Finding the Perfect Home When Options Seem Limited

We've all been there - the excitement of hunting for a new home, armed with a dream list of features. Yet, the real estate market doesn't always align with our wishes. So, what can you do when no available homes tick all your boxes?

1. Reassess Your Must-Haves

Begin by revisiting your list. While it's great to aim for perfection, sometimes flexibility can open up a broader range of possibilities. Question the necessity of each feature. Perhaps a gourmet kitchen was on your wish list, but could a slightly smaller one suffice if the home shines in other areas?

2. The Potential of Renovations

Look beyond the present. Some homes might not be perfect now but possess the potential to be. Can you add a feature you desire later on? A house without a finished basement or hardwood floors can be upgraded down the line. Investing in improvements can make an almost-perfect house your dream home.

3. Monitor Market Movements

Real estate is a dynamic market. New listings pop up regularly. If the current options don't align with your desires, don't lose hope. More homes could be listed soon, and the perfect one might be just around the corner.

Stay ahead of other buyers by setting up immediate alerts for new listings that match your criteria. In the fast-paced world of real estate, being quick on the draw can make all the difference.

In Conclusion

Finding a home that meets every specification can be challenging. But remember, with a mix of flexibility, foresight, and prompt action, you can secure a home that meets most, if not all, of your desired features. After all, the journey to your dream home is all about balance!

#Home buying, #real estate market, #property features, #home renovations, #real estate listings

What Is A Calgary Residential Real Property Report?

A Real Property Report for Calgary Residential Real Estate is a legal document that shows the property boundaries and anything on the property like homes, decks, garages, pools, sheds, etc.

It includes a visual scale drawing and remarks from the survey company;

Who needs a Real Property Report?

Homebuyers need to know what they are buying. Is the fence or garage on your property or your neighbours? Sellers are required by the Offer to Purchase contract to supply the buyers with a copy of the RPR;

How does a Real Property Report protect you?

A Real Property Report only protects you if you look at it and understand what you are buying along with the house. There could be problems on the RPR you do not want anything to do with. There could be a Utility Right of way from the gas company that prevents you from ever building a garage.

How does municipal compliance protect you?

There are a lot of garages that extend onto the City of Calgary’s property in back lanes. The City will charge you a fee for an encroachment agreement or tell you to move it. You need a Stamp of Compliance from the City to know what you are getting with the house purchase.

How long is a Real Property Report valid?

If there are no changes to the footprint or no bylaw changes, the RPR is good. When the City passed a new bylaw requiring window wells to be on the RPR, it created a huge headache for homeowners that had to get updated RPR’s before selling.

How can I get a Real Property Report updated?

There is not much difference in price between updates and new Real Property Reports in Calgary for some reason.

What is shown on your Real Property Report?

Legal address, lot dimensions, joining properties, easements, encroachments, utility right of ways, permit stamps, surveyor comments, etc.

How much does a Real Property Report cost?

You should be able to spend less than $1,000 on a Real Property Report. It is good to get a few quotes as there is a lot of companies competing for business.

The benefits of a Real Property Report

Problems can sometimes be resolved. Buyers know accurate locations and dimensions of buildings, improvements, rights-of-way, and encroachments relative to their property's boundaries. Financing sometimes requires verified survey information. Development and building permits will require a Real Property Report.

Where do you get more information regarding Real Property Reports for Calgary, Alberta?

Calgarians can start with the Alberta Land Surveyor’s Association. The ALSA website answers the above questions in greater detail. They also have the member companies listed for you to call and get some quotes.

You can also ask me or any other Realtor or a Real Estate Lawyer to refer to a good RPR company. We work with many and have a shortlist we can send you anytime.

Should You Buy or Rent A House in Calgary?

Buy or Rent is a question that gets asked and analyzed a lot in the Calgary Real Estate Market.

I am a Realtor so I’m obviously biased – Yes You Should Buy A Home – In Fact You Should Buy Many Homes – And You Should Move More Often – You should keep me employed and busy!

Landlords want you to stay as a renter and keep paying the mortgage for them. They want you to take care of the property like you own it. And do not cause any problems with neighbours. Pay the rent on time and hand the keys back to them when you're done with no claim on the property whatsoever.

Banks want you to be a homeowner and rent mortgage money from them. They want you to skip payments, defer payments, renew at posted mortgage rates, pay huge penalties for paying off your mortgage too quickly. They want to make a ton of money off you just like your landlord does.

The money side of the buy or rent analysis misses the huge peace of mind component that comes from being your own landlord. How much is it worth to not have to deal with landlord rules? Do this, do not do That….

If you want an easy answer to the Rent or Buy a Home in Calgary Question, just look at who owns the majority of houses in Calgary today. These people did the research, crunched the numbers, and took into account all the variables of home ownership.

These people can't all be wrong, can they? Most of them took out mortgages well over the low mortgage rates that you can get today. So, they are paying a higher rent on mortgage money than you can get, and they are not selling in a panic because of lower investment costs.

Back to the who owns more property in Calgary. Is it Landlords or Homeowners?

The answer is Homeowners live in over 70% of the homes in Calgary. And I know as a Realtor the 30% that are rentals are owned in a large part by the 70%. Many people own 2 or 3 homes. One to live in and the rest to invest in.

The City of Calgary House Data webpage offers up a lot of detailed home ownership information to help you in your buy or rent decision.

Call Me: Jerry Charlton at 403 831 0842 and I will help you help yourself!

Top Ten Home Inspection Problems in Calgary Homes

Each homebuyer has different ideas of what will constitute the ideal home for them, these notions are often based on aesthetic preferences.  But one thing that unites all potential homebuyers is the desire to find a home that is fundamentally sound in areas beyond the immediate sweep of the eye and one that will provide a safe, comfortable, and efficient foundation for their life behind a new door.

This is where the services of a good Calgary Home Inspector comes in. During a home inspection, at least 30 areas of the home are placed under the home inspector’s microscope. We have compiled the ten most common weaknesses uncovered in a typical home inspection.  If not addressed, these problems could cost you thousands of dollars in the long run.  So, knowing what to look for, and performing your own thorough pre-inspection, will help you to identify areas for repair or improvement before they grow into costly problems.

Damp Basement:

If a mildew odour is present, the inspector should be able to detect it, as this smell is almost impossible to mask or eliminate.  A mildew odour is often the first indication of dampness in the basement.  The inspector will also examine the walls, checking for any signs of whitish mineral deposits just above the floor. Repairs can be costly. Consider enlisting the help of an expert to ensure you have a firm grasp on the bottom line before moving forward.

Poorly Installed and or Defective Plumbing:

In older homes, plumbing problems and defects are quite common. The inspector will determine whether your home’s plumbing is subject to leaking or clogging.  Signs of leakage can be visibly detected.  The inspector will test water pressure by turning on all the faucets in the highest bathroom and then flushing the toilet.  If the sound of water is audible, this indicates that the home’s pipes may be too narrow.  The inspector will also check for signs of discolouration in the water when a faucet is first turned on.  The appearance of dirty water is usually an indication that the pipes are rusted. A water quality problem that should be dealt with immediately.

Older and or Poorly Functioning Heating and Cooling Systems:

Heating and cooling systems that are older or have not been properly maintained can pose serious safety and health problems.  An inspector will determine the age of your furnace and, if it is over the average life span of a furnace (15-20 years), will likely suggest you replace it, even if it is still in good condition. 

If your heating system is a forced air gas system, the heat exchanger will be examined very closely, as any cracks can result in the leak of poisonous carbon monoxide gas.  These heat exchangers are irreparable; if damaged, they must be replaced.  While replacing these components may seem expensive, a new system will yield heightened efficiency, reducing monthly heating/ cooling costs substantially, and benefiting your long-term investment. 

Older and Unsafe Electrical System:

In older homes, it is common to find undersized services, aluminum wiring, knob-and-tub wiring, or insufficient/ badly renovated distribution systems.  When an electrical circuit is over-fused, more amperage is drawn on the circuit than what the circuit was intended to bear, creating a fire hazard.  You will typically find a 15-amp circuit in a home, with increased service for larger appliances such as dryers or stoves.  If replacing your fuse panel with a circuit panel, expect a cost of several hundred dollars.

Older/ Leaking Roof:

An asphalt roof will last an average of 15 to 20 years.  Leaks through the roof could be a sign of physical deterioration of the asphalt shingles caused by ageing or could indicate mechanical damage caused by any number of factors, such as a heavy storm.  If you decide your roof requires new shingles get at least three quotes from reputable Calgary Roofing Companies.

Minor Structural Problems:

Common in older homes, these problems range from cracked plaster to small shifts in the foundation.  While this variety of problems is not large enough to cause any real catastrophe, they should be taken care of before they grow.

Poor Ventilation:

Unvented bathrooms and cooking areas can become breeding areas for mold and fungus, which, in turn, lead to air quality issues throughout the house, triggering allergic reactions.  Mold may additionally cause damage to plaster and window frames.  These problems should be identified and taken care of before any permanent damage is caused.

Air Leakage:

A cold, drafty home can be the result of any number of problems, such as ill-fitting doors, aged caulking, low-quality weather strips, or poor attic seals.  This nature of repair can usually be taken care of easily and inexpensively.

Security Features:

An inspector will look at the standard security features that protect your home, such as the types of lock on the doors, windows, patio doors, and the smoke or carbon monoxide detectors and where they’re located throughout the home.  Check with an expert if your home is lacking in any of these areas, to determine what costs to expect.

Drainage/ Grading Problems:

This may be the most common problem found by home inspectors and is a widespread catalyst of damp and mildewed basements.  Solutions to this problem may range from the installation of new gutters and downspouts, to re-grading the lawn and surrounding property to direct water away from the house.

What is this Poly B Water piping found in many Calgary Homes?

"Polybutylene is a form of plastic resin that was used extensively in the manufacture of water supply piping from 1978 until 1995. Due to the low cost of the material and ease of installation, polybutylene piping systems were viewed as "the pipe of the future" and were used as a substitute for traditional copper piping. It is most commonly found in the "Sun Belt" where residential construction was heavy through the 1980's and early-to-mid 90's, but it is also very common in the Mid Atlantic and Northwest Pacific states."

As a busy Real Estate Agent in Calgary, we see poly b piping quite often. Some people are very concerned and will not buy a home with poly b water pipes, while others have no concerns.

Here is a link to a Fact Sheet from the Government of Alberta concerning Poly B - Poly B Fact Sheet - AB Gov

No matter what type of water pipes are in the property you are buying, if it is a concern, do your own Due Diligence as a prudent buyer should do. Get the facts, weigh the facts, decide on the facts, and ignore those crying wolf who have no facts on Poly B water piping in Calgary Homes.

Start your Due Diligence with a google search for poly b as a start.

If you are staying awake at night thinking about poly b piping - A water leak detector like AuqaTrip might help you sleep a bit better. 

AquaTrip.ca

Top Moving Day Tips & Checklist For Calgarians

It is official: you have signed the papers, dotted all the i’s, and crossed the t’s—you own a new home! You have almost reached the end of your journey. However, now, faced with the daunting task of moving, it may seem as though the journey has just begun. Moving can be a time-consuming and stressful experience if you let yourself be overwhelmed by the job. Remember, though, having a successful move means taking care of the details, one by one. If you break the process down into steps and arrange your time accordingly, you can make it manageable. Use the following checklist to ensure you are covering all the bases, and you will be well on your way to a successful move!

Household

• Arrange to have your mail forwarded to your new address.
• Forward or cease all deliveries to your home, and forward or cancel newspaper and magazine subscriptions.
• Disconnect or take care of utility, cable, and phone services and accounts.
• Arrange for utilities to be connected at your new house.
• Cancel pre-authorized bill payments.
• Begin going through closets and discarding any unnecessary items.

Packing

• Plan your packing. Start by purchasing or acquiring suitable containers. Most moving companies have specialized containers you can buy. Also, speak with others who have recently moved—they may be looking to get rid of boxes. You will need the following: small boxes for heavy items (books, tools, etc.); large boxes for bulky items (bedding, stuffed toys, etc.); medium boxes for bulky but less heavy items (towels, small appliances, etc.)
• Begin to collect other packing materials. Decide which items you will need from the following checklist:
• White paper
• Tissue paper
• Paper towels
• Newspapers
• Non-printed paper
• Packing tape or twine to seal boxes and containers
• Scissors
• Labels and stickers (available from your moving company)
• Felt marker to label boxes.
• Notebook and pen for listing contents
• Set goals and deadlines for yourself. The aim, for example, to pack one room per week.
• Attach a list of contents to each box. Separate and label boxes to be placed in storage.
• Consider holding a garage sale to rid yourself of excess belongings.
• Begin to use up the food in your pantry and freezer. Let the food you already have dictate your menus.
• Have rugs cleaned that are to be moved, then roll and wrap them.
• Make special arrangements for the moving of plants or pets.
• Collect all personal items from local services (dry cleaning, storage, photos).
• Service all appliances you are taking with you. Note that all gas appliances must be emptied, as it is illegal for movers to carry flammable substances.
• Take inventory of all the boxes, and contents of the boxes, you have packed.
• Have your car serviced and tuned up.

Community

• Return library books.
• Clean out your locker at any club you are leaving.
• Determine how to transfer your children to a new school.
• Return items you have borrowed to friends and collect any you have lent.
• Mail or e-mail change of address notices to family members, friends, and office contacts.

Records

• If needed, transfer medical and dental records, and fill prescriptions.
• Change the address on your driver’s license.
• Change the billing address for credit cards.
• Change the address for banking statements.
• Leave a record of security codes for new tenants.

Insurance and Legal Matters

• Visit your lawyer and ensure all documents are signed. Notify your insurance company well in advance of the move and ask them to review your policy.
• Transfer insurance to your new home or acquire new insurance. Review your moving company’s insurance policy. If it does not cover as much as you would like it to, obtain your own.
• If you are currently renting a house or apartment, give written notice to the landlord.
• Have all keys to your old home delivered to your lawyer or realtor.

8 Mistakes to Avoid When Buying a Calgary Home

You have been saving for awhile, weighing your options, looking around casually. Now you have finally decided to do it—you are ready to buy a house. The process of buying a new home can be incredibly exciting, yet stressful, all at once. Where do you start? It is essential you do your homework before you begin. Learn from the experiences of others, do some research. Of course, with so many details involved, slip-ups are inevitable. But be careful: learning from your mistakes may prove costly. Use the following list of pitfalls as a guide to help you avoid the most common mistakes.

1. Searching for houses without getting pre-approved by a lender:

Do not mistake pre-approval by a lender with pre-qualification. Pre-qualification, the first step toward being pre-approved, will point you in the right direction, giving you an idea of the price range of houses you can comfortably afford. Pre-approval, however, means you become a cash buyer, making negotiations with the seller much easier.

2. Allowing “first impressions” to overly influence your decision:

The first impression of a home has been cited as the single most influential factor guiding many purchasers’ choice to buy. Make a conscious decision beforehand to examine a home as objectively as you can. Do not let the current owners’ style or lifestyle sway your judgment. Beneath the bad décor or messy rooms, these homes may actually suit your needs and offer you a structurally sound base with which to work. Likewise, do not jump at a home simply because the walls are painted your favorite color! Make sure you thoroughly investigate the structure beneath the paint before you come to any serious decisions.

3. Failing to have the home inspected before you buy:

Buying a home is a major financial decision that is often made after having spent very little time on the property itself. A home inspection performed by a competent company will help you enter the negotiation process with eyes wide open, offering you added reassurance that the choice you are making is a sound one, or alerting you to underlying problems that could cost you significant money in both the short and long-run. Your Realtor can suggest reputable home inspection companies for you to consider and will ensure the appropriate clause is entered into your contract.

4. Not knowing and understanding your rights and obligations as listed in the Offer to Purchase:

Make it a priority to know your rights and obligations inside and out. A lack of understanding about your obligations may, at the very least, cause friction between yourself and the people with whom you are about to enter the contract. Wrong assumptions, poorly written/ incomprehensible/ missing clauses, or a lack of awareness of how the clauses apply to the purchase, could also contribute to increased costs. These problems may even lead to a void contract. So, take the time to go through the contract with a fine-tooth comb, making use of the resources and knowledge offered by your Realtor and lawyer. With their assistance, ensure you thoroughly understand every component of the contract and can fulfill your contractual obligations.

5. Making an offer based on the asking price, not the market value:

Ask your Realtor for a current Comparative Market Analysis. This will provide you with the information necessary to gauge the market value of a home and will help you avoid over-paying. What have other similar homes sold for in the area and how long were they on the market? What is the difference between their asking and selling prices? Is the home you are looking at underpriced, overpriced, or fair value? The seller receives a Comparative Market Analysis before deciding upon an asking price, so make sure you have all the same information at your fingertips.

6. Failing to familiarize yourself with the neighborhood before buying:

Check out the neighborhood you are considering and ask around.  What amenities does the area have to offer? Are there schools, churches, parks, or grocery stores within reach? Consider visiting schools in the area if you have children. How will you be affected by a new commute to work? Are there infrastructure projects in development? All these factors will influence the way you experience your new home, so ensure you are well-acquainted with the surrounding area before purchasing.

7. Not looking for home insurance until you are about to move:

If you wait until the last minute, you will be rushed to find an insurance policy that is the ideal fit for you. Make sure you give yourself enough time to shop around to get the best deal.

8. Not recognizing different styles and strategies of negotiation:

Many buyers think that the way to negotiate their way to a fair price is by offering low. However, this strategy may result in the seller becoming more inflexible, polarizing negotiations. Employ the knowledge and skills of an experienced realtor.  S/he will know what strategies of negotiation will prove most effective for your situation.

We help you avoid the most common Calgary Home Buyer mistakes as well as the un-common mistakes!

Let's be honest most people hate the thought of dealing with a Realtor.

Over the 20 years, Jerry Charlton has been helping people buy and sell homes in Calgary. I've had the privilege of dealing with some outstanding realtors. And sometimes the opportunity of dealing with some terrible ones as well.

It's way too easy to get a real estate license. Most Realtors learn on the job and sometimes at the expense of their clients. Most Realtors have very little or no experience in customer service or business before getting a Calgary Real Estate License.

My clients have benefited more than once when the other side was poorly represented. I've had realtors tell me way more than they should or that their clients would approve of. Do I take advantage of that for my clients? Absolutely. I work for my client's best interest always.

If we know a seller has already bought another house and has to move by a certain date we adjust our strategy accordingly. If we know a buyer has limited choices we work with that as well.

We make it our job to get as much information as possible when the negotiations start.

We get our clients the lowest price possible when buying and the highest prices possible when selling.

Because it is all about our client's best interests always!!