How to find a GREAT Real Estate Agent

You could simply call me. Seriously when looking to buy or sell your next home how do you find a Good Agent that will work with you and look out for your best interest.

First is to ask a Friend or Family Member for a Referal. Source the area for an active Agent.
Check out the Net and Google Toronto Real Estate Agent or Real Estate Agent in the Area of the City you are interested. Create a Short List and Book a meeting with the Agent.
Ask them about there experience, there marketing plan, understand and feel comfortable that they have the experience and knowledge to assist you.

Allen Mayer, Broker
http://www.allenmayer.com/

Bank of Canada holds rates, signals no hike soon

 

Tue Mar 1, 2011 12:16pm EST

 

By Randall Palmer and Louise Egan OTTAWA (Reuters) - The Bank of Canada left its key interest rate unchanged at 1 percent on Tuesday and gave no signal it plans to raise rates soon, spurring traders to scale back rate-hike bets and to knock the Canadian dollar off a three-year high. The central bank repeated the exact language on rates that it used in its January rate announcement, saying that while considerable monetary stimulus remains in place "any further reduction in monetary policy stimulus would need to be carefully considered". It said the Canadian recovery was moving a bit faster than it expected and hailed a budding recovery in net exports. But it cautioned that the export sector "continues to face considerable challenges from the cumulative effects of the persistent strength in the Canadian dollar and Canada's poor relative productivity performance". Investors hoping for a hint that recent strong economic data would prompt the bank to resume rate hikes at its next decision date on April 12 were disappointed. The Canadian dollar weakened against the U.S. currency following the stay-the-course statement. "On balance, it suggests no imminent rate move," said Paul Ferley, assistant chief economist at Royal Bank of Canada. It also raised more doubts about whether the bank would move on rates at either its April 12 or May 31 policy-announcement dates. Most analysts polled by Reuters last week predicted the bank would resume rate hikes in the first half of the year, with May 31 being the most likely date for the next move. Markets "perhaps got ahead of themselves in their expectations for first-half rate hikes," said Jacqui Douglas of TD Securities.   Posted by Allen Mayer, Broker http://www.allenmayer.com/

Improving Your Home's Look and Value

 

With buyers becoming more selective when looking for a new home, sellers are finding more ways to improve their homes that will not only make them more attractive to buyers, but also provide a great return on investment.

One of the best ways to achieve this is by installing hardwood floors. Hardwood floors make a home look newer while also adding quality and character. Floors are important because they provide the first impression to buyers. It’s the first thing a buyer will typically notice, so improving the quality of your floors could mean the difference between selling your home or it staying on the market. As the popularity of hardwood floors has grown so has the number of options. People aren’t just looking for solid hardwood anymore. Pre-finished hardwood is huge, so is cork and bamboo. Even laminate continues to grow in popularity.

Before installing a new floor in your home, it’s best to know your price range and how the floor will be used.

Hardwood
Hardwood floors give a home the look of luxury and are typically found in living rooms, dining rooms and bedrooms. Historically, installing solid hardwood floors has been a time consuming task due to the necessary sanding, sealing and staining. But that no longer has to be the case as the trend has been shifting recently toward pre-finished hardwood floors that carry warranties of up to 50 years.

Bamboo
Because it’s eco-friendly and provides a handsome grain, bamboo continues to increase in popularity for homeowners looking to improve the value of their home while making it “green” at the same time. Bamboo is actually a grass which replenishes itself naturally in the wild, so by using bamboo, you preserve the habitat of endangered wildlife.

Cork
Cork flooring is another option for those who want an eco-friendly material in their home. It is durable, acoustical and an insulator making it a great option for those high traffic areas of your home. Cork is considered a green product because the same tree can be harvested numerous times.

Laminate
Because laminate is durable and low-maintenance, it’s also a good choice for those high-traffic areas in your home. They are also nice for the homeowner on a budget as these floors mimic the look of hardwood at a more reasonable price.

In this highly selective real estate market, sellers need to make a great first impression on a buyer from the moment they set foot in the home. Those who install a new floor stand a better chance at getting a buyer’s attention and sending their home’s value through the roof.

This article was provided by Lumber Liquidators. Lumber Liquidators offers a large selection of styles in hardwood, bamboo, cork and laminate in every price range.

Flaherty warns of even higher mortgage rates

Flaherty warns of even higher mortgage rates after this week's jump

 

By The Canadian Press | The Canadian Press – Tue, 8 Feb .2011.

 

OTTAWA - Interest rates are going up, and the federal finance minister says he expects them to rise even more.
The Royal Bank increased several of its posted and special mortgage rates on Tuesday, joining TD Bank and CIBC.
All three banks have increased the posted rate for a five-year closed mortgage by a quarter of a percentage point, to 5.44 per cent.
RBC also raised its special fixed rate offer for a five-year closed mortgage by the same percentage amount, to 4.39 per cent.
Finance Minister Jim Flaherty said he's not surprised.
"The recent increase by a couple of the banks is exactly what we expected," Flaherty told reporters in the foyer of the House of Commons.
And more increases should be coming, Flaherty predicted, since lending rates have been hovering close to historic lows.
"We're likely to see higher interest rates as we go forward because interest rates are still very low."
Flaherty commented as he denounced a Liberal opposition day motion calling on the Harper government to reverse a planned 1.5-percentage-point corporate tax cut.

posted by Allen Mayer, Broker  http://www.allenmayer.com/

TD hikes mortgage rates

TD Canada Trust announced Monday February 7.2011  they would be raising some of their fixed-term mortgage rates by as much as a quarter of a percentage point.

The five-year fixed rate mortgage, a popular choice among Canadians, increased by a quarter of a percentage point to 5.44 per cent.
The five-year special closed fixed rate also increased by 0.25 of a percentage point to 4.39 per cent.
The four-year fixed rate increased by 0.20 of a percentage point to 5.14 per cent, and the six-year fixed rate by 0.25 of a percentage point to 5.95 per cent.
All the new rates come into effect on Tuesday.
The hike comes one month after the federal government announced changes to mortgage rules.
The new rates only apply to new mortgages and renewals, and will not impact existing mortgages.
As of Monday afternoon, no other Canadian bank had announced their own hikes.

Posted by Allen Mayer, Broker     http://www.allenmayer.com/

Mayor Ford's Cost Cuts

What happened to Rob Ford the slasher?

Contrary to the expectation of many, including no doubt most people who voted for Rob Ford, the city will actually employ more people in the first year of Ford’s administration. After all the claims about waste at city hall and lambasting of those officials who’d allowed Toronto’s work force to balloon under David Miller, Matt Gurney and Jonathan Goldsbie ask how will Ford’s hiring of even more workers sit with the citizens?

GOLDSBIE: City press releases conclude with a paragraph of boilerplate, offering basic background information on the City of Toronto and its leadership.  As of January 5th, the text was modified to reflect Mayor Rob Ford’s particular priorities, including the self-cannibalistic pledge that “Toronto’s government is dedicated to … reducing the size and cost of government.” It’s therefore amusingly ironic that this year’s city budgets involve a net increase of 48 jobs, rather than the mass shrinkage Ford repeatedly promised during the campaign. But I’m not terribly fond of mocking him for breaking a vow that was poorly thought out in the first place; while I enjoy watching reality smash apart his dishonest rhetoric, I also believe in positive reinforcement. Capital projects such as making TTC stations accessible necessarily require hiring new people to get the job done. On the one hand, good for him for (in this narrow case) not placing ideology ahead of progress. On the other hand, wouldn’t you say that’s a rather low bar for governance?
GURNEY: I’d grant that that’s a low bar for governance, but wouldn’t grant that Ford is only reaching that unenviable target. As to the crux of the issue, while some of Ford’s all-anger/no-brains supporters might be outraged, I believe that most Ford supporters — and voters who didn’t vote for him but conceivably might — won’t be too freaked out by what is essentially a rounding error in the city’s workforce. I think the Ford team has been pretty clear that 2011 was going to be a year where not a whole lot changed while the new government got a handle on the nitty gritty details of the city’s operations. I entirely agree with something Chris Selley (who couldn’t join us today) recently said in a column: Bring in outsider auditors, get a handle on every department and agency, and go from there. That might mean that 2012 is indeed a year of painful cuts, or if a full audit dragged on, Ford might content himself with largely holding the line until ready to make big sweeping moves on staffing levels. What did catch my eye as was Doug Holyday’s comments that, having now taken office, they’re going to have to reconsider which of their promises they can follow through on. That’s pragmatic to a degree and in a sense refreshing to hear, but I was a bit unnerved to see how quickly they seemed to be backing away from major job cuts. Having an election promise arrive later than expected, that’s something the voters need to be grown up about. But a Reduce The Size Of Government Campaign can’t go back on a promise to slash the government without warranting some backlash.
GOLDSBIE: The paradox of Ford is that he ran both a Reduce The Size Of Government Campaign and a Make People Happy Campaign and didn’t quite understand that there might be a contradiction there. While some people (yourself included) are of the belief that small government is an ideal in itself, I do like to think that’s a minority opinion and that most people understand that government of a certain stature is fundamental to the quality of life we enjoy and would like to build upon. But regardless of who’s in charge, 2012 was always going to be an especially difficult budget, with the bills for a number of capital projects coming due. The solution hinted at by Councillor Doug Ford (who functions as both the de facto mayor and the de facto budget chief) seems to be the privatization of whatever assets can be legally jettisoned … but even setting aside the debate around whether that is wise or desirable, there is no reason to think that it would be anything less than extremely difficult to achieve. And that, even if achieved, it would result in any substantial savings. Every once in a while, Rob and Doug will open their mouths, and I am unnervingly reminded that they don’t understand their populist grandstanding is exactly that. Government is an infinitely more complex organism than newspapers or talk radio portray it to be, and it is resistant to easy answers. I can only hope that as the Fords gradually come to appreciate that fact, their response is not a vicious one.
GURNEY: Ford can kill two birds with one stone, since making government smaller makes his supporters happy. Nothing paradoxical about that. Further, I dispute that the “stature” of a government must be directly linked to the size of its workforce and budgets, rather than its accomplishments (or that a constantly “built upon” government will translate into improving lives for us all). The problem in Toronto has been the perception —whether accurate or not is open to debate — that despite the fact that the government and its costs to the taxpayer kept going up and up, the quality of life you speak of was not increasing accordingly, but was in fact declining. That’s where the anti-government anger comes from. People are, I think, fundamentally reconciled to paying for services or for government institutions, whether we’re talking libraries in a specific city or the nation’s armed forces. But they need to be convinced that their dollars are providing something, and it’s hard to do that while constantly asking for more without offering more in return. But I do generally agree with you that Ford, having promised both a smaller government and no reduction in services, is going to have to go with one or the other (and I suspect I know which option we’d both choose). As we’ve discussed earlier, I think you and I are in broad agreement that due to his personality, he’ll probably find that damned hard to do. Those around him in the circle of power? Less so.
GOLDSBIE: Asking for more without offering more in return? Like increasing user fees while cutting bus routes and closing a library?
GURNEY: I can only imagine the horror Ford feels at the prospect of having to make up the few dozen votes that might cost him … but probably won’t.

Published  City Hall City of  Toronto Financial Post

Posted by Allen Mayer, Broker http://www.allenmayer.com/

Toronto January 2011 House Sales Report

GTA January 2011 House Sales

Each month Greater Toronto Area housing information is released midmonth and here is the update for January. When compared to the first fourteen days of January 2010, there seems to be a slight decline. Generally however, the sales can still be considered quite high, Toronto Real Estate Board President Bill Johnston said.
Exactly 1,563 sales were reported by the Greater Toronto Realtors from the first half of this month. In comparison with 1,749 homes sold during the same period in January of last year, it is an 11 percent decline. Sales in the city of Toronto fell too, from 708 to 628. Prices, on the contrary, increased again. The average price for a home in GTA during the first two weeks of this month was $413,565, up 5 percent from $395,307 compared to the first fourteen days of January 2010.

Posted by Allen Mayer, Broker http://www.allenmayer.com/

Buyer Representation

Understanding Representation and Agency

Representation and Agency are not very well understood by the consumer public…but also not well understood by some salespeople.
When a Salesperson is representing a product, whether it be a suit of clothes or a house, they are acting under Agency and their fiduciary duty belongs to the party paying for their services unless they have a contract that says otherwise. If you walk into my Open House and ask me questions about the property, like “what will they take?”, it is my duty to tell you that “they will take the asking price.”
I’m not trying to be smart or glib, but the seller has signed a contract with me and the Company, to sell the property at a price they have chosen under the listing agreement. My duty to counsel is to the Seller, not the Buyer….
If I enter into a Buyer Representation Agreement with the Buyer then, I can offer counsel to the Buyer. I can give information about recent sales in the area, market conditions, my thoughts on the market etc. but only when a relationship has been established in writing between the parties, much as a Listing Agreement sets out the relationship with the Seller and their agent.
There are times, of course, when Multiple Representation occurs. That happens when a property listed with my Company is of interest to a Buyer under contract to our Company.  An open discussion can be held with the exception of two major areas:

1. If I know what price the Seller would accept or the Buyer will pay, I cannot share that information….
2. If I know the motivation for the Buyer or Seller in Buying and Selling, I cannot share that information…

Those are the two restrictions…and must be adhered to under Representation or Agency.
Recently, the Toronto Real Estate began a campaign to try to explain Representation and the need for Buyer Representation especially to the consumer and their Realtor.

Posted by Allen Mayer, Broker http://www.allenmayer.com/

Speed Limit reduction In Bathurst Manor, Toronto Ontario

Supporting Traffic Safety in Bathurst Manor

Keeping pedestrians and motorists in our communities safe is important to everybody. We recently created nine new 40 km/h speed limit zones (reduced from 50 km/h) in Bathurst Manor at the North York Community Council meeting on January 18th. James Pasternak Councillor for Ward 10  supported this initiative as it will result in fewer collisions and accidents creating safer streets in Bathurst Manor.
The following areas will become 40km/h speed limit zones:

• Pannahill Road from Overbrook Place to Shaftesbury Street
• Kennard Avenue from Wilson Heights Boulevard to Wilmington Avenue
• Clifton Avenue from Wilson Heights Boulevard to Wilmington Avenue
• Combe Avenue from Dufferin Street to Wilmington Avenue
• Acton Avenue from Dufferin Street to Wilmington Avenue
• Brighton Avenue from Dufferin Street to Wilmington Avenue
• Searle Avenue from Dufferin Street to Wilmington Avenue
• Honiton Street from Overbrook Place to Waterloo Avenue
• Shaftesbury Street from Overbrook Place to Codsell Avenue

• Posted by Allen Mayer, Broker http://www.allenmayer.com/

The Importance of a Home Inspector

I always mention to a potential buyer that they should reflect in the purchase agreement a conditional clause for Home Inspection. By doing so the Buyer can be informed on the status of the property by independant review.

If you are home shopping and you have found a home you think is going to work for you and your family, it is important to take time to view the home with a home inspector. Home inspectors are experts when it comes to finding problems and symptoms of problems and they can also show you important things about your home that will come in handy once you are the owner. While most home inspectors have a list of things they will go through with you, it is important to go into the tour with a few things in mind to cover. If your inspector does not bring up these issues, make sure you ask him or her to review the items with you and take a good look at what the house currently offers. Remember your home inspector will provide you with a list of faults and repairs found, which enables you to build these repairs into the purchase offer you make. For instance, if you work with a home inspector who suggests electric repairs, the current owners can pay the electrician to fix the problems before you take ownership of the home.

Another important issue to review is the structural soundness of your home. In most cases, if the home inspector finds a structural problem with the house, it may be better to walk away. You can fix, or asked to have fixed, most issues inside of a house. However, if there are structural problems, it may be difficult and very expensive to repair. It may even means your home will not be standing in twenty years. Your home inspector will be able to guide your decision to continue with your offer if structural problems are found.
The inspector should also take a look at the appliances in the home. While your appliances will have no effect on the soundness of your home, it can alter your offer. If a seller has offered conveyance of the appliances as part of the deal, you may think you are getting something special. New appliances can cost thousands of dollars, which can leave a new homeowner strapped for cash. Should you find these bargain appliances actually do not function, it gives you leverage when creating an offer.

Your inspector should check the plumbing in the home to make sure everything is in good working order. He or she can also give you tips on how to turn off the main water valve, whether pipes are properly insulated and sealed off from the home's exterior, and whether you can expect flooding. All of these issues can be addressed before you take ownership of the house.

Finally, review basic homeowner tips with your inspector. Inspectors are home experts and you can use your inspection as an information gathering session that will save you time and headaches once the home is yours. Ask your inspector how to adjust the water heater, where to find the fuse box, and how to deal with climate problems like rain and snow.

Canada pushes for Egypt reforms

More Canadian rallies planned

Meanwhile, Canadians across the country were planning to stage rallies on Saturday in support of the pro-democracy movement in Egypt.
Demonstrations were planned in Ottawa, Montreal, Toronto and Vancouver.
On Friday, Cannon told Canadians not to travel to Egypt. He said those who have no choice but to go to the North African country during the political unrest should exercise extreme caution.
Both Canada and the United States urged the Mubarak government to limit the use of force against thousands of protesters who are demanding that he step down.
Foreign Affairs said there are approximately 6,500 Canadians in Egypt, with another 80,000 to 90,000 Canadian tourists travelling to Egypt every year.
Egyptian activist Mohamed ElBaradei said on Saturday that the only way to end the unrest that is destabilizing Egypt is for Mubarak to step down and set a framework for transition of power.
The Nobel Peace Prize winner offered to help in a transitional government and promised to press on with attempts to force Mubarak to step down.

PROFILE:

Mohamed ElBaradei: Egypt's president-in-waiting?

"I will continue to participate in whatever it takes to make sure that the Mubarak regime should leave. I think there is a consensus here in Egypt, in every part of society, that this is a regime that is dictatorial, that has failed to deliver on economic, social or political fronts and that we need a new beginning, an Egypt that is free and democratic and we need to go through a transitional period," he said.
ElBaradei has said Egypt needs a new constitution that would better respect human rights and put checks on power.
Mubarak, in a speech to the nation late Friday, said he would not step down but would instead fire the cabinet of Prime Minister Ahmed Nazif and appoint a new one.
On Saturday, Mubarak appointed a vice-president for the first time in his 30-year rule, his intelligence chief Omar Suleimank.
U.S. State Department spokesman P.J. Crowley was critical of Mubarak's decision to entirely overhaul the cabinet.
"The Egyptian government can't reshuffle the deck and then stand pat," Crowley said in a message on Twitter.
Salil Shetty, the head of Amnesty International, told The Associated Press that Mubarak's decision to fire the cabinet wouldn't quell the anti-government protests that have shaken the country for five days.
"The idea of changing your cabinet is a bit of a joke. People are very clearly saying they want very fundamental change, constitutional change," he said.

Yorkdale is spending $220 million to make room for 40 new stores and 800 more parking spots. the food court will also be enlarged.

 

One of Toronto’s biggest shopping malls is about to get bigger.
Yorkdale Shopping Centre announced Tuesday it will spend $220 million building an addition to house 40 new stores.
The news comes a day after one of Canada’s leading developers said it would bring U.S.-style outlet malls to Canada for the first time.
RioCan Real Estate Investment Trust said it is partnering with Tanger Factory Outlet Centers in a $1 billion deal to build 10 to 15 such malls across Canada.
Both announcements reflect the growing demand from retailers outside Canada for space in what has been a tight market.
They were also generating a lot of “buzz” at the International Council of Shopping Centres convention in Whistler, B.C., on Tuesday.
“The excitement in the retailer industry is just incredible right now,” John Crombie, branch manager for Cushman& Wakefield, a commercial real estate firm in Toronto, said from the convention floor.
Crombie said he has toured several U.S. and European retailers through Yorkdale. He declined to name them, but said: “When they hear the numbers, they’re blown away. They all want to be there.”
Yorkdale is more than twice as productive as the average shopping centre, generating $1,207 per square foot in sales, Crombie noted.
The expansion is Yorkdale’s second in five years and is unlikely to be the last, said general manager Anthony Casalanguida. “There may be additional announcements two to three years from now.”
U.S. retailers who have disclosed plans to open stores in Canada include J. Crew, Kohl’s department store, off-price fashion outlet Marshall’s, and discount department store chain Target.
Many see Canada as the first stop on their way to becoming a multi-national player. Canada’s economy has held up better than the U.S., where the retail market is saturated.
A mall like Yorkdale is likely to attract high end specialty chains. Recent new tenants include the lingerie brand Victoria’s Secret and house wares retailer Crate & Barrel.
Meanwhile, RioCan and Greensboro, N.C.-based Tanger said they plan to open the kind of outlet malls that brand-name merchandise at 20 to 60 per cent off regular prices.
Tanger operates 33 centres in the U.S. with 375 different stores, including discount versions of such high-end retailers as Saks and Neiman Marcus, along with more moderately priced chains and teen clothing brands, such as The Gap and Abercrombie & Fitch.
No locations have been announced. They’re unlikely to locate near existing full-price retailers, Crombie said.
Yorkdale’s Casalanguida said he’s not concerned about the emergence of off-price competitors.
“I think there’s room in the market for additional players. We always have to be on our game,” he said. “The consumer will be the winner. More competition means more choice.”
Construction at Yorkdale, which begins this month, will adversely affect the south parking lot, the mall acknowledged. Customers will be steered toward additional parking on the upper decks.
The mall plans to add 800 underground spaces, increasing the total by 200, as part of the construction project.
It will also relocate and expand its food court.
The renovation will expand the mall’s footprint by 10 per cent and is expected to draw an additional 2 million visitors a year and boost annual sales to $1 billion, Casalanguida said.
At 1.4 million square feet, Yorkdale is one of the largest malls in the Greater Toronto Area.
Five years ago, the mall spent $110 million renovating a former Eaton’s department store to accommodate 40 new retailers.

Top 10 Agent Protocol Tips - Rules for Working With Agents

Top 10 Agent Protocol Tips - Rules for Working With Agents
Real Estate Agents always think that the Client may undertand what is required by the Agent. We as Agents do understand that the public is not aware of our regulatory bodies or the agent protocol.
1. Understand Agents Work on Commission

• Most real estate agents are paid commission. If an agent does not close a transaction, they do not get paid.
• Agents are not public servants and do not work for free. Do not ask an agent to work for you if you intend to cut the agent out of your deal.

2. Keep Appointments & Be On Time

• Be respectful, use common courtesy and don't expect an agent to drop what she is doing to run out to show you a home. You are probably not that agent's only prospect / client. And if you are, lord help you.
• Do not make an appointment with an agent and then forget to show up.
• If you are going to be late, call and let your agent know when you expect to arrive.

3. Choose A Real Estate Agent

• Decide whether you want to work without representation: dealing directly with listing agents, or if you want to hire your own agent.
• If you decide to hire your own agent, interview agents to find an agent with whom you are comfortable.
• If you are interviewing agents, let each agent know you are in the interview stage.
• Never, never, never interview two different agents from the same company. Trust me, don't do it.

4. Do Not Call The Listing Agent if You Are Working With a Buying Agent

• Listing agents work for the seller, not the buyer. If you hire the listing agent to represent you, that agent will now be working under dual agency.
• If listing agents show you the property, the listing agent will expect to represent you.
• Listing agents do not want to do the buying agent's job. Let your buyer's agent do her job.

5. Practice Open House Protocol

• Ask your agent if it's considered proper for you to attend open houses alone. In some areas, it is frowned upon to go to open houses unescorted.
• Hand your agent's business card to the agent hosting the open house. Sometimes this agent will be the listing agent, but often it is an agent also looking for unrepresented buyers. Announcing you are represented protects you.
• Do not ask the open house host questions about the seller or the seller's motivation. Let your agent ask those questions for you.

6. Sign a Buyer's Broker Agreement with a Buying Agent

• Expect to sign a buyer's broker agreement. It creates a relationship between you and the agent, and explains the agent's duties to you and vice versa.
• Ask about the difference between an Exclusive and Non-Exclusive Buyer's Broker Agreement.
• If you're not ready to sign a buyer's broker, do not ask that agent to show you homes. Otherwise, procuring cause may arise.
• Ask your agent if she will release you from the contract if you become dissatisfied. If they refuse, hire somebody else.

7. Always Ask For and Sign an Agency Agreement

• By law, agents are required to give buyers an Agency Disclosure.
• Signing an agency disclosure is your proof of receipt. It is solely a disclosure. It is not an agreement to agency. Read it.
• The best and most practiced type of agency is the single agency. This mean you are represented by your own agent who owes you a fiduciary responsibility.

8. Make Your Expectations Known

• If you expect your agent to pick you up at your front door and drive you home after showing homes, tell them. Many will provide that service. If not, they will ask you to meet at the office.
• Let your agent know how you want her to communicate with you and how often. Do you want phone calls, e-mails, text messages, IM's or all of the above?
• Set realistic goals and a time frame to find your home. Ask your agent how you can help by supplying feedback.  If you are displeased, say so. Set the ground rules