Sutton Group-Kilkenny Real Estate


 Likely the most defining reason that we have a reputation for serving with excellence is that we are motivated by relationship rather than by a transaction.

We want to be there when you connect with your next home.


We are motivated by relationships instead of transactions. We are emotionally invested in your outcome.
Good Listening Skills
Communication is about listening and understanding.
Good Reputation
We would not want to jeopardize losing our good reputation for a fleeting paycheck.
Honesty & Integrity
These core values are the foundation of our lives.
YES. You may text us throughout the process any time you have questions. We will respond in a timely manner.
We are mobile agents. We will accommodate your schedule the best we can and meet you where you are most comfortable.
ABOUT THE PROCESS, THE NEIGHBORHOOD & THE MARKET. We take working with buyers so seriously that we took extra education to learn how to serve buyers better.
We are skilled, trained, experienced negotiators. Our goal is to get you the best possible price and terms on the property you want to purchase.
You will need a lender, home inspector, lawyer and perhaps other professionals. We have connections that have proven to give amazing service.
We will not pressure you to make an offer or rush you in your search. We want you to be confident about your choice.
opinion of VALUE
Before you write an offer we will do the research to make sure you are not overpaying.
Like having a personal coach
We are compassionate as we coach you through the complexities of a transaction.
This is going to be an adventure and we are looking forward to having some fun in the process.



We have prepared a list of questions that will help us understand what your needs and desires are so we can refine your search criteria.

 We will need your written permission to send you listings to preview. We would like to send you listings in your search criteria the moment they come on the market. Would you like that?

There is less anxiety and more fun when we are shopping when we take the time to clarify expectations and prepare you for the process. 


 Meeting face to face will give you the chance to see if we connect or not. We can then make a mutual decision whether or not we want to work together with each other to find you a property. 


Would you like to start browsing ALL available listings on MLS?
Download this new app.
It has a really neat feature. If you are in front of a house that is for sale and you would like to know the list price, just point and click the request and the information will appear on the app immediately.


Before you go shopping you need to know what your spending limit is, whether your credit score is acceptable and if you qualify for a mortgage. We call this a pre-approval.
You can talk to your bank or credit union. We recommend contacting a mortgage broker at Onelink Mortgage.
You can do most of your application online.


You will shop predominantly with the agent of your choosing and then just know that there is another agent available that will have your back in case schedules get busy. 

Tina and Eniko both take a day off every week. They fill in for each other. This way, if a new opportunity comes along on our agent’s day off, you won’t miss out.

 We highly encourage home inspections. 
Buying a home is an emotional experience.
We would like every buyer to have an objective, thorough, home inspection so that they are fully aware of what kind of maintenance and repairs will be needed after they move in.
We will be happy to give you a list of home inspectors to chose from.
Disclaimer: Realtors are not trades people or home inspectors and should not be relied upon for knowledge on the elements of a house such as plumbing, electrical, structural etc. 

The buyer pays for the home inspection. The home inspection may be between $350-$900 depending on which home inspector you choose. That is minimal compared to the catastrophic bills that you may be spared. If your home inspection reveals costs that you are not willing to assume responsibility for, you can freely cancel the offer agreement and go look for another house. We have never met someone who was sorry for taking the time to learn about the condition of their property. 

You may chose not to have a home inspection. 

  • FIRST THINGS FIRST. You are going to need some money. You will need 5% of the sale price for down payment. You will need approximately 1.5% of the sale price for closing costs(land transfer tax, lawyer’s fee, insurance). You will need a mortgage if you can’t buy the property in cash.You will also need a deposit. 
  • $ WHERE CAN YOU GET THE MONEY? You can contact a bank or credit union or meet with a mortgage broker for a pre-approval. Find out first what you can afford before you go shopping. We recommend OneLink Mortgage & Financial for superior service and results sometimes even after banks and credit unions decline mortgages.
  • PAYMENTS. You can arrange with your lender to pay monthly or bi-weekly. They can go over the details with you as to which is better for you depending on your pay structure.

What’s the difference between a deposit and a down payment?

A deposit will accompany the offer.  It is trust money. If the offer is not accepted the cheque will not be cashed. If the offer is accepted the cheque will be deposited into the listing broker’s trust account. If the deal goes through it will be forwarded to the lawyers office. If you are unable to meet the conditions on the offer, we will sign a deposit release and the money will be returned to you in full. If you have removed your conditions  and breech your deal by choosing not to go ahead with the deal you will not get your deposit back and you could potentially have the seller take legal action against you for the full price of the agreed offer price. 

The down payment is what the lender will require from you. This will be between you and your lender. 
If you are able to pay 20% of the sale price as a down payment you will avoid the cost of paying an insurer such as CMHC or Genworth.  Please ask your bank, Credit Union or mortgage broker what will be required of you. 
The buyer’s representative does not get paid until you have purchased the home and moved in. The buyer’s agent  is not paid by the hour to research homes, schedule appointments or show you homes. The buyer’s agent spends their own money on the vehicle they drive as well as all the fuel they consume while driving around the countryside looking for a place for you to live. 
When the transaction is complete the buyer’s agent will be paid from the proceeds of the sale according to the agreed commission between the listing agent and the seller.  The funds will be sent from the seller’s lawyer to the buyer’s agents brokerage who will in turn pay the agent. 

Showing Etiquette 

We will be going into people’s homes. 

This is where they eat and sleep and where their children play. We need to be respectful of their property.

Here is a simple list of Do’s and Don’ts. 
  • Take off your shoes when we enter the house
  • Refrain from making fun of the people who live in the house
  • Keep together. If you have children with you, they must stay by your side and supervised
  • Ask questions if you have concerns
  • View every room in the house
  • Yes, you may look inside the kitchen cupboards
  • Yes, you may see the size of the master bedroom closet
  • Yes, you may run the water to smell it or see the water pressure
  • Yes you may check to see if the windows open and close
  • Let me know if you want to learn more about the property 
  • Let me know if you want to write an offer
  • Most of all, let’s give the seller a little notice
  • Be respectful of the seller’s time. Keep appointments. The seller has cleaned the house and packed up the children and left the house so you could have a look at it.
  • Be respectful of the agent’s time too. Thank you. 
  • Chose an agent and stick with them.  
  • Do not unscrew or pull away anything that is attached such as baseboards, paneling, rug, wallpaper etc.
  • Do not smoke in the house during a showing
  • Do not help yourself to fresh baking on the counter unless there is a sign that says please help yourself
  • Do not open dresser drawers, desk drawers or go through the mail 
  • Do not take anything from the house
  • Do not take photographs. There are pictures online. This is someone’s private space. 
  • Do not discuss the value of the house while we are inside the house. 
  • If you want to write an offer, let’s not discuss that while we are in the house. You never know who may be listening to our conversations.
  • Do NOT call your agent from in front of a house and expect them to come right now and show the house to you because you happened to see the sign. 

First you sign an offer with your Realtor®. We have studied real estate law. We want to protect you with clear instructions in the offer. We write the offer with terms, conditions, inclusions, preferred possession date and price.

The seller can decline, accept or counter your offer. 

Once we have an accepted offer from the seller, 

Then you sign a mortgage agreement with the bank.

Then just before possession date, you will sign papers at the lawyer’s office. 

NO. The listing agent is trying to get TOP DOLLAR for the seller. If the listing agent is offering you a deal it may be that they are trying to line their own pockets. Caution: up to 85% of litigation cases in real estate happen when the agent is representing both the buyer and the seller.

We have experience working with builders and are familiar with the building process. We would be happy to represent you as a buyer if you are looking to build a house. 

Once you find the home you want to live in we will sit down together and do the research to determine the value. Every neighbourhood is different. We may recommend a suggested offer price. It is your offer and we will follow your lawful instructions. 

More than 90% of the homes for sale are listed with a Real Estate Professional. You will need to work with a Realtor® to get access to see these homes. 

Chose who you want to shop with. 

It is critical that the seller and the seller’s agent know little to nothing about your motivation, your timelines, or your financial capabilities. Anything that the seller’s agent knows about you can and will be used against you when you are trying to get a deal on a property.

Get an agent to negotiate on your behalf.

  • A Face to Face meeting to see if we are a good fit to work together. 
  • There are some things we would like to discuss with you before we take you shopping. Important things.
  •  We do not start shopping till we have met. It is for our own safety. 
  •  A commitment to work exclusively with us. Simply put, if we are the ones shopping with you then we want to be the ones to get paid. Fair?
  • Written permission to send you listings.
  • Your contact information.
  • Proof of identification. This is required by the government when we write an offer.
  • A mortgage pre-approval is required before we take you shopping. It is a professional courtesy to the sellers that we do not show listed homes without a qualified buyer. 

What are buyers saying about us?


Not all buyer’s representatives are equal. Only a buyer’s rep who has earned the accredited buyer’s representation Designation has made the extra effort to raise the bar, with additional training and experience. If you work with an ABR®, you can feel confident that you’ll receive the highest level of buyer representation services.The ABR® designation is awarded by the Real Estate Buyer’s Agent Council (REBAC), a wholly-owned subsidiary of the. National association of REALTORS (NAR).

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