5 Things to consider when investing in a Muskoka Property with a friend

Friendship HandshakeBuying a cottage or a rental investment property in Muskoka can be a smart financial move. As you pay down the debt, you build equity in a property that will in all likelihood appreciate in value over time.

There are the tax benefits in most cases as you can deduct your rental expenses from any income you earn, including items such as mortgage interest, property taxes, insurance, repair and maintenance costs, and property management, all of which saves you money at tax time. The primary benefit of course is the revenue stream it will generate. However, as owning investment property requires an investment of time and effort as well as money, choosing to share that burden with a friend can make sense. This is definitely appealing but it will come will with some challenges.  Here are five things to give serious consideration to before investing in real estate with a friend.

 1. Your Mortgage Rate Will be Tied to Both Credit Reports

When applying for financing on a property purchase both you and your friend’s credit history will be used.  If one of you has bad credit it can negatively affect the mortgage terms, including the interest rate that you pay on the loan. Remember that even a minor change in interest of even 0.5% will make a big difference in the amount due every month on your mortgage and in the total interest you’ll pay over the life of the loan.

2. You Risk Your Good Credit Rating

When both you and your friend are listed on the mortgage, you are both responsible for making payments. If the mortgage falls behind for whatever reason, the lender will report both of you to the credit agencies for non-payment even if it is not you personally in default. Because both names are on the mortgage, your friend’s non-payment could end up costing you big on your credit report and significantly affect your future potential to borrow money for your personal requirements.

3. You May Have Challenges Getting Other Loans

Assuming there are no issues and you and your friend split the mortgage payment each month 50-50 with no defaults you still need to know that each of you alone is responsible for the entire mortgage payment.  To a new lender, say, for a car loan or a personal home purchase, this can have a substantial impact. They will include the whole payment amount of that mortgage in the debt-to-income ratio calculation and it may make it difficult to qualify for other loans.

4. No “Easy Button” for Moving Out

If you rent an apartment or house with a friend, it’s usually easy to walk away if the two of you no longer get along, or if you just decide to move. Not so with a mortgage. Since both of your names are on the title of the property and the mortgage, you are both responsible for making the payments. To get one of the names off the mortgage and deed, you have to sell the house on the open marker or one to another. Selling on the open market can take time and sometimes even result in a loss if the market conditions are not ideal.

It’s a good idea to have a written agreement in place that details your agreed-upon exit plan should one of you decide to move on. The agreement should also cover what happens if either of you dies. Does the survivor become the sole owner, or does he or she need to buy out the heirs of the deceased partner? What percentage of the property you each own? Will the property be sold, and if so, how will the proceeds be divided?

Another good idea for financial protection is for both parties to purchase life insurance on the mortgage in case of death.

5. Disagreement Over Responsibilities

A great friendship can be quickly tested if there are any disagreements over who is responsible for a property related undertaking.  Payment of utilities and taxes, maintenance, hiring support help when required, budgets for work required and other items that need attending to in a timely fashion are all potential sources of conflict.  To avoid this, include in your written agreement details regarding the breakdown of expenses, how repairs and maintenance will be handled (who will do the work, and how the costs will be shared), plus how deductions will be claimed (e.g., who gets to claim the mortgage interest deduction or whether you split it in some way).

The Bottom Line

Buying an investment property with a friend will have lots of benefits:

  • It should be easier to qualify for a mortgage
  • you get to share all the monthly expenses, including utilities, maintenance/repair costs and the mortgage payment.
  • you get to build equity as you pay down the loan.

This kind of purchase will also have some challenges and it is important to make a well thought-out and informed decision.  Do your homework ahead of time, and make sure you and your friend both have the income to meet the monthly expenses of the investment without relying on any potential income from it.

Most importantly, protect your friendship and avoid trouble down the road by having a written agreement.  It is a good idea to hire a lawyer to write a comprehensive agreement that details who is responsible for what, what happens if one of you wants to move on, and how the property will be handled if one of you passes away.

If you and a friend have been pondering this type of partnership I would be delighted to help you find the perfect property, call or email me today!

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Getting ready to sell your Muskoka Home This Spring

Curb Appeal - Karen ActonMy years as a Muskoka Realtor have taught me many things and one of the most important things I have learned is that buyers have choices even in a “Hot Market” and they make decisions about a property almost as soon as they see it. Here are some tips for getting your property sold and making sure that you are not being eliminated in the first 5 minutes of exposure to a buyer.

You only get ONE first Impression

Remember that buyers have choices and you want them to choose your home not the one down the road. They make decisions about a property within a blink of an eye. So you want your home or cottage to look spectacular from the moment they first see it whether that is on-line or in person.

Staging is about condition more than décor

Your home needs to look and feel good but remember buyers are savvy and most often are represented by a Realtor – they will deduct from the offer price their own “perceived value” for things that need repair or maintenance. Repair anything that needs it, replace any fixtures that look dated and clean like your life depends on it. Elbow grease is cheap and adds tons of value. Remember, buyers are buying their new house not your old one.

 Update the kitchen

This is usually the most important room in the house to a buyer. If they fall in love in the kitchen they will often compromise in other areas on their “must have” list.  Remember fresh clean and bright are always in style. Even if the budget will not allow for big changes clean and clear countertops, add new door knobs on the cabinets and drawers and if possible consider new flooring and countertops.

 Bathrooms are the second most important room in the house

If you have the budget for it, upgrade what you can, at least in the main bath. The same principle of fresh clean and bright applies here too. Consider changing the old cabinet-style sink for a pedestal or furniture sink and remember storage is vital. Make sure linen storage is organized and accessible.

Make bedrooms neutral

Do not assume that a buyer will be able to envision their belongings in your rooms.  Very often they can’t especially when they are faced with strong colours and lots of clutter. You have a five-minute opportunity to get this house sold so if doing some simple fixes in paint colour and or décor will help, it is wise to make the effort.

 It’s NOT Personal

Your plan is to move so pack up the personal stuff before you list. Go through each room and take a moment to remember and then pack the sentimentality away.  What stirs your heart can cloud the judgement of a potential buyer. Remove and store as many personal items as possible including family photos, certificates awards and diplomas.

 Pack it NOW

Get a head start on your move. Start deciding what you want to keep/donate/discard. Pack it up and get it out into a storage space. Your closets and cupboards will look bigger and more organized. Storage space is one of the most frequently requested interior features.

The nose knows!

More and more people are suffering from allergies. Worldwide, sensitization rates to one or more common allergens are approaching 50 per cent.  So it is quite possible that a future buyer will be a sufferer.  Remember when you live in your house you will not be able to smell what others do.  The best option is no smells at all rather than the cloying smell of a chemical air freshener.  Open windows when the season allows, if you have pets, remove them from the property for the duration of the sales process if possible and definitely for showings. Hopefully you have family who will help out with this. A good vacuum cleaner will help remove pollens and dander and you will need to do it often and always prior to a showing.

 Let there be light

Make sure every light bulb is energy efficient and at the highest wattage the fixture will take. Clean all the fixtures for maximum sparkle. Turn on lights before you leave for the showing so every room is bright for the buyers to see.

 Curb appeal

Before a potential buyer will even think about viewing your property they will often drive by it and half of them will do it at night. That means you need to put considerable thought into creating great curb appeal. Never underestimate its power. Curb appeal done well is like gift wrapping on a present. The National Association of Realtors says, “Great curb appeal sells more than half of all houses that go on the market.” Outdoor lighting is important. Light up the porch or entrance way making sure that the address numbers of the house are illuminated and visible. Consider lighting pathways and perhaps a spot light feature of the property like a beautiful tree or the front façade.   Curb appeal includes the outdoor living features on the property too.  This is one of the most undervalued aspects of market preparedness that will add dollars to your bottom line. Ninety five per cent of people surveyed said outdoor living amenities are vital. Outdoor allure also includes balconies, decks and patios.

As a Muskoka Realtor I see many beautiful locations and I know that savvy home and cottage owners  take advantage of these fantastic settings as well. Remember – Give your potential buyer what they don’t know they want, but when they see it they can’t resist. It’s  a great way to help generate offers faster.

How to Buy a Muskoka Home While Still in Your Twenties

Karen Acton 20 somethingsI have got to give it to you the millennial generation, you are an educated, tech-savvy group and you typically knows what you want. The last few years I have been noticing that many of you “twenty-somethings” have decided that what you want is to buy your first home.

Of course, there are apps galore on just about everything out there, but swiping right isn’t going to get you into your first home – though it probably will help you locate the ones you want to see!

For a more realistic and practical approach however, these five time-tested tips may work better for you.

Are Your Ready to Commit

It has likely been said more than any other piece of home-buying advice out there… Buying a home may be the largest and most important purchase you’ll make in your entire life. You need to know you’re ready for that type of commitment. Millennials have been deemed a nomadic bunch – so, it’s important to note that most home buyers stay in their homes for at least five years – and, that’s just so they can recoup the costs of their purchase.

Buying a home also means you must be ready to get your hands dirty. Handy work like replacing smoke alarm batteries, maintaining landscaping and even changing air filters typically falls in a homeowner’s hands not to mention painting and decorating.

If you can commit to this then you just might be ready!

Understand Your Finances

When it comes to buying a home, a mortgage broker will consider every part of your financial picture. From your current income to your bills and spending habits to the savings you have for your down payment. Since a lender is going to have to verify your finances its good that you know exactly what they will find before they get there. Find out how much money you have coming in and going out and how much you will be able to devote to a monthly mortgage payment.

When you’re considering your finances and budget, also consider the fact that homeownership expenses do not end with the monthly mortgage payment. Home owners are responsible for insurance, property taxes, utilities and any money it costs to cover routine maintenance or unexpected home repairs.

Consider Credit and Savings

Your first brush with credit may have been when you were inundated with credit card offers on your first day of college classes. By now you have probably established some type of credit – and, hopefully it is good. Lenders will consider your credit score when it comes to mortgage approval. Remember – the better your credit score, the better interest rate you’ll be offered. You can improve this score by making sure you carry small or no balance on your cards and pay them on time every month.

In addition to your credit a lender need to see your savings. When you’re buying a home, you’ll need to have money available for the down payment as sufficient to cover closing costs.

Have you saved the money you’ll need when it comes time to buy?

Get Preapproved

I am sure you can see that buying a home is largely a financial process, so it only makes sense that the mortgage process may be a long one, right? So, before you start to look at possible homes it is wise to seek out several lending institutions. They will compete for your business if you have got all your affairs in order, so you can shop around and settle on the one you’d like to use.

Just like every buyer is different, so is every lender. Some may be more lenient when it comes to credit history. Some credit unions or banks if you are a current customer may offer lower rates than other lenders.

Consider all options before choosing a mortgage lender.

Work with Realtor You Trust

The ever-important last piece of the home-buying puzzle. This is one area where I would not advise following a DIY mentality. Professional real estate sales representatives have the training and know-how to lead any first-time home buyer to a home that’s right for them. A trusted Realtor will help you make up your “needs and wants” list when it comes to a home; they will help you consider your long-term goals for your new home; and, they will search for homes, show you homes, negotiate and walk you through the entire offer and closing process… right down to the point where those new home keys fall into your hands.

There will be plenty of DYI to do once you own your new home, especially when it is your first time, a guide through the process only makes good sense. Let me be your guide!

To see current listings in Muskoka click here

5 Tips to Make Your Plan to Buy a Muskoka Home a Reality

pexels-photo-461024.jpegDid you start your New Year off with a plan to buy a Muskoka home? Well here are some tips to help you whip your financial resume into shape to improve your home-buying odds.

1. Keep your employment stable
Your employment history and income are the two biggest factors most bankers and mortgage brokers are going to look at once they have verified your deposit. While a new job may be a great career move and very exciting prospect it is not what they will want to see on an application. This is especially relevant if you are changing career paths completely. A mortgage lender wants to see stability and if you plan to buy in 2018 you should consider this before accepting a new opportunity. A steady job history and few or no gaps in employment over the past two years are ideal as it helps lenders more easily
forecast your future income.

There are times when it can be beneficial. If you’re moving from a commissioned or hourly job to one that is salaried with equal or more compensation, it may help your application, as banks tend to prefer applicants with steady, predictable incomes.

If you do get a new job while home shopping, let your bank or broker know as soon as possible. It doesn’t mean you won’t qualify for the mortgage, but you are much better off being transparent than having them find out and not advance funds at closing.

2. Keep tabs on your monthly spending
Credit cards are almost a necessity in building a credit rating but keep the maximums low. Even if you pay off your credit card every month, you could be flagged for high credit utilization if your credit report is pulled mid-cycle. In addition, if the available balances are high then many banks will factor that into their calculation when working out the amount of debt you can service.

Monthly subscription services are very common now and are certainly convenient, but they can add up and affect your qualifying ratios.
3. Build yourself a solid credit history
One of the first things a lender will look at is your credit history which is different from the credit score. A bank or broker is going to want to see that you have a history of paying off debts, like credit cards, on time because it signals that you’re less of a risk and a responsible borrower.

If you don’t have credit, securing a home loan may be significantly more challenging and maybe even impossible or very expensive.

4. Monitor your credit score
Your overall credit score can have a significant impact on your ability to buy a home. A low credit score can negatively affect how much money a lender is willing to loan you, as well as your interest rate.

Just a few percentage points difference in an interest rate can cost you thousands over the life of a mortgage. Monitor your credit closely, especially for fraudulent activity, to prevent any surprises that could delay the loan application process. There are many services available that are both free and subscription that can be used to see your score. Most of these sites give tips on how to improve it too, but remember the very best way is to pay on time and in full.

5. Save your money!
Avoid taking on large new debts — whether it’s buying a car or planning a large vacation consider waiting, even if you’re already preapproved.

Your debt-to- income ratio, or how much money you make compared to how much debt you have, can significantly affect how much money a lender is willing to give you. Keeping debts to a minimum can help make the home-buying process go a lot more smoothly.

Just like proofreading your resume before you apply for a job, improving your financial resume can help better your chances of buying a home.

Take advantage of online tools and resources. Speak with a bank or mortgage broker who can help you determine how much home you can afford. Find a Realtor who will guide you through the process and be willing to take the time needed to do it right. Remember that often the difference between a good credit profile and a bad one if just a few moths of personal discipline and the reward will be fulfilling your dream to own your own home.

Enjoy the Holidays Without Spending the Down Payment for your Muskoka Home!

Gifts - Karen ActonHave you been saving like crazy to buy your first Muskoka Home or Cottage?  As a Realtor, I often see buyers, diligently putting as much away as they can, hoping to be able to buy that special fist home only to get their saving hopes hijacked with the holidays and the inevitable gift buying season!

It is easy for this time of year to make a dent in of anyone’s savings my own included. So, I have done my usual google research and complied a listed of good spending habits to help me enjoy the holiday season while staying on a budget and I think it will help you too.

Understandably each person’s budget may look different, and what might work for me may not work for you. So here are some tips to help you survive the holidays without blowing your budget. You can use them all or just one or two.

Have a realistic holiday budget

Determine how much you can afford to spend during the holidays. It is best to create a realistic budget for yourself. Record and add up all the projected costs of your holiday events, gifts, decorations, travel and anything else you can think of.

Then you need to look at the cash you actually will have available for the holiday season. Since you don’t want to go into debt or blow you budget, you want to make sure that you’ll have enough money for all your holiday expenses. If the budgeted expenses are greater than the actual expected income you need to adjust the budget. This may mean taking a hard look and deciding where can cut back.

The idea is to trim your holiday expenses until you have a budget that is easy to manage and will prevent you from getting into debt.

Shop early and shop sales

Planning your gift list in advance will give you the chance to watch and see when these items go on sale either in the local stores or on-line.  Shopping early also ensures that you have the best selection, since items can sell out closer to Christmas.

Check the many websites

Sometimes the best shopping deals can be found online. While we all love to shop local sometimes you do not have that luxury.  Amazon, E-Bay, Pintrest are all great places to find what you want. Most major stores have order on-line shopping many with pick up in store options. You may want to investigate shopping on the cash back sites like Ebates. Ebates represents over 2,000 online stores, including Amazon, it’s easy to save money and get cashback on your online purchases.

Compare prices in store and online

Sometimes you can find special promotions happening online only.  Some of the bigger online retailers have lots of special offers and offer memberships that get you free shipping so if you are buying a lot from that source a membership may be a good investment.

Not all gifts cost money

If your holiday budget is tight or you want to buy a gift for the person who already has everything, consider giving the gift of time or experience this year. Life is about relationships and giving the gift of time allows you to invest and nurture those relationships. You could cook a meal or two, decorate their tree, take care of their children while they shop or go on a date. There are so many options, and all will be appreciated.

Consider a gift exchange

If you have a large group of friends or family, it can get very expensive buying gifts for everyone, especially if money is tight. I recommend suggesting a gift exchange or secret Santa where you draw names. This way everyone can receive a nice gift, which is probably more thoughtful, and saves everyone a lot of money.

NO GIFTS

I know many people who are starting to boycott gifts during the holidays. This is not just to save money but often a way of getting back to the real meaning of the holiday season. Of focusing on spending time together being thankful rather than stressed. There’s no shame in letting others know that you won’t be participating in gift exchanges this year because you’re saving up for a down payment or one of your other financial goals.

In fact, people are probably experiencing a similar financial situation and will be thankful that you started the conservation. It’s important to set expectations though for family and friends if you choose to boycott gifts this year. And remember that the true meaning of Christmas is not about gifts.

Last years dress will do!

We all feel the pressure to buy a new outfit for each holiday event or party that you need to attend. Buying a new outfit feels good and we think we cannot be seen wearing the same thing as last year. However, it is simply not important. While a few people may remember what you wore last year it is not important. Your friends will be far happier to see you than what you are wearing.

Plan for each holiday event you wish to attend

It’s important to make a list of all the holiday events you plan on attending and include them in the budget. Whether it’s a family gathering or a fancy work party, each event has the potential to cost you money.

Consider how far you need to travel and the cost of fuel and perhaps accommodations, food or drink that you need to contribute, host/hostess gifts and any other hard cost. This will allow you to determine how much money you need to set aside to attend each event, so you can stay on budget.

The Holiday Season is a wonderful time filled with fun, family and social activities but it is wise to not let is take control of your plans. After all the holidays are a few days long and the home you are saving for will be yours for many years.

Getting Your Home Winter Ready in Muskoka

Eavestrough-Cleaning-Karen ActonOK, so the snow fell, the thermostat dropped, and you still have not done any winter prep around your Muskoka home or cottage. All is not lost; the weather man says that it will be gone in a day or two, so you still have time to get things done. Let this little dive into winter be a great reminder that you still have a few unfinished home maintenance tasks left to check off the list.

Here are some helpful lists I have put together for you from the many great resources on-line. Hope you find them helpful.

Windows and Doors

  1. Check the weather stripping around windows and doorframes for leaks to prevent heat loss. Replace weather stripping, if necessary.
  2. Replace all screen doors with storm doors if you have them.
  3. Replace all window screenswith storm windows if you have this type of window system.
  4. Examine wooden window frames for signs of rot or decay and repair if required.
  5. Check for drafts around windows and doors. Caulk inside and out, where necessary, to keep heat from escaping.

Lawn, Garden, and Deck

  1. Trim overgrown branches back from the house and electrical wires to prevent iced-over or wind-swept branches from causing property damage or a power problem.
  2. Aerate the lawn, reseed, and apply a winterizing fertilizer to promote deep-root growth come spring.
  3. Ensure rain or snow drains away from the house to avoid foundation problems. Make sure the ground slopes away from the house. Add extra soil to low areas, as necessary.
  4. Clean and dry patio furniture. Cover with a heavy tarp or store inside a shed or garage to protect it from the elements.
  5. Clean soil from planters. Bring pots made of clay or other fragile materials indoors.
  6. Dig up flower bulbs, brush off soil, and label. Store bulbs in a bag or box with peat moss in a cool, dry place for spring replanting.
  7. Remove any attached hoses and store them away for the winter to prevent cracks, preserve their shapes, and prolong their life.
  8. Shut off exterior faucets. Drain water from outdoor pipes, valves, and sprinkler heads to protect against pipe bursts.
  9. Inspect decks for splintering, decay, or insect damageand treat, if needed, to prevent further deterioration over the winter. Clean leaves, dirt, and pine needles between the boards of wooden decks to thwart mold and mildew growth.
  10. Inspect outdoor lighting around the property. Good illumination will help minimize the chance of accidents on icy walkways at night.
  11. Check handrails on exterior stairs to make sure they’re well secured.

Tools and Machinery

  1. Bring all seasonal tools inside and spray them with a coating of lightweight oil to prevent rust.
  2. Weatherize your lawn mower by cleaning off mud, leaves, grass, and debris.
  3. Move your snow blower and shovels to the front of the garageor shed for easy access.
  4. Prepare the snow blower for the first snowfall by changing the oil and replacing the spark plug.
  5. Sharpen ice chopper and inspect snow shovels to make sure they’re ready for another season of work.
  6. Make sure you have an ample supply of ice melt or sand on hand for steps, walkways, and the driveway.

Heating, Ventilating, and Air Conditioning

  1. Inspect the firebox and flue system to ensure that they’re clean of any soot or creosote and that there aren’t any cracks or voids that could cause a fire hazard.
  2. Check fireplace for drafts. If it’s cold despite the damper being closed, the damper itself may be warped, worn, or rusted. Consider installing a Chimney Balloon into the flue to air seal the area tightly.
  3. Clean or replace the air filter in your furnace for maximum efficiency and improved indoor air quality.
  4. Clean your whole house humidifier and replace the evaporator pad.
  5. Bleed valves on any hot-water radiators to increase heating efficiency by releasing air that may be trapped inside.
  6. Check that smoke alarms and carbon monoxide detectors are in working order.
  7. Remove air conditioners from windows or cover them with insulated liners, to prevent drafts.
  8. If you have an older thermostat, consider replacing it with a programmable unit to save on heating costs.
  9. Install foam-insulating sheets behind outlets and switch plates on exterior walls to reduce outside airflow.
  10. Make sure fans are switched to the reverse or clockwise position, which will blow warm air down to the floor for enhanced energy efficiency and comfort.
  11. Flush hot water heater tank to remove sediment, and check the pressure relief valve to make sure it’s in proper working order.
  12. Examine exposed ducts in the attic, basement, and crawl spaces, and use a sealant to plug up any leaks.

Gutters, Roof, and Drains

  1. Check for missing, damaged or warped shingles and replace, as necessary before you get stuck with a leak.
  2. Check for deteriorated flashing at the chimney, walls, and skylights and around vent pipes. Seal joints where water could penetrate using roofing cement and a caulking gun.
  3. Check the gutters and downspouts for proper fastening, and re-secure if loose or sagging. The weight of snow and icecan pull gutters off the house.
  4. Clean gutters of any debris. Make sure downspouts extend away from the house by at least 5 feet to prevent flooding of the foundation and water damage from snowmelt.
  5. Ensure all vents and openings are covered to prevent insects, birds, and rodents from getting inside to nest in a warm place.

It is always a challenge to get started with a long list of chores but by taking care of your property you prolong the life of it and you will enjoy a safe and warm winter in this beautiful winter wonderland we call home.

Planning a New Kitchen in Your Muskoka Home?

Sargeant49 important questions before you start

We all want a dream kitchen so before you start here are some tips experts have developed to help you get one. Start with a clear view of what you intend. Focus on the things you want and those you need. This will help you see where you can compromise if necessary and where to stick to your goals.

A kitchen renovation can seem overwhelming when you start the process. There are lots of elements to get right. It is not simply the design but all the other factors from appliances to how will it fit the style and décor of the rest of your home or cottage.

1.Define the vision. Ask the big questions before you do anything. You need to establish how you want your kitchen to function. Do you have a large family and want your new kitchen to be the place where you all spend time, eat meals do home work? Do you love to entertain and envision a stunning space to show off your culinary skills? Ask yourself some clear questions to help build your vision, do you love to cook or is it a necessary function? Will you need a desk or work space here?
By asking yourself questions before you start making decisions you identify exactly what you want and what you need out of your available space. By knowing what you want at the beginning you are less likely to get off track once you have started.

2.What are my needs? After you’ve defined the vision or theme of your new kitchen, you need to identify the nonnegotiable things that are at the top of your wants and needs list. Your needs are the things you cannot do without. Things like an eating area or a large window – the important things that will control your joy level when being in the new kitchen. Don’t over focus on things that will go out of fashion over time like paint colours or even appliances as they can all be changed. Hopefully, you won’t need to make compromises on these needed items.

3. Making a compromise or two. Once you have defined the vision and made sure the needs are in place it is time to look at your want list and perhaps some of the compromises that may be required. You may want a new gas range but it is not in the budget! The solution is simple, make sure the space for the dream stove is created now but buy it next year and use your existing one for now. Some compromises are a bit harder to make. You may have wanted a feature that the space available simply cannot accommodate and that is a tougher compromise to come to terms with.

4.Creating an efficient layout? The layout of your kitchen is a big decision, and you may need professional advice. It is best to sketch it carefully and note where the gas and electrical outlets are going to be for each appliance, and of course drainage for plumbed items. Kitchen designers like to create zones for cooking, washing and prepping which is a great tip for creating good flow.

Consider the space between cooktops and windows or tower cabinets, and between electrical outlets and sinks. Think about which appliances can sit near others, and remember to make sure doors can open safely. Don’t put islands too close to a run of cabinets as you will want to be sure to have a comfortable walkway. Many cabinet retailers will have software that can draw a plan for you and some will even visit your home or cottage to measure and check the positions of things.

5.Don’t forget the lighting and heating? It is very important that while you are still in the planning stage you consider the accompanying elements of your new kitchen design. The lighting and heating are important and it is vital to get it right, not only to create a welcoming atmosphere, but also to see clearly while you’re cooking! Decide whether you need direct lighting over the work surfaces and pot lights in the ceiling. Lighting has come a long way and there are some very glamorous options that can have a significant impact without a huge cost.

The heating system is like the kitchen cabinets and appliances, it’s best to decide on positions for these at the outset so that you can get services installed at the correct locations before the kitchen goes in. Once you’ve decided on the layout of your heating and lighting, as well as the position of your appliances and cabinets, try not to make any huge changes as it can be costly to reposition or divert your utilities once you’re at the installation stage.

6.Don’t forget about building permits? If you’re having structural, electrical or plumbing work done as part of the job, you may need to obtain a building permit before you start work. If you’re undertaking this level of work you may have an architect or a building contractor who will be able to tell you how to go about applying for the right sort of permission for the job.

7.What’s my style?Once you have determined all the practical aspects of your reno you can start to think about the fun stuff! You most likely have browsed the internet or the pages of decorating magazines but now with your vision, wants and needs list you can zoom in on the final “look” you want. Perhaps it’s a farmhouse kitchen with a huge harvest table or perhaps a sleek minimalist block with hidden appliances? Whatever you seek, with careful planning you should be able to achieve it and  stay within budget.

8.Hiring a contractor? Perhaps the weightiest decision you will have to make when undertaking a kitchen reno, is choosing the right people to do the work. Many builders will be happy to take on your whole project, with responsibility for the building work, cabinetry, electrical and plumbing considerations too. However, if you are not making any structural changes you may not need a building contractor. You can act as your own general contractor and coordinate the tradesmen you need to do your project. You may need to employ a cabinetmaker, a certified plumber or electrician, tilers and drywall and plaster experts as well as flooring and heating trades. Remember to ask for estimates and get references.

9.Choosing the finishes. Before the work has started finalize as many things as possible like sinks and faucets, countertops, and appliances as well as the tile and flooring. Don’t wait until your contractor needs the items and you rush to obtain them, rather get ahead of the time line so that you won’t be rushed at installation stage. This will ensure that you do not make snap decisions that you may later regret.

These 9 steps are a great guide to a successful kitchen renovation. No matter the reason for the reno, getting it right will bring you a great deal of pleasure and add value to your Muskoka home or cottage.