Smart Steps to Get Your Home Market-Ready

Tanya Toye • February 11, 2026

Thinking About Selling Your Home? Start With These 3 Key Questions

Selling your home is a major move—emotionally, financially, and logistically. Whether you're upsizing, downsizing, relocating, or just ready for a change, there are a few essential questions you should have answers to before you list that "For Sale" sign.


1. How Will I Get My Home Sale-Ready?

Before your property hits the market, you’ll want to make sure it puts its best foot forward. That starts with understanding its current market value—and ends with a plan to maximize its appeal.


A real estate professional can walk you through what similar homes in your area have sold for and help tailor a prep plan that aligns with current market conditions.


Here are some things you might want to consider:

  • Decluttering and removing personal items
  • Minor touch-ups or repairs
  • Fresh paint inside (and maybe outside too)
  • Updated lighting or fixtures
  • Professional staging
  • Landscaping or exterior cleanup
  • High-quality photos and possibly a virtual tour


These aren’t must-dos, but smart investments here can often translate to a higher sale price and faster sale.


2. What Will It Actually Cost to Sell?

It’s easy to look at the selling price and subtract your mortgage balance—but the real math is more nuanced.


  • Here's a breakdown of the typical costs involved in selling a home:
  • Real estate agent commissions (plus GST/HST)
  • Legal fees
  • Mortgage discharge fees (and possibly a penalty)
  • Utility and property tax adjustments
  • Moving expenses and/or storage costs


That mortgage penalty can be especially tricky—it can sometimes be thousands of dollars, depending on your lender and how much time is left in your term. Not sure what it might cost you? I can help you estimate it.


3. What’s My Plan After the Sale?

Knowing your next step is just as important as selling your current home.


If you're buying again, don’t assume you’ll automatically qualify for a new mortgage just because you’ve had one before. Lending rules change, and so might your financial situation. Before you sell, talk to a mortgage professional to find out what you’re pre-approved for and what options are available.


If you're planning to rent or relocate temporarily, think about timelines, storage, and transition costs.


Clarity and preparation go a long way. The best way to reduce stress and make confident decisions is to work with professionals you trust—and ask all the questions you need.


If you’re thinking about selling and want help mapping out your next steps, I’d be happy to chat anytime. Let’s make a smart plan, together.


Tanya Toye

Mortgage Broker

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Need Funds Between Buying and Selling? Here’s How Deposit Loans & Bridge Financing Help

By Tanya Toye • August 5, 2026
You’ve outgrown your current home. It no longer fits your life, so moving makes sense. And you’re not interested in juggling two properties. Selling first and buying something new feels like the right move. Ideally, you want possession of the new home before leaving the old one. That overlap makes moving easier, reduces stress, and gives you time to paint, renovate, or settle in before the boxes arrive. But there’s a common challenge. What if the down payment for your next home is tied up in the equity of the one you’re selling? That’s where bridge financing comes in. How bridge financing works Bridge financing temporarily unlocks equity from your current home once it has a firm sale . It bridges the gap between selling your existing property and purchasing your next one, allowing you to use that equity toward your down payment. What about competitive markets? In a hot market, a strong offer often means a larger deposit . If you don’t have that cash sitting in your account, but you do have equity, a deposit loan can help you compete with confidence. The non-negotiable requirement To qualify for bridge financing or a deposit loan, your current home must have a firm, unconditional sale . No firm sale = no bridge or deposit loan. Lenders need certainty to calculate available equity and manage risk. Bottom line A firm sale is the key that unlocks bridge financing and deposit loans. If you’re planning a move and want to understand how these options could work for you, let’s talk. I’m always happy to walk you through your options and help you plan your next step with confidence.

When Love & Homeownership Collide

By Tanya Toye • July 30, 2026
Buying a home is one of life’s biggest accomplishments. Finding someone you want to build a future with is another. If you’ve achieved both, congratulations! Owning real estate before entering a serious relationship can provide a strong financial foundation for your future together. However, while no one wants to think about the possibility of a relationship ending, it’s important to understand how your home could be affected if it does. In British Columbia, family property laws can become complex when couples separate. Depending on your circumstances, a home that one partner owned before the relationship may not remain entirely separate property. In some cases, any increase in the property’s value during the relationship or other financial contributions made by a partner could become part of a property division discussion. Factors such as whether you’re married or in a common-law relationship, how long you’ve lived together, whether you’ve combined finances and whether your partner has contributed to mortgage payments, renovations or maintenance can all influence the outcome. This isn’t meant to discourage anyone from building a life together. Rather, it’s a reminder that planning ahead is just as important in your personal life as it is in your financial life. Protecting yourself with a cohabitation or prenuptial agreement One option some couples consider is a cohabitation or prenuptial agreement. These legal agreements can clearly outline how assets, including real estate, would be treated if the relationship ended. Having these conversations early, while they may feel uncomfortable, can provide clarity and help avoid costly disputes down the road. From a mortgage perspective, it’s also worth thinking carefully before making changes to your home’s ownership or mortgage. Adding a partner to the title, refinancing together or using your home’s equity for joint expenses are significant financial decisions that can have long-term implications beyond your monthly mortgage payment. Before making any major changes, speak with both a family lawyer and your mortgage broker. Your lawyer can explain your legal rights and responsibilities under British Columbia law, while your mortgage broker can help you understand how changes to ownership, refinancing or borrowing against your home could affect your financial goals. Protecting the home you’ve worked so hard to purchase doesn’t mean you expect the worst. It simply means you’re making informed decisions about one of your largest investments. If you’re considering adding a partner to your mortgage, refinancing together or simply want to understand your options, I’d be happy to help you navigate the mortgage side of the conversation and connect you with the right professionals as needed. A little planning today can help provide greater peace of mind for whatever the future holds. 604-788-8693 | tanya@tanyatoye.ca