I’ve been noticing a little bit of a trend lately. Many sellers are hoping to capitalize on the hot real estate market but have tenancies in place.

In these situations, the seller can either wait the appropriate amount of time to legally end the tenancy in place or list it with tenants.

Ideally, before you list a property your home is vacant so you can have staging and a professional cleaner in. Not only will this make your home look its best, but it is also easier to show your home and easier for interested buyers to closer quicker. Listing your home with a tenant can create additional challenges, but sometimes it is the only option. If you do want to list your tenanted home, here are some helpful tips to keep in mind.

Work with an experienced Realtor

Real estate is one of the biggest investments and decisions most people will make in their life. It is crucial that you have a Realtor on your side to help you navigate your local market and make informed decisions. When finding the right Realtor for your situation, ask if they have ever worked with tenants before and how they navigate the challenges. Your Realtor should have a good understanding of the BC Tenancy Act and will help protect you from any legal action.

Understand the BC Tenancy Act

The BC Tenancy Act, linked here, is the legal guidelines that must be followed when listing your tenanted property for sale. These guidelines go into depth on the amount of notice that must be given for each type of lease, as well as, the rules which must be followed by the tenants, the landlord, and the real estate agent. Be sure to give this a deep read so you understand how to work with your tenants while your home is on the market and how to legally.

Be Open & Transparent

Everyone appreciates being kept in the loop. Let your tenants know ASAP if you are planning on listing your property. This will give them more time to start making arrangements. Have an open conversation about what your expectations and goals are with this sale. Why are you selling? What do you think the timeline will be for closing?

Most tenants will appreciate the honesty and be happy to work with you.

Consider introducing your tenants to your real estate agent. That way your tenants can direct questions to them that you may not know the answer to. This will also give them a touch point person to voice any concerns to. If your tenants feel involved in the process it is more likely that they will be helpful while your home is on the market.

Respect their schedules

If you have tenants, your home is also their home, and no one wants to feel uncomfortable at home! Ask your tenants about the best method of communication to use with them to request access.  Have a conversation with your tenants about what you can both expect while your home is on the market. Get your tenants to share their schedules so you and your Realtor can try to navigate showings while they are already out of the house.

Sometimes, finding a time that works for potential buyers and your tenant isn’t possible. . Ideally, your tenant is willing to work with you and either step out or be respectful while the home is being shown. If your tenant is being less cooperative, know your rights. You are entitled to show the home if you give them 24 hours’ notice.

Make it easy

In a perfect world, your tenants are clean and tidy people and have lots of time to help your home looks its best for showings. Unfortunately, this is rarely the case. Most tenants have their own busy lives to worry about and won’t bother to do a deep clean before your home is listed. Offer to get the carpets and the home professionally cleaned before it’s listed, your tenants will appreciate this and so will potential buyers.

Give as much notice for showings as possible so that your tenants can tidy up or make arrangements. Consider offering a free lunch or even a night at a hotel if there is a certain day that there will be multiple showings or an open house. If you can, offer to reduce rent a bit if they agree to help tidy up the property. Giving a little bit and being generous can make the transaction much more smooth for you.

If it goes wrong…

Keep in mind that no one wants to move or be uprooted. Having your house listed can bring up a lot of negative emotions for your renters. Despite your best efforts, they may still be uncooperative. If a tenant unreasonably refuses access to show the unit or provides misleading or inaccurate information to prospective buyers, the landlord could:

Make sure you and your Realtor have a game plan in place to deal with the tenants BEFORE you list. This can help your home earn more money and be a much less stressful experience.


If you’re thinking of listing your tenanted property email me at madison@madisonperry.com for more tips and advice.

Vallea Lumina!

Looking for a unique, illuminating activity to do over the holidays?! Vallea Lumina is it! Operating over the winter season, it turns the woods into a truly magical place. The whole experience takes place on trails that wind through the forests in Whistler. The beginning is at The Adventure Group’s Basecamp which is only a 10 to 15-minute drive from the Village. Vallea Lumina is a 1.5 km pathway through an old-growth forest that will take visitors of all ages on an hour-long night walk in pursuit of hidden wonders, telling a story that unfolds in chapters along the way.

Did you know that “Moment Factory”, a global leader in video, lighting, sound and special effects creates this magical world.

Check out their website for more details and information: https://vallealumina.com/

Whistler- Blackcomb is one of the finest and most luxurious ski resorts in the world. In the skiing community, Whistler-Blackcomb is well-known for offering massive snowfalls, unlimited access to the backcountry and slack country, and a huge area to ski with varied terrain.

All of these factors attract hundreds of thousands of snow bunnies to the resort each winter season. Despite being a top destination ski hill, not everyone is able to get out to enjoy the slopes. For those who prefer not to ski or snowboard this list of activities is for you!

1. Satisfy your need for speed with a Snowmobile Tour

Whistler has numerous companies that offer snowmobile tours for all skill levels! This is a great way to go fast and see some beautiful sights without strapping into bindings. Different tour packages may even include a fondue dinner or sunset views! There is so much variety in packages so you’ll be sure to find one that works for you.

2. Explore an ice cave with Blackcomb Helicopters

Have you ever wanted to see more? Helicopter tours offer a unique perspective of the beautiful Sea to Sky region from a comprehensive birds-eye view. Tours will allow you to do a full flyover of the wonders of Whistler. Upon landing you can explore a Glacial ice cave, that is thousands of years old! This is truly an incredible experience and will leave a lasting memory.

3. Try a new winter sport with the Whistler sliding center

Whistler’s Olympic history can be seen throughout the village. We even have an Olympic sliding Center from the 2010 Winter Games here! You can try Luge, Skeleton, or Bobsled on the icy track. You’ll have a blast learning a new sport and traveling at incredible speeds!

4. Relax and indulge at a spas

I’ve posted before about the incredible spas we have here in Whistler. There really are some 5-star treatments here in town that will rejuvenate your mind, body and soul. Treat yourself You’re on vacation!

Find the right spa for you, click my Spa blog post here.

Pictured: The Spa at Nita Lake Lodge

5. Get out on snowshoes

So maybe skiing is not for you, but you still want to get outside and enjoy the fresh air, why not get out on snowshoes? Many different companies in Whistler offer rentals for snow shoes or guided snowshoe tours. Enjoy the freedom to explore at your own pace by renting your own snowshoes or go on a guided tour to get some tips and see some beautiful exclusive trails.

6. Let your inner lumberjack out with axe throwing

Is there anything more Canadian than putting on your plaid flannel shirt and throwing an axe at a log as hard as you can? Experience peak Canadian with Forged Axe throwing in Function Junction. This is a great activity to practise alone, but even more fun with friends. Convenitley located next to Coast Mountain Brewery, you can celebrate your lumberjack skills with a flight of local craft beer.

7. Aprés, Aprés, Aprés

Aprés all day! Whistler is not only famous for its skiing. We are also well known fo our amazing bars and restaurants. When the mountain closes, the party begins! If you’re looking for rowdy crowd check out GLC, Duhb Linn Gate or Longhorn Saloon, for a curated cocktail head to FireRock Lounge, Raven Room or The Mallard Lounge and for a laid back local atmosphere, check out RMU, Crystal Lounge, or Brick Works. What ever your style, you’re sure to have a great time.

Pictured: Longhorn Saloon

8. Look at some masterpieces at the Audain Museum

Did you know Whistler is home to a famous art museum? The Audain Museum is funded by Vancouver’s very own Audain family and features works from private collections as well as touring exhibits. Here you will find a large collection of traditional native art, classic Canadian pieces, and contemporary collects. The instagramable architecture alone is worth the visit.

9. Stroll through Valle Illumina

Valle Illumina is a surreal and truly unique experience. This holographic, laser light show is set in the forest of Cougar Mountain. As you walk through the trees., you’ll be greeted by magical talking trees, dancing campfires, neon fish, and millions of fireflies. This interactive walk is about 2 km and is self-guided so you can move at your own pace. With minimal incline and maintained trails, this path is family-friendly and can be enjoyed by all fitness levels.

10. Practise your back-hand at the racket club

If winter sports aren’t your thing, maybe stick with summer sports. Whistler has an awesome racket club with lots of indoor tennis courts to play on. Hone your skills with a private coaching session or team up for a match.

If tennis isn’t your thing, the racket club also features ax throwing,  a cafe, farmers markets, roller discos, pickle ball, and house DJs to get you into the groove. The Whistler Racket Club is open for all ages and skill levels, be sure to check it out.

Are you thinking of listing your home this holiday season?

If you are thinking of listing your property, now may be the time to do it! In the Sea to Sky, the holidays are a great time to get a lot of exposure and open up a wider buying pool for your property. Many buyers are hoping to find a last-minute ski chalet so they can get the most out of the ski season. As a Whistler Realtor, I love listing properties over the holiday season. With snow on the mountains and lights throughout the villages, the Sea to Sky corridor really sparkle this time of year.

Some Sellers are deterred from listing during this time of year because they still want to decorate and enjoy their holidays. Luckily, the right decorations can actually be a big bonus and work with your home to help get top dollar! Here are some helpful tips for sellers who still want to decorate!

1. Set the stage

Before you go around and add decorations, make sure you have a solid base. This means your home should be professionally cleaned and staged. I have written posts in the past about the importance of staging and am constantly telling my clients how beneficial it is. Making sure you have the right furniture and placements in a clean space is step number one for holiday sellers.

2. Stay neutral

You may celebrate Christmas, Haunaka, Kwanza, or something else; but the person who buys your home may not celebrate the same thing. Keeping decorations religiously natural can help buyers imagine their family celebrating their traditions in that space. Small key pieces like a manger or menorah are okay, as long as they don’t overpower the space or take away from the rest of the home. Not sure what’s religiously neutral? No one is offended by snowflakes or nutcrackers!

3. Less is more!

The holidays are a time for sentimentality. You may have boxes full of crafts from your kids, heirlooms from relatives and fun, brightly coloured knick-knacks that you’ve collected over the years, however heartfelt these objects are, they will not help sell your home! Try to really restrict what you bring out this year. Pick a few key pieces to work around and pack away the rest. Buyers are here to see your property, not your personal possessions. It can be distracting and look cluttered if there are too many decorations.

4. Pick a colour scheme

This ties into the “less is more” idea. Too many colours and tones can be very overwhelming and take away from your property. Colour can impact mood and perception. It’s a good idea to think about how you want potential buyers to feel when they enter your home and utilize colours that create those moods. A palette for decorations should also work with the existing colours of the space. Make sure to consider the rest of the home before jumping in with decorations. Picking the right colour scheme will help make your decorations feel cohesive and give your space good energy.

5. Keep it classic

We all have our own personal styles and preferences. It’s therefore important to try to appeal to as many styles and preferences as possible. Classic, timeless decor is always the best for listing your home. Think; real garlands, light natural or metallic colours and gold or white string lights, simple baubles, wreaths and candles.

6. Size matters

When it comes to decor, size matters! The right proportions can make a space feel larger and highlight key features. A tall tree can emphasize the height of the ceiling, just make sure there is a gap at the top and the base isn’t too wide. Use your decor to accentuate the key features and space of your home. Make sure there is symmetry and balance with the height and size of your decorations.

7. Don’t forget about first impressions!

First impressions are KEY for sellers. Perceptions are made within 8 seconds of being in a new space. This is why it is incredibly important that you make every one of those seconds count! If you are decorating the exterior of your property keep lights minimal and a neutral colour. A fresh wreath on the front door or some winter greens in planters can also be a nice touch! Don’t bring out the inflatables or signs this year. The exterior of your property sets the overall impression of your property so be sure to make it look its best!

Looking to list?

I am always available for a complimentary home evaluation and market advice!

We are officially in the count down to Christmas! ‘Tis the time of year of snow-capped mountain views, crunchy powder beneath your boots, lights strung up throughout the Village and of course thinking about what gifts to get your loved ones. The Village is packed with local artists and amazing shops to get your gift shopping done locally. Here are just a few local shops that I love and know you will too! There really is something for everyone with a wide range of gifts from toys for the little ones to home décor for your hosting gifts.

Get The Goods

This store offers a huge selection of gifts from all over the globe! They have some beautiful pieces and I know you will find something for someone. The store is located in Creekside with easy ski-in/ski-out access so you can pop in after your day on the slopes.

Three Singing Birds

This little boutique is truly a one-of-a-kind boutique shop with two locations in Whistler – one in Whistler Marketplace and another at Fairmont Chateau Whistler. Their shelves are jam-packed with the trendiest gifts from local candles and cosmetics to beautiful illustrations and handmade greetings cards. They clothing they offer is distinct, unique and top-notch quality…. somewhere to find a gift for that very special person in your life.

Nootka And Sea

Located in Squamish, Nootka and Sea carries all-natural skincare and aromas made locally right in Squamish. This beautiful shop has a west coast feel and I personally love it! Shopping here is easy with the self-care items, the most beautiful home goods and even a plethora of houseplants.

It is no secret that we are dealing with a hot seller’s market in 2021. Especially here in Whistler!

Here are some tips and advice to head to when trying to buy during this kind of real estate trend.

Don’t Be Shocked to Pay More Than the Asking Price

Most likely, you will need to make the best offer to your ability if you are serious about a specific property, and that may be over the listed asking price.

Geography Affecting Pricing May Be Less of  a Factor

Typically the location of your home to your workplace and workplace epicentres like city centres, had a large impact on the property value. As there has been a large shift in working from home in industries where location of the work being done isn’t as important, you may see communities that were once lower valued based on geographical location, will raise in value as buyers geographical requirements change as well.

Here are some additional strategies for buying in a hot market

  • Get mortgage preapproval- This is important in any buying market, but especially important in a hot market.
  • Look for homes under your budget so you have room to bid up. Wiggle room is key in these negotiations.
  • If you are borrowing money for any part of the buying process, have it secured and in your possession before you’re ready to present an offer.
  • Get the best real estate agent possible. An excellent real estate agent is every buyer’s secret weapon. They’re not only great negotiators and have a solid understanding of the neighborhood you’re interested in, but they also have terrific connections, which will benefit you.
  • Don’t fall in love with just one house, or at least try not to! In a hot market there may be many offers presented and not accepted. Keep your options open that if the one you’re hoping for doesn’t work out, there is another one out there that is meant for you!
  • Expand your search. You may have your heart set on a specific area or location, however there may be the perfect property for you located just out of that area. Have an open mind and a wide search location.

Ok, that’s all I have for today, stay tuned for more tips on hot seller’s markets coming soon!

And if you ever need a Whistler Realtor who knows how to secure a home in a hot market, give me a call!