be located at the Mount Pleasant office of Johnston & Daniel and are well suited geographically to represent clients in the Greater Toronto Area with particular emphasis in the neighbourhoods of Leaside, Bennington Heights, Moore Park and Rosedale.

As a point of interest both partners reside with their families in the communities noted and each of them are actively involved with volunteer and charitable

endeavours in the area. An important aspect of their business plan is to support several notable not for profit organizations that are summarized in their personal resumes.

For a truly different real estate approach experience “The Dalton Way Partnership”.

Eva and Michelle individually bring over twenty and fifteen years of experience respectively that has culminated in success both in Residential and Commercial Brokerages.

Eva and Michelle recognize that they would be successful as individuals but as a team they combine expertise that will ensure their clients requirements are fulfilled and expectations exceeded.

13EVA AND MICHELLE PARTNERSHIP

Twenty years of successful experience with sales that placed her in the top 5% for salespeople nationwide before joining Johnston & Daniel!

“My first sale still stands out in my mind,” Eva recalls. “I got the listing by knocking on doors and I sold it through my own open house. The couple trusted my enthusiasm, sincerity and determination. I gave it my all! I’ve approached all my listings and sales the same way since then. I love what I do and I am determined and motivated.”

ExpertiseAs a native Torontonian, Eva has lived her entire life in the city and acquired a broad based understand-ing of the various regions and communities within the Greater Toronto Area.

Having grown up in the Kingsway, after obtaining her real estate License in 1992, Eva’s career naturally be-gan in areas such as Etobicoke, Mississauga, Burling-ton and Oakville. Later, she specialized in the condo-minium marketplace with emphasis on the waterfront, downtown core and Yorkville areas. More recently, Eva has expanded her business profile to include residential properties in communities like Forest Hill, Summerhill, Leaside, Moore Park, South Hill, Rose-dale and Bennington Heights. Eva’s expertise is not limited to the areas identified but the vast majority of her work has been within the aforementioned regions.

Eva, her husband and daughter are current residents of the Moore Park area. This central placement gives Eva firsthand knowledge of the areas she represents and is easy to access for all of her clientele in the GTA.

Twenty years of successful experience with sales that placed her in the top 5% for salespeople nationwide“In helping me find the right house for my needs, Eva went way beyond the call of duty.”

E V A D A LT O NIntegrity, Honesty, Sincerity and TrustEva has forged many longstanding relationships and her personal skills have led to her establishing a network of friends and contacts throughout the GTA. She’s on top of the latest technology but her success is based on sincere and basic hard work and her determination to achieve and exceed the goals of her clients, both buyers and sellers.

From her first sale on, her standards include sincerity, honesty and integrity. Her clients and their successes are proof that she achieves her goals and theirs.

Personal InterestsEva is an avid skier and member of Craigleigh Ski Club, the Granite Club and the University Club of Toronto along with her family. Summer vacations are spent in the Muskoka area where she can continue to enjoy her love for the outdoors. She’s committed to charity work, notably the Children’s Wish Foundation and most recently the YWCA Arise Shelter.

Eva has successfully represented us in seven recent real estate transactions and in each case was courteous, diligent and extremely hardworking, ensuring that our best interests were always addressed...

“ “Eva Dalton, Sales Representative

eva@evadalton.com416.399.6721

Eva Dalton Contact Card

Client Accolades and Endorsements“Eva has successfully represented us in seven recent real estate transactions and in each case was courte-ous, diligent and extremely hardworking, ensuring that our best interests were always addressed. Furthermore we will be using her services for other transactions that we expect to be conducting. We therefore, have no hesitation in recommending her and are confident that she will provide the same high level of service that we have enjoyed.”Pat & Peter Drury

“Thank you for all your help in selling our house and finding a home for our family. Your professionalism and kind spirit made what can be a difficult process an easy one. Anyone who is fortunate enough to have you represent them as their agent can look forward to a wonderful experience. We have felt very confident in sending our friends and family to you.”Karen, Mel, Tyler and Jessica MacNeil

“When I was looking for a real estate agent, Eva came highly recommended. Now I know why. In helping me find the right house for my needs, Eva went way beyond the call of duty. She is approachable, incredibly reli-able, professional and smart. I really felt like she cared about me and wanted the best results. I was pleased to be her client and would recommend her to anyone in a minute.”Angela Lawrence

14 EVA AND MICHELLE PARTNERSHIP

Twenty years of successful experience with sales that placed her in the top 5% for salespeople nationwide before joining Johnston & Daniel!

“My first sale still stands out in my mind,” Eva recalls. “I got the listing by knocking on doors and I sold it through my own open house. The couple trusted my enthusiasm, sincerity and determination. I gave it my all! I’ve approached all my listings and sales the same way since then. I love what I do and I am determined and motivated.”

ExpertiseAs a native Torontonian, Eva has lived her entire life in the city and acquired a broad based understand-ing of the various regions and communities within the Greater Toronto Area.

Having grown up in the Kingsway, after obtaining her real estate License in 1992, Eva’s career naturally be-gan in areas such as Etobicoke, Mississauga, Burling-ton and Oakville. Later, she specialized in the condo-minium marketplace with emphasis on the waterfront, downtown core and Yorkville areas. More recently, Eva has expanded her business profile to include residential properties in communities like Forest Hill, Summerhill, Leaside, Moore Park, South Hill, Rose-dale and Bennington Heights. Eva’s expertise is not limited to the areas identified but the vast majority of her work has been within the aforementioned regions.

Eva, her husband and daughter are current residents of the Moore Park area. This central placement gives Eva firsthand knowledge of the areas she represents and is easy to access for all of her clientele in the GTA.

Twenty years of successful experience with sales that placed her in the top 5% for salespeople nationwide“In helping me find the right house for my needs, Eva went way beyond the call of duty.”

E V A D A LT O NIntegrity, Honesty, Sincerity and TrustEva has forged many longstanding relationships and her personal skills have led to her establishing a network of friends and contacts throughout the GTA. She’s on top of the latest technology but her success is based on sincere and basic hard work and her determination to achieve and exceed the goals of her clients, both buyers and sellers.

From her first sale on, her standards include sincerity, honesty and integrity. Her clients and their successes are proof that she achieves her goals and theirs.

Personal InterestsEva is an avid skier and member of Craigleigh Ski Club, the Granite Club and the University Club of Toronto along with her family. Summer vacations are spent in the Muskoka area where she can continue to enjoy her love for the outdoors. She’s committed to charity work, notably the Children’s Wish Foundation and most recently the YWCA Arise Shelter.

Eva has successfully represented us in seven recent real estate transactions and in each case was courteous, diligent and extremely hardworking, ensuring that our best interests were always addressed...

“ “Eva Dalton, Sales Representative

eva@evadalton.com416.399.6721

Eva Dalton Contact Card

Client Accolades and Endorsements“Eva has successfully represented us in seven recent real estate transactions and in each case was courte-ous, diligent and extremely hardworking, ensuring that our best interests were always addressed. Furthermore we will be using her services for other transactions that we expect to be conducting. We therefore, have no hesitation in recommending her and are confident that she will provide the same high level of service that we have enjoyed.”Pat & Peter Drury

“Thank you for all your help in selling our house and finding a home for our family. Your professionalism and kind spirit made what can be a difficult process an easy one. Anyone who is fortunate enough to have you represent them as their agent can look forward to a wonderful experience. We have felt very confident in sending our friends and family to you.”Karen, Mel, Tyler and Jessica MacNeil

“When I was looking for a real estate agent, Eva came highly recommended. Now I know why. In helping me find the right house for my needs, Eva went way beyond the call of duty. She is approachable, incredibly reli-able, professional and smart. I really felt like she cared about me and wanted the best results. I was pleased to be her client and would recommend her to anyone in a minute.”Angela Lawrence

14 EVA AND MICHELLE PARTNERSHIP

Fifteen years in commercial realty Responsible for successfully managing a two million square foot real estate portfolio with Great West Life (GWL) Realty Advisors.

Michelle Way has a background that makes her an ideal partner with Eva Dalton, real estate profession-als dealing in both residential and commercial prop-erties. Among her accomplishments is an illustrious fifteen year career in the commercial real estate sec-tor. As Director of Leasing (Downtown Portfolio) GWL Realty Advisors she handled enormous challenges and responsibilities with seeming effortlessness. Advise on a multi million dollar commercial real estate transaction? No problem. Put together complex deals, pairing AAA tenants with the space for their

businesses? All in a day’s work. Earn the respect of top executives, agents and brokers? Definitely. She forged long term relationships and earned the trust and respect of her colleagues and her clients.

“I have established myself as a person of integrity who will do the work it takes to make a successful deal happen,” Michelle notes. “I was privileged to work with the smartest people in commercial real estate. Now, with Eva, I am using everything I learned in our Dalton & Way real estate work.”

Professional SkillsThe responsibility for managing extensive real estate portfolios requires excellent analytical and technical skills. Preparing and presenting the leasing budgetget

An illustrious fifteen year career in the commercial real estate sector.“Michelle makes the transaction process enjoyable. I would highly recommend her expert services.”

M I C H E L L E W AYwith recommendations along with successfully negotiating lease deals requires in depth knowledge of legal and financial aspects of the markets and the various stakeholders’ businesses. Knowledge that serves her extremely well in her current real estate transactions, residential and commercial.

Personal SkillsMichelle’s strong and warm personal skills, part of her success at GWL Realty Advisors are a perfect fit for today’s real estate market. Her in depth listening and empathy serve to foster the type of long term relation-ships that are invaluable and meaningful. Both buyers and sellers benefit.

Accolades and Endorsements“I have known Michelle for over 13 years and have had the pleasure of working with her on a number of occasions. Michelle is the consummate professional: always well researched, straightforward, honest and with a positive attitude and sense of humour, Michelle makes the transaction process enjoyable. I would highly recommend her expert services.”David JenkinsCOO, CareGo

The Personal Side of LifeMichelle is a member of the Granite Club and is a regular at Coppinwood Golf Club along with her hus-band Glenn who is a member. She and Glenn and their young son live in Leaside, giving her first hand knowledge of this fabulous neighbourhood, plus easy access to every area in the GTA.

Michelle Way Contact CardMichelle Way, Sales Representative

michelle@michelleway.com647.296.2944

Michelle is the consummate professional: always well researched, straightforward, honest and with a positive attitude and sense of humour, Michelle makes the transaction process enjoyable.

“ “

16 EVA AND MICHELLE PARTNERSHIP

Fifteen years in commercial realty Responsible for successfully managing a two million square foot real estate portfolio with Great West Life (GWL) Realty Advisors.

Michelle Way has a background that makes her an ideal partner with Eva Dalton, real estate profession-als dealing in both residential and commercial prop-erties. Among her accomplishments is an illustrious fifteen year career in the commercial real estate sec-tor. As Director of Leasing (Downtown Portfolio) GWL Realty Advisors she handled enormous challenges and responsibilities with seeming effortlessness. Advise on a multi million dollar commercial real estate transaction? No problem. Put together complex deals, pairing AAA tenants with the space for their

businesses? All in a day’s work. Earn the respect of top executives, agents and brokers? Definitely. She forged long term relationships and earned the trust and respect of her colleagues and her clients.

“I have established myself as a person of integrity who will do the work it takes to make a successful deal happen,” Michelle notes. “I was privileged to work with the smartest people in commercial real estate. Now, with Eva, I am using everything I learned in our Dalton & Way real estate work.”

Professional SkillsThe responsibility for managing extensive real estate portfolios requires excellent analytical and technical skills. Preparing and presenting the leasing budgetget

An illustrious fifteen year career in the commercial real estate sector.“Michelle makes the transaction process enjoyable. I would highly recommend her expert services.”

M I C H E L L E W AYwith recommendations along with successfully negotiating lease deals requires in depth knowledge of legal and financial aspects of the markets and the various stakeholders’ businesses. Knowledge that serves her extremely well in her current real estate transactions, residential and commercial.

Personal SkillsMichelle’s strong and warm personal skills, part of her success at GWL Realty Advisors are a perfect fit for today’s real estate market. Her in depth listening and empathy serve to foster the type of long term relation-ships that are invaluable and meaningful. Both buyers and sellers benefit.

Accolades and Endorsements“I have known Michelle for over 13 years and have had the pleasure of working with her on a number of occasions. Michelle is the consummate professional: always well researched, straightforward, honest and with a positive attitude and sense of humour, Michelle makes the transaction process enjoyable. I would highly recommend her expert services.”David JenkinsCOO, CareGo

The Personal Side of LifeMichelle is a member of the Granite Club and is a regular at Coppinwood Golf Club along with her hus-band Glenn who is a member. She and Glenn and their young son live in Leaside, giving her first hand knowledge of this fabulous neighbourhood, plus easy access to every area in the GTA.

Michelle Way Contact CardMichelle Way, Sales Representative

michelle@michelleway.com647.296.2944

Michelle is the consummate professional: always well researched, straightforward, honest and with a positive attitude and sense of humour, Michelle makes the transaction process enjoyable.

“ “

16 EVA AND MICHELLE PARTNERSHIP

The most critical part in preparing to market a home is determining the listing price.

Naturally one wants to realize the highest possible return from the property. It is obvious that pricing a home too low cannot provide the highest return. However, it is less obvious, but true, that pricing a home too high will also produce less than the best return.

The right price produces the best return.

Too high a price is costly because it causes a property to “miss the market”. When a price is too high, those buyers for whom the home would be right will not see the house because it is out of their price range. Buyers who are in the price range will not see the property as a good value based on comparables and will buy something else.

Further, agents will be reluctant to show an overpriced property, except perhaps to make a competing property look more attractive by comparison.

It is tempting to want to test the market at a high price. While there may seem to be no harm in starting high and lowering the price if necessary, testing the market can be risky. A property receives its fullest exposure during the first three weeks on the market. During this time the best buyers for the home will see the property, and if it does not appear to be a good value, these choice prospects will decide not to buy. And it is rare, that such buyers will return to the property later, even if the price is reduced.

Thus, an owner who “tests” the market, may turn away the best of his potential buying prospects. And, if an offer is made that is low relative to the asking price, the owner may turn it down, when in fact it often may be the best offer received.

The overpriced home often stays on the market and becomes “stale”. Statistics indicate the longer a house is on the market the lower the selling price is in relation to the asking price.

Evaluating a home is part science, part art. Like science, the evaluation process should be based on evidence; the price paid for comparable properties in recent sales. Since no two homes are exactly alike, however, the evidence must be evaluated to one’s home, the agent’s professional judgement is vital to successful and accurate pricing.

The right price produces the best return.That is a principle you can count on.

The Principles of PricingPricing with the CompetitionIn the final analysis, it is buyers who determine what your home is worth. How do buyers determine the value? Buyers learn about value by inspecting and comparing various homes that are for sale during the same time period. This process of comparison is used when buyers decide which homes they want to see. If your home is not priced in accordance with similar homes, you will not realize as many showings as those homes that are competitively priced. When attempting to price your home with the market, don’t rely on hearsay or rumor about recent selling prices. Get the facts by asking your Realtor for a Competitive Market Analysis (CMA)

Pricing to NegotiateTraditionally, in the home selling business, most buyers expect to negotiate. Everyone likes to think

they got a “deal”. In order to satisfy this need to negotiate, you should price your home so that you will be willing to accept the amount of negotiating, most homes sell within 5% of the asking price. A poor market will make this percentage larger while a strong market may experience more full price offers and sometimes offers above asking price.

Pricing for the Highest ReturnAlthough pricing for the competition and for negotiation are important, the asking price must deliver the highest financial return for the seller in a reasonable period of time with the least inconvenience.

Like most other facets of our lives, properly pricing a home is best done by specialists who have all the necessary tools. Retain the services of a Realtor to sell your home.

The biggest detriment to selling real estate is the all too common problem of overpricing. Anxious sellers often want to know why their property is not selling. The answer is always the same: the asking price is too high.

Why do people make the common mistake of asking too much? There are several reasons. Some owners expect their present home to bring them enough money with which to purchase a more expensive home. In other words, they just are not facing reality. Others price it too high because they have not had their property evaluated by a professional. Relying on hearsay only, they put a price on their property that does not compete with other available properties.

An asking price must satisfy three basic criteria:a) The asking price must be competitive with the asking price of similar homes.b) It must allow for some negotiations so the buyer feels that he or she struck a fair agreement.c) The final negotiated price must give the seller the highest possible return considering the condition of the property and the marketplace.

If your home is overpriced, here is the sequence of events you may expect:1) Salespeople, knowing it is overpriced, will not show your home.2) Your home will sit on the market while others around you are selling.3) Prospective buyers, seeing your home on the market for a long time, will begin to feel that there is something wrong with your home.4) You will begin to get anxious and lose patience.5) Because of the time restraints you are under, you will reduce the price below the asking price of competing properties.6) Your property will sell for a lower price than it is worth.

Time and time again it seems to happen as described above. An owner who did not know or ignores the market facts in order to try to get top dollar ends up getting less than fair value.

The 3 Goals of Pricing

Consequences of Overpricing

18 EVA AND MICHELLE PARTNERSHIP

The most critical part in preparing to market a home is determining the listing price.

Naturally one wants to realize the highest possible return from the property. It is obvious that pricing a home too low cannot provide the highest return. However, it is less obvious, but true, that pricing a home too high will also produce less than the best return.

The right price produces the best return.

Too high a price is costly because it causes a property to “miss the market”. When a price is too high, those buyers for whom the home would be right will not see the house because it is out of their price range. Buyers who are in the price range will not see the property as a good value based on comparables and will buy something else.

Further, agents will be reluctant to show an overpriced property, except perhaps to make a competing property look more attractive by comparison.

It is tempting to want to test the market at a high price. While there may seem to be no harm in starting high and lowering the price if necessary, testing the market can be risky. A property receives its fullest exposure during the first three weeks on the market. During this time the best buyers for the home will see the property, and if it does not appear to be a good value, these choice prospects will decide not to buy. And it is rare, that such buyers will return to the property later, even if the price is reduced.

Thus, an owner who “tests” the market, may turn away the best of his potential buying prospects. And, if an offer is made that is low relative to the asking price, the owner may turn it down, when in fact it often may be the best offer received.

The overpriced home often stays on the market and becomes “stale”. Statistics indicate the longer a house is on the market the lower the selling price is in relation to the asking price.

Evaluating a home is part science, part art. Like science, the evaluation process should be based on evidence; the price paid for comparable properties in recent sales. Since no two homes are exactly alike, however, the evidence must be evaluated to one’s home, the agent’s professional judgement is vital to successful and accurate pricing.

The right price produces the best return.That is a principle you can count on.

The Principles of PricingPricing with the CompetitionIn the final analysis, it is buyers who determine what your home is worth. How do buyers determine the value? Buyers learn about value by inspecting and comparing various homes that are for sale during the same time period. This process of comparison is used when buyers decide which homes they want to see. If your home is not priced in accordance with similar homes, you will not realize as many showings as those homes that are competitively priced. When attempting to price your home with the market, don’t rely on hearsay or rumor about recent selling prices. Get the facts by asking your Realtor for a Competitive Market Analysis (CMA)

Pricing to NegotiateTraditionally, in the home selling business, most buyers expect to negotiate. Everyone likes to think

they got a “deal”. In order to satisfy this need to negotiate, you should price your home so that you will be willing to accept the amount of negotiating, most homes sell within 5% of the asking price. A poor market will make this percentage larger while a strong market may experience more full price offers and sometimes offers above asking price.

Pricing for the Highest ReturnAlthough pricing for the competition and for negotiation are important, the asking price must deliver the highest financial return for the seller in a reasonable period of time with the least inconvenience.

Like most other facets of our lives, properly pricing a home is best done by specialists who have all the necessary tools. Retain the services of a Realtor to sell your home.

The biggest detriment to selling real estate is the all too common problem of overpricing. Anxious sellers often want to know why their property is not selling. The answer is always the same: the asking price is too high.

Why do people make the common mistake of asking too much? There are several reasons. Some owners expect their present home to bring them enough money with which to purchase a more expensive home. In other words, they just are not facing reality. Others price it too high because they have not had their property evaluated by a professional. Relying on hearsay only, they put a price on their property that does not compete with other available properties.

An asking price must satisfy three basic criteria:a) The asking price must be competitive with the asking price of similar homes.b) It must allow for some negotiations so the buyer feels that he or she struck a fair agreement.c) The final negotiated price must give the seller the highest possible return considering the condition of the property and the marketplace.

If your home is overpriced, here is the sequence of events you may expect:1) Salespeople, knowing it is overpriced, will not show your home.2) Your home will sit on the market while others around you are selling.3) Prospective buyers, seeing your home on the market for a long time, will begin to feel that there is something wrong with your home.4) You will begin to get anxious and lose patience.5) Because of the time restraints you are under, you will reduce the price below the asking price of competing properties.6) Your property will sell for a lower price than it is worth.

Time and time again it seems to happen as described above. An owner who did not know or ignores the market facts in order to try to get top dollar ends up getting less than fair value.

The 3 Goals of Pricing

Consequences of Overpricing

18 EVA AND MICHELLE PARTNERSHIP

Probably one of the most important decisions to make when you decide to sell your home.

Remember:• REAL ESTATE SALES PEOPLE DO NOT DECIDE

WHAT A PROPERTY WILL SELL FOR, neither does the seller. The buying public determines what they will, or will not, pay for a home.

• THE COMPARABLE MARKET ANALYSIS (CMA) shows the prices of homes in your area that have sold. It also shows the current asking prices of homes that are now for sale as well as the prices of homes did not sell.

• OVERPRICED HOMES GET OVERLOOKED. Agents don’t like to show homes that they know are priced too high. Buyers have become extremely educated as to what homes are worth.

• WELL PRICED HOMES get buyers excited to make good offers!

• OVERPRICED HOMES JUST HELP TO SELL THE COMPETITION. Buyers are comparison shoppers.

• STALE LISTINGS MAY SELL FOR LESS THAN MARKET VALUE. Often a home can end up selling for less than it would have, have it been listed competitively right from the beginning.

Pricing your home right the first time is one of the most important elements in obtaining the best possible price.

Be Sure to:• Select an experienced, full time agent

• Select an agent who has seen many of the homes in the analysis

• Be realistic when determining the value of your own home.

Pricing Your Home to Sell for the Highest Possible Price

Where the commission dollar goesWhen most people buy or sell a house they now pay a commission and it always appears to be a large amount. What most people don’t know is how that commission is distributed. Most people either don’t know or assume that it all goes to the real estate agent. This couldn’t be farther from the truth. The real estate agent gets a very small portion of the total commission.

Below is a simple chart that shows how our commission is most frequently divided. First and foremost the largest chunk goes to the agent who represents the buyer. This is as much as 42-50%, which is then split between that agent and his or her broker. Then another chunk goes to the broker of the listing agent. The remainder goes to the listing agent who then must pay for advertising, open houses, flyers, brochures, signs, websites, board membership, annual licensing fees, insurance and many other things which leave 15% or less as the actual take home “Pay” for the real estate agent.

• Leading Toronto Residential Real Estate Brokerage office since 1950

• Global affiliation with ‘Leading Real Estate Companies of the World’ and it’s Luxury Real Estate marketing division - ‘Luxury Portfolio Fine Property Collection’

• 2 non-selling division managers

• An operations manager

• Over 215 full time professional sales representatives

• In-house marketing department, mortgage broker and legal counsel

• 27 full time and part time support staff

• Full service-7 days a week

Our Fee for Service

We Cover the Whole Market

Commission Distribution

Buyer Representative’s

Brokerage

50%

Listing Brokerage

8% Professional Fees

6%Listing Marketing

7%

Business Operating Costs

8%

Agent’s Net Commission Before Tax

21%

20 EVA AND MICHELLE PARTNERSHIP

Probably one of the most important decisions to make when you decide to sell your home.

Remember:• REAL ESTATE SALES PEOPLE DO NOT DECIDE

WHAT A PROPERTY WILL SELL FOR, neither does the seller. The buying public determines what they will, or will not, pay for a home.

• THE COMPARABLE MARKET ANALYSIS (CMA) shows the prices of homes in your area that have sold. It also shows the current asking prices of homes that are now for sale as well as the prices of homes did not sell.

• OVERPRICED HOMES GET OVERLOOKED. Agents don’t like to show homes that they know are priced too high. Buyers have become extremely educated as to what homes are worth.

• WELL PRICED HOMES get buyers excited to make good offers!

• OVERPRICED HOMES JUST HELP TO SELL THE COMPETITION. Buyers are comparison shoppers.

• STALE LISTINGS MAY SELL FOR LESS THAN MARKET VALUE. Often a home can end up selling for less than it would have, have it been listed competitively right from the beginning.

Pricing your home right the first time is one of the most important elements in obtaining the best possible price.

Be Sure to:• Select an experienced, full time agent

• Select an agent who has seen many of the homes in the analysis

• Be realistic when determining the value of your own home.

Pricing Your Home to Sell for the Highest Possible Price

Where the commission dollar goesWhen most people buy or sell a house they now pay a commission and it always appears to be a large amount. What most people don’t know is how that commission is distributed. Most people either don’t know or assume that it all goes to the real estate agent. This couldn’t be farther from the truth. The real estate agent gets a very small portion of the total commission.

Below is a simple chart that shows how our commission is most frequently divided. First and foremost the largest chunk goes to the agent who represents the buyer. This is as much as 42-50%, which is then split between that agent and his or her broker. Then another chunk goes to the broker of the listing agent. The remainder goes to the listing agent who then must pay for advertising, open houses, flyers, brochures, signs, websites, board membership, annual licensing fees, insurance and many other things which leave 15% or less as the actual take home “Pay” for the real estate agent.

• Leading Toronto Residential Real Estate Brokerage office since 1950

• Global affiliation with ‘Leading Real Estate Companies of the World’ and it’s Luxury Real Estate marketing division - ‘Luxury Portfolio Fine Property Collection’

• 2 non-selling division managers

• An operations manager

• Over 215 full time professional sales representatives

• In-house marketing department, mortgage broker and legal counsel

• 27 full time and part time support staff

• Full service-7 days a week

Our Fee for Service

We Cover the Whole Market

Commission Distribution

Buyer Representative’s

Brokerage

50%

Listing Brokerage

8% Professional Fees

6%Listing Marketing

7%

Business Operating Costs

8%

Agent’s Net Commission Before Tax

21%

20 EVA AND MICHELLE PARTNERSHIP

Asking Price Comparedto Market Value

% of Potential Buyers WhoWill Look at Property

+15% 10%

-15% 90%

-10% 75%

Market Value 60%

+10% 30%

Definition of Market ValueMarket Value is the highest price estimated in terms of money which a property will bring if exposed for sale on the open market allowing a reasonable time to find a purchaser who buys with the knowledge of all the uses to which it is adapted and for which it is capable of being used. Frequently it is referred to as the price at which a willing seller would sell and a willing buyer would buy, neither being under abnormal pressure.

Pricing Pyramid

1 The MLS Contract will be submitted to the Toronto Real Estate board within 24 hours in order for the membership to access the information through their on-line computer system.

2 The “For Sale” sign and lockbox will be installed within 48 hours. (This combination can increase activity by up to 50%.)

3 Notify every Sales Associate in the Johnston & Daniel Division through our internal paging system.

4 Develop Feature and Benefit Materials and distribute to:a) Johnston & Daniel Division and Royal LePage Titlesb) Active agents in the marketc) Your home for prospective buyers and

other people.

5 Prepare your home for showing in consultation with you.

6 Develop a series of advertisements in consultation with you, the seller.

7 Submit details of your home and photographs to both the Johnston and Daniel and the Royal LePage Internet sites and if applicable, the Luxury Portfolio.

8 Strategize the optimum exposure for the first advertisement placement.

9 Facilitate and host an open house for realtors.

10 Facilitate a series of open houses for the public.

11 Prepare a “Market Update” consisting of follow ups to showings and inspections of your home plus an update on competing listings and comparable sales.

12 Follow up with the gathering of feedback from agents who have seen the property.

Marketing Plan for the Sale of Your Home

Harmonized Sales Tax ExplainedThe long standing controversy on bringing Ontario a Value Added Tax ended permanently on June 18, 2009, when the Ontario Provincial Government announced the implementation of the Harmonized Sales Tax (HST). The effective date of this new tax was July 1st, 2010.

This tax is called a Harmonized Sales Tax because it effectively replaced the 5% Federal Goods and Services Tax (GST) and the 8% Provincial Sales Tax (PST) thereby creating a combined 13% harmonized sales tax.

The HST is quite similar to the current GST, and as such it does not apply to the purchase price of resale residential properties. The tax will apply to all real estate commissions, home inspection services and legal fees which were previously exempt from PST (8%).

The largest impact to the real estate industry will be in new construction, which will include all single family dwellings, semi-detached, condominiums and even mobile homes. The new tax will capture properties that have undergone substantial renovations, as well as vacant land. When purchasing a new home, be mindful of agreement clauses referencing taxes and specifically who is responsible for the payment of such taxes (provincial versus federal).

It is important that you discuss your specific transaction with your real estate lawyer to ensure that any nuances or particulars are fully captured or addressed from the HST perspective. Please keep in mind that the tax is still subject to interpretation as revisions may still be introduced prior to implementation.

As part of the creative ways we can market your home, we make extensive use of the Internet through the World Wide Web through www.johnstonanddaniel.com your home is displayed to those looking for the very best inreal estate in Toronto. Past, present and future clients know that the beautiful homes in Toronto will be found on our World Wide Web site displayed with up to 5 photographs.

Your home is also marketed to the world at www.royallepage.ca, the second largest real estate Internet site in Canada, displaying over 20,000 properties currently listed for sale. With such an extensive selection of properties, as well as features such as mortgage calculators, a first time buyers guide, features of our cities and virtual tours of homes, www.royallepage.ca attracts over 5,500,000 visits per month, resulting in $25,000,000 in business a year

and growing.All of our multiple listing service (MLS) listings are displayed on the real estate board Internet site at www.realestate.ca and are displayed with a colour photograph of your home.

For your privacy, only the basic information about your home is displayed on the Internet, no addresses are given. Your sales representative is accessible to anyone in the world through their e-mail at agentname@johnstonanddaniel.com to promptly answer any questions about your property.

While there are still some real estate firms that have not developed Internet sites yet, there are many interesting and informative sites that can be helpful in helping you with your decision to buy or sell.

HST

Marketing Your Home on the Internet

23EVA AND MICHELLE PARTNERSHIP

Asking Price Comparedto Market Value

% of Potential Buyers WhoWill Look at Property

+15% 10%

-15% 90%

-10% 75%

Market Value 60%

+10% 30%

Definition of Market ValueMarket Value is the highest price estimated in terms of money which a property will bring if exposed for sale on the open market allowing a reasonable time to find a purchaser who buys with the knowledge of all the uses to which it is adapted and for which it is capable of being used. Frequently it is referred to as the price at which a willing seller would sell and a willing buyer would buy, neither being under abnormal pressure.

Pricing Pyramid

1 The MLS Contract will be submitted to the Toronto Real Estate board within 24 hours in order for the membership to access the information through their on-line computer system.

2 The “For Sale” sign and lockbox will be installed within 48 hours. (This combination can increase activity by up to 50%.)

3 Notify every Sales Associate in the Johnston & Daniel Division through our internal paging system.

4 Develop Feature and Benefit Materials and distribute to:a) Johnston & Daniel Division and Royal LePage Titlesb) Active agents in the marketc) Your home for prospective buyers and

other people.

5 Prepare your home for showing in consultation with you.

6 Develop a series of advertisements in consultation with you, the seller.

7 Submit details of your home and photographs to both the Johnston and Daniel and the Royal LePage Internet sites and if applicable, the Luxury Portfolio.

8 Strategize the optimum exposure for the first advertisement placement.

9 Facilitate and host an open house for realtors.

10 Facilitate a series of open houses for the public.

11 Prepare a “Market Update” consisting of follow ups to showings and inspections of your home plus an update on competing listings and comparable sales.

12 Follow up with the gathering of feedback from agents who have seen the property.

Marketing Plan for the Sale of Your Home

Harmonized Sales Tax ExplainedThe long standing controversy on bringing Ontario a Value Added Tax ended permanently on June 18, 2009, when the Ontario Provincial Government announced the implementation of the Harmonized Sales Tax (HST). The effective date of this new tax was July 1st, 2010.

This tax is called a Harmonized Sales Tax because it effectively replaced the 5% Federal Goods and Services Tax (GST) and the 8% Provincial Sales Tax (PST) thereby creating a combined 13% harmonized sales tax.

The HST is quite similar to the current GST, and as such it does not apply to the purchase price of resale residential properties. The tax will apply to all real estate commissions, home inspection services and legal fees which were previously exempt from PST (8%).

The largest impact to the real estate industry will be in new construction, which will include all single family dwellings, semi-detached, condominiums and even mobile homes. The new tax will capture properties that have undergone substantial renovations, as well as vacant land. When purchasing a new home, be mindful of agreement clauses referencing taxes and specifically who is responsible for the payment of such taxes (provincial versus federal).

It is important that you discuss your specific transaction with your real estate lawyer to ensure that any nuances or particulars are fully captured or addressed from the HST perspective. Please keep in mind that the tax is still subject to interpretation as revisions may still be introduced prior to implementation.

As part of the creative ways we can market your home, we make extensive use of the Internet through the World Wide Web through www.johnstonanddaniel.com your home is displayed to those looking for the very best inreal estate in Toronto. Past, present and future clients know that the beautiful homes in Toronto will be found on our World Wide Web site displayed with up to 5 photographs.

Your home is also marketed to the world at www.royallepage.ca, the second largest real estate Internet site in Canada, displaying over 20,000 properties currently listed for sale. With such an extensive selection of properties, as well as features such as mortgage calculators, a first time buyers guide, features of our cities and virtual tours of homes, www.royallepage.ca attracts over 5,500,000 visits per month, resulting in $25,000,000 in business a year

and growing.All of our multiple listing service (MLS) listings are displayed on the real estate board Internet site at www.realestate.ca and are displayed with a colour photograph of your home.

For your privacy, only the basic information about your home is displayed on the Internet, no addresses are given. Your sales representative is accessible to anyone in the world through their e-mail at agentname@johnstonanddaniel.com to promptly answer any questions about your property.

While there are still some real estate firms that have not developed Internet sites yet, there are many interesting and informative sites that can be helpful in helping you with your decision to buy or sell.

HST

Marketing Your Home on the Internet

23EVA AND MICHELLE PARTNERSHIP

http://www.royallepage.ca Royal LePage Real Estate Services Ltd. - Over 20,000 properties for sale all across Canada, virtual reality tours of properties, and current market information.

http://www.johnstonanddaniel.com Royal LePage, Johnston & Daniel Division. All Division listings, information on Luxury Portfolio and our Luxury Portfolio listings, virtual reality tours of properties for sale.

http://realtors.mls.ca/crea/ Canadian Real Estate Association, basic information on the housing market, Canadian Realtor News and information on home ownership issues.

http://www.oren-realestate.com/ref.html Ontario Real Estate Network’s reference library featuring advice from real estate lawyer Alan Silverstein.

http://www.ibc.ca Insurance Bureau of Canada site, clear information covering many facets of home insurance.

http://www.cmhc-schl.gc.ca Canadian Mortgage and Housing Corporation, which insures 40% of all residential mortgages. Offers information about the home buying process and the CMHC rules and regulations.

Virtual Reality Tours on the InternetNew Virtual Reality Internet Listing ServiceAs an industry leader and innovator, Royal LePage, Johnston & Daniel Division is constantly sourcing creative ways to market your home. Using Virtual Reality technology, we can effectively market your listing to the world with a Virtual Reality Tour on our internet sites located at www.royallepage.ca and www.johnstonanddaniel.com.

With over 1.5 million hits per month to our web site, Royal LePage is one of the most popular real estate corporate web sites in North America.

The Future is Now

Quick, Courteous and EffectiveYour listing agent, or a certified technician, can visit your home and film panoramic views, showing a 360 degree 3-D view of the features that make your home special.

Whether it is your garden in bloom, the warmth of your living room, the expanse of a dining room or the modern features of your kitchen or ensuites, we capture the image and using leading edge VR technology; post these images on the internet in your Virtual Reality gallery and our listing database.

The Power of the InternetA prospective purchaser with a Java-enabled Internet browser can quickly view these images on their computer and with the click of their mouse; see a 3-D scene in a complete 360-degree panoramic view of your home. They can then send a message to your salesperson to find out the details of your property and arrange a viewing in person. For more information on how we can market your property to the world, just ask your Royal LePage, Johnston & Daniel Division sales representative.

www.JohnstonAndDaniel.com • www.royallepage.ca

With all of our listings on the internet, we pay particular attention to security and privacy. No street addresses are provided and all

communications is made directly with your listing agent. Ask your Royal LePage, Johnston & Daniel Division Sales Representative about any

questions or concerns you may have about this revolutionary new technology and they will be able to explain the options that are available to you.

J&D Internet Syndication ProgramRoyal LePage/Johnston & Daniel Division (J&D) believes attaining maximum exposure for your listings locally, nationally and internationally is the wave of the future in our new global economy. Buyers are no longer just sourced from just the local markets. To capture prospective clients, the reach must now be comprehensive and widespread. In order to accomplish this objective, we ensure that your listings attain this reach through the J&D Internet Syndication Program.

Through this program, which includes many forms of Social Media distribution, your listings are propagated and displayed on the following popular web sites:

Internet Exposure

J&D Corporate Site: www.johnstonanddaniel.com

Royal LePage Corporate Site: www.royallepage.ca

J&D Real Estate Blog: www.muddyyork.com

J&D Twitter Site: www.twitter.com/johnstondaniel

MLS Site: www.realtor.ca

Toronto Region Site: www.rlpgta.com

International Relocation Network:RELO Home Search: www.relohomesearch.com

For eligible properties listed over $1,000,000:Luxury Portfolio: www.luxuryportfolio.com

Listings are also displayed on close to 200 Individual Salespeople & Broker Websites

25EVA AND MICHELLE PARTNERSHIP

http://www.royallepage.ca Royal LePage Real Estate Services Ltd. - Over 20,000 properties for sale all across Canada, virtual reality tours of properties, and current market information.

http://www.johnstonanddaniel.com Royal LePage, Johnston & Daniel Division. All Division listings, information on Luxury Portfolio and our Luxury Portfolio listings, virtual reality tours of properties for sale.

http://realtors.mls.ca/crea/ Canadian Real Estate Association, basic information on the housing market, Canadian Realtor News and information on home ownership issues.

http://www.oren-realestate.com/ref.html Ontario Real Estate Network’s reference library featuring advice from real estate lawyer Alan Silverstein.

http://www.ibc.ca Insurance Bureau of Canada site, clear information covering many facets of home insurance.

http://www.cmhc-schl.gc.ca Canadian Mortgage and Housing Corporation, which insures 40% of all residential mortgages. Offers information about the home buying process and the CMHC rules and regulations.

Virtual Reality Tours on the InternetNew Virtual Reality Internet Listing ServiceAs an industry leader and innovator, Royal LePage, Johnston & Daniel Division is constantly sourcing creative ways to market your home. Using Virtual Reality technology, we can effectively market your listing to the world with a Virtual Reality Tour on our internet sites located at www.royallepage.ca and www.johnstonanddaniel.com.

With over 1.5 million hits per month to our web site, Royal LePage is one of the most popular real estate corporate web sites in North America.

The Future is Now

Quick, Courteous and EffectiveYour listing agent, or a certified technician, can visit your home and film panoramic views, showing a 360 degree 3-D view of the features that make your home special.

Whether it is your garden in bloom, the warmth of your living room, the expanse of a dining room or the modern features of your kitchen or ensuites, we capture the image and using leading edge VR technology; post these images on the internet in your Virtual Reality gallery and our listing database.

The Power of the InternetA prospective purchaser with a Java-enabled Internet browser can quickly view these images on their computer and with the click of their mouse; see a 3-D scene in a complete 360-degree panoramic view of your home. They can then send a message to your salesperson to find out the details of your property and arrange a viewing in person. For more information on how we can market your property to the world, just ask your Royal LePage, Johnston & Daniel Division sales representative.

www.JohnstonAndDaniel.com • www.royallepage.ca

With all of our listings on the internet, we pay particular attention to security and privacy. No street addresses are provided and all

communications is made directly with your listing agent. Ask your Royal LePage, Johnston & Daniel Division Sales Representative about any

questions or concerns you may have about this revolutionary new technology and they will be able to explain the options that are available to you.

J&D Internet Syndication ProgramRoyal LePage/Johnston & Daniel Division (J&D) believes attaining maximum exposure for your listings locally, nationally and internationally is the wave of the future in our new global economy. Buyers are no longer just sourced from just the local markets. To capture prospective clients, the reach must now be comprehensive and widespread. In order to accomplish this objective, we ensure that your listings attain this reach through the J&D Internet Syndication Program.

Through this program, which includes many forms of Social Media distribution, your listings are propagated and displayed on the following popular web sites:

Internet Exposure

J&D Corporate Site: www.johnstonanddaniel.com

Royal LePage Corporate Site: www.royallepage.ca

J&D Real Estate Blog: www.muddyyork.com

J&D Twitter Site: www.twitter.com/johnstondaniel

MLS Site: www.realtor.ca

Toronto Region Site: www.rlpgta.com

International Relocation Network:RELO Home Search: www.relohomesearch.com

For eligible properties listed over $1,000,000:Luxury Portfolio: www.luxuryportfolio.com

Listings are also displayed on close to 200 Individual Salespeople & Broker Websites

25EVA AND MICHELLE PARTNERSHIP

An interested buyer will submit a legal “OFFER TO PURCHASE” on an “AGREEMENT OF PURCHASE AND SALE” form. This offer will contain written details of all provisions of the offer and will be signed and dated by the buyer. Your Realtor will formally present the offer to you to and all decision-makers. The buyer’s representative may also be present.

After receiving the offer, you have three options:1. Accept the offer.2. Reject the offer.3. Make a counter offer.

If something in the offer is unacceptable, rather than rejecting it outright, you can make a counter offer by making the changes you wish and initialing those changes. Your counter offer is then presented back to the Purchaser for them to accept, reject or “counter” back to you. This is why the form is called an “Agreement of Purchase and Sale”.

NEGOTIATING AN OFFER can take a few hours or a few days. The experience and knowledge of your Representative is critical in helping you through the process should be able to provide helpfuladvice, accurate information and assistance in professionally negotiating the best price and terms for YOU.

Seven Major Elements in an Offer

PRICE:The price a purchaser is willing to pay for your home.

DEPOSIT:The deposit shows the buyer’s good faith and will be held in trust with Royal LePage Real Estate, Johnston & Daniel Division. It will be applied against the Purchase on closing.

TERMS:Terms include everything from the financing details, closing dates, inclusions and exclusions, etc.

CONDITIONS:There may be conditions such as “subject to a home inspection” or “financing” that must be satisfied, before the home is sold firm. Your home is not really sold until all conditions have been met.

INCLUSIONS/EXCLUSIONS:Anything that is not a fixture must be noted to either stay or go. A fixture is described as anything attached to your home.

CLOSING DATE:The day title is transferred to the new owner and the funds transferred to the seller.

IRREVOCABLE DATE:The time and date the offer is considered alive. If the irrevocable date passes without acceptance by both parties, the offer is null and void.

The OfferFor the Seller

1) Legal Fees. $________. Shop around if you do not have a lawyer who specializes in Real Estate.

2) Real Estate Commission. _____%. Please discuss with your Sales Representative.

3) H.S.T. 13% of the Real Estate Commission.

4) Discharge of Mortgage. There may or may not be a penalty. Please check with your lending institution.

5) The Move. Can vary greatly depending on the method you use (i.e. renting your own truck, packing yourself, having professional movers do the whole move, etc.).

For the Buyer

1) Legal Fees. Same as for seller, plus disbursements.

2) Disbursements. Includes obtaining City Tax Certificate, City Zoning Reports, City Engineering Report,Sheriff’s Certificate, Registry Office searches, registering deed, registering mortgage, copies, postage,long distance calls, title insurance, etc.

3) Land Transfer Tax.

The formula for calculating ONTARIO is:0.5% on the first $55,000Plus 1% of the amount from $55,001 to $250,000Plus 1.5% of the amount in excess of $250,001 to $400,000Plus 2% of the amount in excess of $400,000

4) Survey. If no recent survey is available, a new one will cost approximately $1,200.00 - $1,500. Fees forlarger and recreational properties will vary and could exceed average prices. Individual quotes aresuggested.

5) Adjustments. This could be monies owing or owed for things such as pre-payment of taxes, hydro, gas,fuel oil, etc.

6) Home Inspection. If you elect to have one, it will cost a minimum of $400.00

7) Arranging the Mortgage. Usually an appraisal fee of about $200.00 plus an administration fee of about$200 - $300. A new survey may also be necessary.

8) The Move. See above

Moving Costs

The formula for calculating TORONTO is:0.5% on the first $55,000Plus 1% of the amount from $55,001 to $400,000Plus 2% of the amount in excess of $400,000

26 EVA AND MICHELLE PARTNERSHIP

An interested buyer will submit a legal “OFFER TO PURCHASE” on an “AGREEMENT OF PURCHASE AND SALE” form. This offer will contain written details of all provisions of the offer and will be signed and dated by the buyer. Your Realtor will formally present the offer to you to and all decision-makers. The buyer’s representative may also be present.

After receiving the offer, you have three options:1. Accept the offer.2. Reject the offer.3. Make a counter offer.

If something in the offer is unacceptable, rather than rejecting it outright, you can make a counter offer by making the changes you wish and initialing those changes. Your counter offer is then presented back to the Purchaser for them to accept, reject or “counter” back to you. This is why the form is called an “Agreement of Purchase and Sale”.

NEGOTIATING AN OFFER can take a few hours or a few days. The experience and knowledge of your Representative is critical in helping you through the process should be able to provide helpfuladvice, accurate information and assistance in professionally negotiating the best price and terms for YOU.

Seven Major Elements in an Offer

PRICE:The price a purchaser is willing to pay for your home.

DEPOSIT:The deposit shows the buyer’s good faith and will be held in trust with Royal LePage Real Estate, Johnston & Daniel Division. It will be applied against the Purchase on closing.

TERMS:Terms include everything from the financing details, closing dates, inclusions and exclusions, etc.

CONDITIONS:There may be conditions such as “subject to a home inspection” or “financing” that must be satisfied, before the home is sold firm. Your home is not really sold until all conditions have been met.

INCLUSIONS/EXCLUSIONS:Anything that is not a fixture must be noted to either stay or go. A fixture is described as anything attached to your home.

CLOSING DATE:The day title is transferred to the new owner and the funds transferred to the seller.

IRREVOCABLE DATE:The time and date the offer is considered alive. If the irrevocable date passes without acceptance by both parties, the offer is null and void.

The OfferFor the Seller

1) Legal Fees. $________. Shop around if you do not have a lawyer who specializes in Real Estate.

2) Real Estate Commission. _____%. Please discuss with your Sales Representative.

3) H.S.T. 13% of the Real Estate Commission.

4) Discharge of Mortgage. There may or may not be a penalty. Please check with your lending institution.

5) The Move. Can vary greatly depending on the method you use (i.e. renting your own truck, packing yourself, having professional movers do the whole move, etc.).

For the Buyer

1) Legal Fees. Same as for seller, plus disbursements.

2) Disbursements. Includes obtaining City Tax Certificate, City Zoning Reports, City Engineering Report,Sheriff’s Certificate, Registry Office searches, registering deed, registering mortgage, copies, postage,long distance calls, title insurance, etc.

3) Land Transfer Tax.

The formula for calculating ONTARIO is:0.5% on the first $55,000Plus 1% of the amount from $55,001 to $250,000Plus 1.5% of the amount in excess of $250,001 to $400,000Plus 2% of the amount in excess of $400,000

4) Survey. If no recent survey is available, a new one will cost approximately $1,200.00 - $1,500. Fees forlarger and recreational properties will vary and could exceed average prices. Individual quotes aresuggested.

5) Adjustments. This could be monies owing or owed for things such as pre-payment of taxes, hydro, gas,fuel oil, etc.

6) Home Inspection. If you elect to have one, it will cost a minimum of $400.00

7) Arranging the Mortgage. Usually an appraisal fee of about $200.00 plus an administration fee of about$200 - $300. A new survey may also be necessary.

8) The Move. See above

Moving Costs

The formula for calculating TORONTO is:0.5% on the first $55,000Plus 1% of the amount from $55,001 to $400,000Plus 2% of the amount in excess of $400,000

26 EVA AND MICHELLE PARTNERSHIP

UTILITIESCable

Hydro

Gas / Oil

Telephone

Water

Windows and Doors Shut and Locked

PROFESSIONAL SERVICESDoctor(s)

Lawyer

Dentist

Stock Broker

Accountant

Bank(s)

CREDIT CARDSChange of Address Required

CARDriver’s Licence

Registration

CAA

Insurance

Petrocan

Esso

GOVERNMENT AGENCIESPost Office

CPP

Family Allowance

Health Insurance Plan

Income Tax

Old Age Pension

Unemployment Insurance

PUBLICATIONSNewspapers

Magazines

Professional Journals

Book / Record Clubs

Mail Order Houses

INSURANCE AGENCIESCar

Household

Accident

Professional

Life

LTD

PEOPLE & ORGANIZATIONSFriends & Relatives

School(s)

Church / Synagogue

Social / Sports Clubs

Business Associates

Library

OTHERDiaper Service

Dairy

Drug Store

Dry Cleaner

Laundry

FINAL MOVING DAY CHECKAll Meters Read

Furnace

Keys Left as Arranged

Lights Turned Off

Telephone Discontinued

Moving? Remember to Notify

MO

VIN

G O

UT

MO

VIN

G O

UT

MO

VIN

G IN

MO

VIN

G IN

What You as the Seller Controls• Property Condition• Availability for Showing• Have Home Unoccupied for Showing• Price

What is Out of Your Control• Market Conditions (Buyer or Sellers Market)• Competition• Interest Rates

When it is time to list your home we have to work together as partners. Our job as your Realtor and partner is to implement a Marketing Plan that will ensure you top selling price by attracting every qualified buyer that is presently in the marketplace to your home. Our job is also to market to other Realtors that may have that perfect buyer for your home.

Your job is to ensure that your home is readily available, and properly staged for showings.

The formula for calculating ONTARIO is:• 0.5% on the first $55,000• Plus 1% of the amount from $55,001 to $250,000• Plus 1.5% of the amount in excess of $250,001

to $400,000• Plus 2% of the amount in excess of $400,000

The formula for calculating TORONTO is:• 0.5% on the first $55,000• Plus 1% of the amount from $55,001 to $400,000• Plus 2% of the amount in excess of $400,000

Provincial & Municipal

Partners in Success

Land Transfer Tax Rates

* First time buyers do not pay the new city of Toronto tax on the first $400,000 of a property purchase.

Purchase Price

Provincial L.L.T.

City of Toronto L.L.T.

TotalPurchase

PriceProvincial

L.L.T.

City of Toronto L.L.T.

Total

$55,000 $275 $275 $550 $550,000 $7,475 $6,725 $14,200

$75,000 $475 $475 $950 $600,000 $8,475 $7,725 $16,200

$100,000 $725 $725 $1,450 $650,000 $9,475 $8,725 $18,200

$125,000 $975 $975 $1,950 $700,000 $10,475 $9,725 $20,200

$150,000 $1,225 $1,225 $2,450 $750,000 $11,475 $10,725 $22,200

$175,000 $1,475 $1,475 $2,950 $800,000 $12,475 $11,725 $24,200

$200,000 $1,725 $1,725 $3,450 $850,000 $13,475 $12,725 $26,200

$225,000 $1,975 $1,975 $3,950 $900,000 $14,475 $13,725 $28,200

$250,000 $2,225 $2,225 $4,450 $950,000 $15,475 $14,725 $30,200

$275,000 $2,600 $2,475 $5,075 $1,000,000 $16,475 $15,725 $32,200

$300,000 $2,975 $2,725 $5,700 $1,100,000 $18,475 $17,725 $36,200

$325,000 $3,350 $2,975 $6,325 $1,200,000 $20,475 $19,725 $40,200

$350,000 $3,725 $3,225 $6,950 $1,300,000 $22,475 $21,725 $44,200

$375,000 $4,100 $3,475 $7,575 $1,400,000 $24,475 $23,725 $48,200

$400,000 $4,475 $3,725 $8,200 $1,500,000 $26,475 $25,725 $52,200

$425,000 $4,975 $4,225 $9,200 $1,750,000 $31,475 $30,725 $62,200

$450,000 $5,475 $4,725 $10,200 $2,000,000 $36,475 $35,725 $72,200

$475,000 $5,975 $5,225 $11,200 $2,500,000 $46,475 $45,725 $92,200

$500,000 $6,475 $5,725 $12,200 $3,000,000 $56,475 $55,725 $112,200

28 EVA AND MICHELLE PARTNERSHIP

UTILITIESCable

Hydro

Gas / Oil

Telephone

Water

Windows and Doors Shut and Locked

PROFESSIONAL SERVICESDoctor(s)

Lawyer

Dentist

Stock Broker

Accountant

Bank(s)

CREDIT CARDSChange of Address Required

CARDriver’s Licence

Registration

CAA

Insurance

Petrocan

Esso

GOVERNMENT AGENCIESPost Office

CPP

Family Allowance

Health Insurance Plan

Income Tax

Old Age Pension

Unemployment Insurance

PUBLICATIONSNewspapers

Magazines

Professional Journals

Book / Record Clubs

Mail Order Houses

INSURANCE AGENCIESCar

Household

Accident

Professional

Life

LTD

PEOPLE & ORGANIZATIONSFriends & Relatives

School(s)

Church / Synagogue

Social / Sports Clubs

Business Associates

Library

OTHERDiaper Service

Dairy

Drug Store

Dry Cleaner

Laundry

FINAL MOVING DAY CHECKAll Meters Read

Furnace

Keys Left as Arranged

Lights Turned Off

Telephone Discontinued

Moving? Remember to Notify

MO

VIN

G O

UT

MO

VIN

G O

UT

MO

VIN

G IN

MO

VIN

G IN

What You as the Seller Controls• Property Condition• Availability for Showing• Have Home Unoccupied for Showing• Price

What is Out of Your Control• Market Conditions (Buyer or Sellers Market)• Competition• Interest Rates

When it is time to list your home we have to work together as partners. Our job as your Realtor and partner is to implement a Marketing Plan that will ensure you top selling price by attracting every qualified buyer that is presently in the marketplace to your home. Our job is also to market to other Realtors that may have that perfect buyer for your home.

Your job is to ensure that your home is readily available, and properly staged for showings.

The formula for calculating ONTARIO is:• 0.5% on the first $55,000• Plus 1% of the amount from $55,001 to $250,000• Plus 1.5% of the amount in excess of $250,001

to $400,000• Plus 2% of the amount in excess of $400,000

The formula for calculating TORONTO is:• 0.5% on the first $55,000• Plus 1% of the amount from $55,001 to $400,000• Plus 2% of the amount in excess of $400,000

Provincial & Municipal

Partners in Success

Land Transfer Tax Rates

* First time buyers do not pay the new city of Toronto tax on the first $400,000 of a property purchase.

Purchase Price

Provincial L.L.T.

City of Toronto L.L.T.

TotalPurchase

PriceProvincial

L.L.T.

City of Toronto L.L.T.

Total

$55,000 $275 $275 $550 $550,000 $7,475 $6,725 $14,200

$75,000 $475 $475 $950 $600,000 $8,475 $7,725 $16,200

$100,000 $725 $725 $1,450 $650,000 $9,475 $8,725 $18,200

$125,000 $975 $975 $1,950 $700,000 $10,475 $9,725 $20,200

$150,000 $1,225 $1,225 $2,450 $750,000 $11,475 $10,725 $22,200

$175,000 $1,475 $1,475 $2,950 $800,000 $12,475 $11,725 $24,200

$200,000 $1,725 $1,725 $3,450 $850,000 $13,475 $12,725 $26,200

$225,000 $1,975 $1,975 $3,950 $900,000 $14,475 $13,725 $28,200

$250,000 $2,225 $2,225 $4,450 $950,000 $15,475 $14,725 $30,200

$275,000 $2,600 $2,475 $5,075 $1,000,000 $16,475 $15,725 $32,200

$300,000 $2,975 $2,725 $5,700 $1,100,000 $18,475 $17,725 $36,200

$325,000 $3,350 $2,975 $6,325 $1,200,000 $20,475 $19,725 $40,200

$350,000 $3,725 $3,225 $6,950 $1,300,000 $22,475 $21,725 $44,200

$375,000 $4,100 $3,475 $7,575 $1,400,000 $24,475 $23,725 $48,200

$400,000 $4,475 $3,725 $8,200 $1,500,000 $26,475 $25,725 $52,200

$425,000 $4,975 $4,225 $9,200 $1,750,000 $31,475 $30,725 $62,200

$450,000 $5,475 $4,725 $10,200 $2,000,000 $36,475 $35,725 $72,200

$475,000 $5,975 $5,225 $11,200 $2,500,000 $46,475 $45,725 $92,200

$500,000 $6,475 $5,725 $12,200 $3,000,000 $56,475 $55,725 $112,200

28 EVA AND MICHELLE PARTNERSHIP

Extending our Value Proposition

Royal LePage/Johnston & Daniel Division (J&D) believes in the power of the network and the deeper the network, the more value the network generates. In order to increase our value to our clients and sales team, J&D is continuously searching out and securing strategic partnership that support this objective.

Some of our premier strategic partners include the following:

Strategic Partners

LEGAL:Max Cohen & & Associatesmcohen@cohenlaw.ca 416-380-7551

J. Alan Hodgson alanhodgson@rogers.com 416-322-3370 x25

MORTGAGE:Darlene Hanleydhanley@orianafinancial.com 416-466-0664

David Smithdsmith@oranafinancial.com 416-323-0535

Victoria De Brun TD Mobile Mortgage Brokervictoriadebrun@td.com 416-436-7400

HOME INSPECTION:Carson Dunlop & Associatesinfo@carsondunlop.com 416-964-9415 or 800 268-7070

Pillar To Post Home InspectorsJohn McDonaldjohnmacdonald@pillartopost.com 416-500-9657

INTERIOR DESIGN AND STAGING:Sarah Riordan, KELLYGREEN CO.sarahriordan@mac.com 416-821-8585

Michelle Haber Designmhaberdesign@yahoo.com 416-909-0112

Garden Stagersinfo@gardenstagers.com 416-656-7253

FLOOR PLANS:Truplan Inc.truplan@sympatico.ca 416-573-2096

ARCHITECT:William HickHicks Partners Inc.Hicks Partners Distinctive ArchitectureHickspartners.ca info@hickspartner.ca 905-339-1212

DESIGN:Karen KayneKayne Design Inc.kaynedesign@rogers.com 416-488-0777

CONSTRUCTION, RESTORATION, PROJECT MANAGEMENT AND RENOVATION:The Dalton CompanyBuilding on PrinciplesRandy Daltonwww.daltonbuild.com Randy@daltonbuild.com 416-789-4195

MOVING:AMJ Campbell Corporate Account DivisionAlain Lambert contact@amjcampbell.com 416-321-1546 or 800-267-7222

Phillips Moving and Storage Phillipsmovingandstorage.ca 416-661-2797 or 647-693-8130

The Ultimate Service Moving Program

Royal LePage/Johnston & Daniel Division (J&D) believes in aligning itself with the best of breed companies and as such our strategic moving partner is AMJ Campbell. Since 1934 AMJ Campbell Van Lines has established itself as one of Canada’s largest coast-to-coast moving companies.

Royal LePage / Johnston & Daniel Division (J&D) announces a newly formed partnership with the YWCA Arise shelter in downtown Toronto. Named Arise for the spirit of perseverance that women who leave abuse bring to their struggle, this 27 bed shelter is making a real difference in the lives of women and children fleeing violence. With staff support available 24/7, this shelter provides on-site employment counselling, parenting support, addictions counselling trauma and mental health support to women and children using the Arise Shelter.

J&D’s support of the Arise Shelter will be funneled through the Royal LePage Shelter Foundation, Canada’s largest public foundation dedicated exclusively to supporting shelters and ending violence against women and children. Every year the Shelter Foundation raises over $1 million to provide a safe haven and new beginnings to more than 30,000 women and children each year. Brookfield Real Estate Services Fund (owner of J&D) underwrites all the administration costs, therefore 100% of every REALTOR® and support staff contribution goes directly to the cause.

As one of Royal LePage’s largest corporately owned operations, Johnston & Daniel Division’s salespeople and support staff are pleased to be giving back to the community and especially for such a deserving destination as the YWCA Arise Shelter. J&D is planning a number of fundraising initiatives throughout the coming year to create awareness and donations for the much needed shelter. We look forward to making a difference in our community.

Moving Services

Community Support

Through J&D, AMJ Campbell is able to offer our clients the “The Ultimate Service Moving Program”. This comprehensive program includes the following:

• A hassle-free move with nation-wide from AMJ Campbell

• Select hand-picked professional crews exclusive to J&D clients

• 15% discount off published rates for local moves

• Free wardrobe service on local moves (up to 6)

• At least a 55% linehaul discount on long distance moves (for moves exceeding 2100 lbs)

• Free Air Canada Aeroplan miles

• Modern climate-controlled storage facilities

• Cross-border services are also available

To find out more about the Ultimate Service Moving Program, contact Alain Lambert in the AMJ Campbell Corporate Account Division at 1.800.267.7222 or 416.321.1546.

30 EVA AND MICHELLE PARTNERSHIP

Extending our Value Proposition

Royal LePage/Johnston & Daniel Division (J&D) believes in the power of the network and the deeper the network, the more value the network generates. In order to increase our value to our clients and sales team, J&D is continuously searching out and securing strategic partnership that support this objective.

Some of our premier strategic partners include the following:

Strategic Partners

LEGAL:Max Cohen & & Associatesmcohen@cohenlaw.ca 416-380-7551

J. Alan Hodgson alanhodgson@rogers.com 416-322-3370 x25

MORTGAGE:Darlene Hanleydhanley@orianafinancial.com 416-466-0664

David Smithdsmith@oranafinancial.com 416-323-0535

Victoria De Brun TD Mobile Mortgage Brokervictoriadebrun@td.com 416-436-7400

HOME INSPECTION:Carson Dunlop & Associatesinfo@carsondunlop.com 416-964-9415 or 800 268-7070

Pillar To Post Home InspectorsJohn McDonaldjohnmacdonald@pillartopost.com 416-500-9657

INTERIOR DESIGN AND STAGING:Sarah Riordan, KELLYGREEN CO.sarahriordan@mac.com 416-821-8585

Michelle Haber Designmhaberdesign@yahoo.com 416-909-0112

Garden Stagersinfo@gardenstagers.com 416-656-7253

FLOOR PLANS:Truplan Inc.truplan@sympatico.ca 416-573-2096

ARCHITECT:William HickHicks Partners Inc.Hicks Partners Distinctive ArchitectureHickspartners.ca info@hickspartner.ca 905-339-1212

DESIGN:Karen KayneKayne Design Inc.kaynedesign@rogers.com 416-488-0777

CONSTRUCTION, RESTORATION, PROJECT MANAGEMENT AND RENOVATION:The Dalton CompanyBuilding on PrinciplesRandy Daltonwww.daltonbuild.com Randy@daltonbuild.com 416-789-4195

MOVING:AMJ Campbell Corporate Account DivisionAlain Lambert contact@amjcampbell.com 416-321-1546 or 800-267-7222

Phillips Moving and Storage Phillipsmovingandstorage.ca 416-661-2797 or 647-693-8130

The Ultimate Service Moving Program

Royal LePage/Johnston & Daniel Division (J&D) believes in aligning itself with the best of breed companies and as such our strategic moving partner is AMJ Campbell. Since 1934 AMJ Campbell Van Lines has established itself as one of Canada’s largest coast-to-coast moving companies.

Royal LePage / Johnston & Daniel Division (J&D) announces a newly formed partnership with the YWCA Arise shelter in downtown Toronto. Named Arise for the spirit of perseverance that women who leave abuse bring to their struggle, this 27 bed shelter is making a real difference in the lives of women and children fleeing violence. With staff support available 24/7, this shelter provides on-site employment counselling, parenting support, addictions counselling trauma and mental health support to women and children using the Arise Shelter.

J&D’s support of the Arise Shelter will be funneled through the Royal LePage Shelter Foundation, Canada’s largest public foundation dedicated exclusively to supporting shelters and ending violence against women and children. Every year the Shelter Foundation raises over $1 million to provide a safe haven and new beginnings to more than 30,000 women and children each year. Brookfield Real Estate Services Fund (owner of J&D) underwrites all the administration costs, therefore 100% of every REALTOR® and support staff contribution goes directly to the cause.

As one of Royal LePage’s largest corporately owned operations, Johnston & Daniel Division’s salespeople and support staff are pleased to be giving back to the community and especially for such a deserving destination as the YWCA Arise Shelter. J&D is planning a number of fundraising initiatives throughout the coming year to create awareness and donations for the much needed shelter. We look forward to making a difference in our community.

Moving Services

Community Support

Through J&D, AMJ Campbell is able to offer our clients the “The Ultimate Service Moving Program”. This comprehensive program includes the following:

• A hassle-free move with nation-wide from AMJ Campbell

• Select hand-picked professional crews exclusive to J&D clients

• 15% discount off published rates for local moves

• Free wardrobe service on local moves (up to 6)

• At least a 55% linehaul discount on long distance moves (for moves exceeding 2100 lbs)

• Free Air Canada Aeroplan miles

• Modern climate-controlled storage facilities

• Cross-border services are also available

To find out more about the Ultimate Service Moving Program, contact Alain Lambert in the AMJ Campbell Corporate Account Division at 1.800.267.7222 or 416.321.1546.

30 EVA AND MICHELLE PARTNERSHIP

For a truly different real estate approach experience

“The Dalton Way Partnership”.

Royal LePage J&D Division, Brokerage, 477 Mt. Pleasant Rd., Toronto, ON M4S 2L9 416.489.2121

Eva Dalton, Salesperson • eva@evadalton.com • 416.399.6721

Michelle Way, Salesperson • michelle@michelleway.com • 647.296.2944

D A L T O N A N D W A Y . C O M