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!

What Are the Benefits of Using a Calgary Realtor to Sell Your Home?

Selling your home can be stressful and time-consuming. An experienced Calgary Realtor like Jerry Charlton has the knowledge, skills, and connections to help you through the process every step of the way. Consider the following benefits of working with Jerry.  

Full-Time Professional Real Estate Agent

Jerry Charlton has the specialized knowledge, experience, training, marketing strategies, negotiation skills, and understanding of the workings of the current Calgary Real Estate Market to help guide you through the steps of the successful home selling process.

He will explain exactly what to expect. Jerry Charlton will make you aware of your rights and responsibilities. Work with you to strategize the best moves according to your own goals. Recommend other specialized professionals who will aid you in different stages of the process.

Best Price For Your Home:

Calgary Realtors like Jerry have their fingers on the pulse of the current real estate market and will know what comparable properties in your area are selling for. They have the resources and knowledge to establish the best asking price and to attract the highest selling price. With access to their company’s professional marketing resources and connections, they will ensure potential buyers are immediately made aware of your home and market the property to sell as quickly as possible and for the most money.

“Showcasing” Experience:

Jerry Charlton, Calgary Realtor knows the importance of a property’s first impression and the impact of a property’s “Curb Appeal” has on the rest of a potential Buyer’s experience of your home. We will offer you tips and information on how to get your home in the best-selling shape possible, to sell your property quickly and for top dollar.

Access to Qualified Calgary Home Buyers:

Jerry can save you time and effort by dealing only with qualified buyers. We have access to a pool of pre-screened and pre-qualified buyers who are serious about buying a home in most Calgary neighbourhoods. We work hard to develop this base of qualified buyers which will become an invaluable resource for you.

Real Estate Negotiation Skills:

Realtors serve many functions, but perhaps the most important is their role as primary negotiator on your behalf. Jerry Charlton realizes your goal is to sell your home as quickly as possible, and for the most money possible, and will work closely with you during the negotiation process to facilitate this goal. Jerry brings to the process the knowledge and skills to draw up legally binding contracts, to assist in negotiating offers and counteroffers, and to offer counsel and perspective as you work toward your selling goals.

Jerry Charlton Offers Free Calgary Home Evaluations

Calgary Home Sellers: Should You Sell First or Buy First?

If you are considering looking for a new house, and are a current home-owner, then chances are you're wondering what your strategy should be: do you wait to find the perfect new home before you put your current home on the market, or do you sell first and then look around? You have a few options. Use the following as a guide to explore what might be the best move for you

Sell First?

There are several benefits to selling your current house before searching for your next home. First, once you have sold your house, you will know precisely how much money you must work with. With a concrete price range, you will be able to narrow the pool of houses before you begin looking and negotiate accordingly. This will allow you to immediately make firm offers on houses that you are serious about purchasing. You can be first in line with an unconditional offer you know you can afford, and this will grant even further negotiating leverage as Sellers tend to take unconditional offers more seriously. When they counter or turn down an offer that is conditional on the sale of a home, they usually think the Buyer will come back with a better and firmer offer once they have sold their current home. However, if you make an unconditional offer, the Seller will usually give you more consideration. They realize you are probably looking at other properties and will move on if your offer is rejected. Likewise, if you have already sold your house, you probably do have a wider opportunity to look around, negotiate, and find the best deal and fit for you and your family

The flip side of this scenario, however, is that if you don't find the right property before the closing date of the house you've already sold, you may have to look for temporary housing on Rentfaster.ca until you do find what you're looking for.

So, before you opt to sell first, you should determine whether you have alternate, temporary options, in case you must move from your house before you have found a new one. How would you and your family deal with living in a transition home for an undetermined period?

Buy First?

Buying a new house without selling your current home may occur if you are interested in a specific property and will only sell your current home if this property comes on the market. It may be a matter of timing—grabbing hold of the home before it is too late. The same might be said of a property you have not had your eye on previously, but that catches your attention due to its uniqueness or unbelievable price. If buying first means you do not miss out on the real estate opportunity of a lifetime, it may be the best move

However, be careful. If you buy another property and cannot sell your current home quickly enough, you could end up having to finance both homes and shoulder the extra debt until you sell. You can get a financial appraisal or free market evaluation of a home before selling, but this does not guarantee the price you will ultimately receive for the home after the negotiation process has run its course. Since your selling price will be unknown, jumping into a purchase could be a gamble, particularly if your budget is tight.

Make sure you are familiar with all aspects of the financial reality this scenario would create before you purchase another home. You may be faced with owning two homes at once. What type of financial stress would this bring to your life, and how would you deal with it? Consider the fact that if your current house does not sell quickly enough, you may be forced to sell it off at a reduced price to align the closing dates of your two properties. What effect would this have on your financial situation?

Conditional Offer

An additional option involves making your offer to purchase conditional upon the sale of your current property within a specified period. Conditional offers usually include a clause that allows the Sellers to keep their property on the market and remain open to other offers while you try to sell your home. If the Sellers receive another attractive offer before you have sold your home, they may accept and ask you to either remove your condition and firm up your offer or to back down from the offer. A conditional offer forms a kind of middle ground, an area of compromise, for those afraid to sell or buy first—but does not hold the advantages of the other two options.

One of the drawbacks of the conditional offer is that Sellers tend to take them less seriously. They consider firm offers. This leaves you with less negotiating power. Some Sellers will turn down or counter a conditional offer. Other Sellers will believe the Buyer will come back with a more serious offer when their home has sold. So, you may end up having to increase your offer to have your conditional offer accepted and keep your foot in the door of your desired house.

Even if your conditional offer is accepted, there is no guarantee another Buyer won't step in and overthrow your offer before you have sold your current home, which would put you back at the starting line. Also, consider the fact that you cannot withdraw your conditional offer until the end of the period specified in the contract—which means that if a better deal comes along, you will have to wait to jump at it.

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.

A Manual to Prepare your Calgary Home before Selling

“You never get another chance at a first impression.” We have all heard this expression before. And now, while you are preparing your home to sell, it should not be far from your mind.

While logical factors such as price and location narrow the pool of houses, a potential buyer will look at, the ultimate decision to buy a particular house is fuelled by a mixture of logic and emotion. And emotion often wins out. For this reason, Calgary Real Estate Agents, when they talk to you about buying real estate, will refer to your purchase as a “home.” However, when discussing the sale of your current home, an agent will refer to it as the “house.” This is a conscious choice. The agent knows that buying a house is often an emotional decision, while, when selling a house, emotion should be separated from the process.

Buyers are searching for a “home” - a place where they will feel comfortable, secure, and happy, a place in which they can imagine settling down and raising their family. As the seller, your goal is to cultivate these feelings through the property you are selling. Look at your house as a marketable commodity. A buyer’s emotional response is triggered early, so you want to ensure you have done everything you can to encourage a positive response to your house from the outset. Within minutes, even seconds, of pulling into your driveway, buyers have formed an impression that they will carry with them through the rest of the showing and beyond. Keep in mind. This impression will not only influence whether they make an offer but also what they consider to be the property’s value.

If you have ever visited model homes, you are familiar with effective presentation styles. Have you ever walked into one of these homes and immediately begun taking stock, planning how to get your home to look that good? Well, now is the time to take some of these steps. Of course, there are ways to achieve the same effect in your own home without incurring show home costs.

When homes create this immediate type of emotional appeal, they tend to sell quickly and for more money. Use the following step-by-step guide to get your house into selling shape before you put the property on the Calgary Real Estate Market, and you will be well on your way to a successful sale!

Outside the House

Work your way from the outside in. Your home must possess a certain “Curb Appeal.” Remember, a potential buyer’s first impression of your house is formed while still sitting in the Realtor’s car. So, you need to view your house from this perspective. Stand on the opposite curb and observe your property. Compare it to surrounding properties. Concentrate on the following four areas:

Landscaping

How does your landscaping measure up compared to the rest of the neighbourhood? If you guess it would rate below-average, make a few adjustments. You might want to consider buying some bushes and planting them around the property. If the problem with your yard is not a case of too little greenery but rather too much, get out the pruning shears. The purpose of landscaping is to complement the home, not hide it. Overgrown shrubs should be sheared to a height near the bottom of the windows. Remove any ivy clinging to the side of the house. Tree limbs should be high enough that you are able to walk beneath. Trim any branches that bar the way. Your lawn should be freshly cut and watered and an even colour. If there are brown spots, make sure you begin to remedy this well in advance of putting the house on the market. You may want to re-sod areas, and you need to make sure these spots are given enough time to grow, so they will match the existing lawn. Rake up any leaves or grass cuttings. Planting a few flowers is an easy way to add colour and vibrancy to your yard, enhancing the first impression of your home. Invest in a full flat of mature, colourful flowers, such as petunias or periwinkles, which last the length of the growing season. If you do not have an area in which to plant flowers, consider purchasing a few flower pots for your porch and planting flowers or blooming plants.

House Exterior

When you view your house from across the street, does it appear weathered or faded? If so, it is probably time to treat it to a fresh coat of paint. This is usually a sound investment; new paint can do wonders to increase a home’s perceived value. Stay away from unusual or loud colours. The new colour should fit in with surrounding houses and complement the style and structure of your house.

Examine the roof closely. Old or leaking roofs should be replaced. If there are leaks, you will have to disclose this detail to the homebuyer anyway, and they will want it replaced. If there is not any apparent damage, however, wait for word from the Calgary Home Inspector before making repairs.

The Front Door and Porch

The front door and surrounding area should look particularly fresh and welcoming, as this will be the buyer’s first up-close impression as they enter the house. If you paint nothing else, at least give the door a new coat. Replace the doorbell if it is broken and polish the door fixture until it gleams. Wash the mailbox. Keep the porch swept and buy a new plush doormat. All these little things will contribute to the overall effect of a well-cared-for and welcoming home.

Ensure the lock works smoothly, and the key fits properly. When a homebuyer visits your house, the Realtor will open the front door with a key. You do not want the buyers’ first experience to be of waiting on the doorstep while the Realtor fumbles with the lock.

Depersonalize

This should be one of your first steps when you begin preparing your house to sell. Over the years, a home inevitably becomes tattooed with the owners’ lives, covered with touches that have made it that special place for you. At this point, however, you want buyers to recognize it as a property they could make into their unique place. When a homebuyer walks into a room and sees these personalizing touches—such as photos on the walls or trophy collections—their ability to picture their own lives in this room is jarred, impairing a positive emotional response. So, your first step will be to remove all the family photos, trophies, collectible items, and souvenirs. Pack them all together, so you will have everything you need at your disposal when it comes time to personalize your new home. For the time being, rent a storage space and keep these items there. Do not simply transfer these items to another place in your house. Do not hoard them away in a closet, basement, attic, or garage, as the next step in preparing your home is to minimize clutter—and these areas of your house will all be targeted.

Remove all clutter

The next step on the list is to purge your house of the excess items that have accumulated over the years. This is the hardest part for many people, as they have an emotional investment in many of these things. When you have lived in a house for several years, a build-up of personal effects occurs that is often so gradual that you do not notice space is becoming cluttered. If you need to, bring in an objective friend to help point out areas that could stand to be cleared. Try to stand back yourself and see your house as a buyer might. Survey shelves, countertops, drawers, closets, the basement—all places where clutter often accumulates—to determine what needs to go. Use a system to help you decide: get rid of all items, for example, you have not used in the past five years, and pack up everything that you haven’t used in the past year. Although getting

rid of some things might be hard, try to do it without conscience or remorse. You will be forced to go through this process anyway when you move, and with each box, you eliminate your storage space—and the room in general—begins to look larger. We have broken down the process into specific areas of your house to help you concentrate your efforts:

Kitchen

The kitchen is an ideal place to begin, as it is easy to spot and eliminate the type of clutter that tends to accumulate here. Homebuyers will open your drawers and cabinets as they will want to check if there will be enough room for their own belongings. If the drawers appear cluttered and crowded, this will give them the impression there is not enough space.

• First, remove everything from the counters, even the toaster (the toaster can be stored in a cabinet and brought out when needed).

• Clean out all the cabinets and drawers. Put aside all of the dishes, pots, and pans that you rarely use, then box them and put them in the storage unit you have rented (again, not in the basement or a closet).

• If you, like many people, have a “junk drawer,” clear this out.

• Get rid of the food items in the pantry that you do not use. Begin to use up existing food—let what you have on your shelves dictate your menus from now on.

• Remove all extra cleaning supplies from the shelves beneath the sink. Make sure this area is as empty as possible. You should thoroughly clean this spot as well and check for any water stains that might indicate leaking pipes. Buyers will look in most cabinets and will notice any telltale signs of damage.

Closets

• Go through all clothes and shoes. If you do not wear something anymore, get rid of it. We all have those clothes, too, that we wear only occasionally but cannot bear to give away. Box these items and keep them in the storage unit for a few months.

• Go through all other personal items in the closet. Be ruthless. Weed out everything you do not absolutely need.

• Remove any unsightly boxes from the back of the closet. Put them in storage if need be. Get everything off the floor. Closets should look as though they have enough room to hold additional items.

Furniture

• You may want to tour a few model homes to gauge the type of furniture chosen by design teams to create a spacious yet comfortable atmosphere. Note how that furniture is arranged to cultivate a certain feeling.

• After having armed yourself with some ideas, stand back and look at each of your rooms. What will you need to remove? Remember, most homes contain too much furniture for showings. These are items that you have grown comfortable with and that have become incorporated into your everyday routine. However, each room should offer a sense of spaciousness, so some furniture will likely need to be placed in storage.

Storage Areas

• Basements, garages, attics, and sheds: these are the “junkyard” areas of any given home. It is possible to arrange simple clutter into a certain order, but junk is sent packing to these often-hidden rooms. First, determine which of these boxes and items you need. Can some of it be sent to the dump once and for all?

• Hold a Garage Sale. You’ve heard the saying, “One person’s trash is another’s treasure.” Let these items go to a better home.

• Transfer some items to the rental storage unit. You will want to clear the

storage areas in your house as much as possible for them to appear spacious to potential homebuyers. Buyers want the reassurance that their own excess belongings will find places for storage in their new home.

Inside the House

Once you have cleared the house of excess items, you will have room to work on other areas.

Walls and Ceiling

Examine all the ceilings and walls for water stains or dirt. We do not often look closely at the walls that surround us, so be careful—there could be residual stains from leaks that have long been fixed or an accumulation of dirt in an area you hadn’t noticed.

Painting the walls may be the best investment you can make when preparing your home to sell. You can do it yourself, and relatively inexpensively. Remember, the colours you choose should appeal to the widest range of buyers, not just to your own personal taste. A shade of off-white is the best bet for most rooms, as it makes the space appear larger and bright.

Carpet and Flooring

Does your carpet appear old or worn in areas? Is it an outdated colour or pattern? If the answer to either of these questions is yes, you should consider replacing it. You can find replacement carpeting that is relatively inexpensive. And always opt for neutral colors.

Any visibly broken floor tiles should be replaced. But make sure you do not spend too much on these replacements. The goal is not to revamp the entire home, but, rather, to avoid causing any negative impressions due to noticeable damage or wear around the house.

Doors and Windows

Check the entire house for any cracked or chipped window panes. If they are damaged in any way, replace them. Test all windows, as well, to ensure they open and close easily. Try spraying WD40 on any with which you are having trouble. This should loosen them up.

The same can be done with sticking or creaking doors. A shot of WD40 on the hinges should make the creak disappear. Check to make sure each doorknob turns smoothly and polish it to gleaming.

Odour Check

Begin by airing out the house. Chances are, you would be the last person to notice any strange or unpleasant smell that may be immediately apparent to visitors.

If you smoke indoors, you will want to minimize the smell before you show your home. Take your cigarettes outside for a period of time before you begin showing. Ozone sprays also help eliminate those lingering odours without leaving a masking, perfumed smell.

Be careful if you have a pet. You may have become used to the particular smell of your cat or dog. Make sure litter boxes are kept clean. Keep your dog outdoors as much as possible. You may want to intermittently sprinkle your carpets with carpet fresheners as well.

Plumbing and Fixtures

All sink fixtures should look shiny and fresh. Buy new ones if scrubbing fails to get them into shape. Replacing them can be done easily and inexpensively. Check to make sure all hot and cold faucets are easy to turn and that none of the faucet’s leaks. If you do find a leaking faucet, change the washer. Again, this is an easy and inexpensive procedure.

Finally, check the water pressure of each faucet, and look for any stains on the porcelain of the sinks or tubs.

Once you have covered all these bases, your house will be in prime shape for its time on the Calgary Real Estate Market. Congratulations, you are ready to begin showing!

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

Setting The Best Asking Price for your Calgary Home

Setting a realistic price for your home that reflects current Calgary Real Estate market values will help sell your home quickly and for top dollar. When you price your home properly, you increase the chances that the offer you receive will nearly match your asking price and that there will be competing offers, which may net you even more in the long run.

Your property has the best chance of selling within its first few weeks on the market. Studies indicate that the longer a property stays on the market, the less it will ultimately sell for. A property priced 10 % more than its market value is significantly less likely to sell within this window than a property priced close to its actual market value. About three-quarters of homes on the market, today are 5-10 % overpriced. Sellers will usually over-price their homes by this margin if, either, they firmly believe the home is worth more than what the market indicates or if they want to leave room for negotiation. Either way, if you choose to over-price your home by this amount, you run the risk of increasing the amount of time your home spends on the Calgary Real Estate Market and decreasing the amount of money you’ll ultimately receive.

At the other end of the selling spectrum are houses priced below a fair market value. Under-pricing often occurs when the owner is interested in a quick sell. You can bargain on these homes attracting multiple offers and ultimately selling quickly at—or above—the asking price.

The knowledge and skills of an experienced Calgary Realtor® like Jerry Charlton will be invaluable when determining an appropriate asking price. It is the job of your Realtor to know the current Calgary Real Estate Market and market trends inside and out, to be closely connected to the real estate market at large, and to be aware of other properties currently for sale in your particular area. Based on this range of connections and knowledge, your Calgary Real Estate Agent should counsel you on how to price your home properly to attract the highest price possible in the shortest period of time.

Before approaching this process, you should first do some homework yourself. You’ll need to know the workings of the current market before you even begin to think about setting an asking price. The market will always influence a property’s value, regardless of the state of a home or its desirability. Here are the types of market conditions and how they may affect you:

Home Seller's Market:

A Seller’s market is considered a hot market. This type of market is created when demand is greater than supply; that is when the number of Buyers exceeds the number of homes on the market. As a result, these homes usually sell very quickly, and there are often multiple offers. Many homes will sell above the asking price.

Home Buyer’s Market:

A Buyer’s market is a slower market. This type of market occurs when supply is greater than demand, the number of homes exceeding the number of Buyers. Properties are more likely to stay on the market for a longer period of time. Fewer offers will come in, and with less frequency. Prices may even decline during this period. Buyers will have more selection and flexibility in terms of negotiating toward a lower price. Even if your initial offered price is too low, Sellers will be more likely to come back with a counter-offer.

Balanced Calgary Real Estate Market:

In a balanced real estate market, supply equals demand; the number of homes on the market roughly equal to the number of Buyers. When a market is balanced, there aren’t any concrete rules guiding whether a Buyer should make an offer at the higher end of his/her range or the lower end. Prices will be stable, and homes will sell within a reasonable period of time. Buyers will have a decent number of homes to choose from, so home Sellers may encounter some competition for offers on their home, or none at all.

Remember, a Calgary Realtor is trained to provide clients with this information about the market, helping you make the most informed decision possible. The right Realtor will guide you through the ups and downs of the market and keep you up-to-date with the types of changes you might expect.

Evaluate your house in the other main areas that affect market value:

Location:

The proximity of your home to amenities, such as schools, parks, public transportation, and stores will affect its status on the market. The quality of neighborhood planning and plans for development and zoning will also influence a home’s current market value and how this value might change.

Property:

The age, size, layout, style, and quality of construction of your house will all affect the property’s market value, as well as the size, shape, seclusion, and landscaping of the yard.

Condition of the Home:

This includes the general condition of your home’s main systems, such as the furnace, roofing, electrical system, etc., as well as the appearance and condition of the fixtures, the floor plan of the house, and its first appearances.

Comparable Properties:

Ask your Calgary Realtor to prepare you a current market analysis of your neighborhood so that you can determine a range of value for your property. A current market analysis will provide you with a market overview and give you a glimpse at what other similar properties have been selling for recently in the area.

Calgary Market Conditions/ Economy:

The market value of your home is additionally affected by the number of homes currently on the real estate market, the number of people looking to buy property, current Calgary Mortgage rates, and the condition of the Canadian and Alberta economy

We Offer Free Calgary Home Evaluations

How to Get Top Dollar for your Home, Fast!

Your home is likely your largest asset, so selling it may be the biggest financial move you have ever made, one that requires significant thought and strategy. However, once you have entered the Calgary Real Estate market, the process may move very quickly: your property has the best chance to sell within its first few weeks on the market. Studies indicate that the longer a property stays on the market, the less it will ultimately sell for. So, you need to ensure you are ahead of the game. Get your property into top selling shape before it hits the market to increase its chances of selling within the desired window of time and drawing top dollar. Use the following tips to seize control of the home-selling process before you begin:

Establish the Reasons you Want to Sell your Calgary Home:

These reasons will direct the path you take in the home-selling process. If, for example, you have already purchased a new home and your goal is to make a quick sale on your current home, this reason will chart your approach. If, on the other hand, you aim to net the highest price possible for your home, you would need to prepare yourself for a potentially slower process. Be clear about these reasons, as they will directly influence the amount of time and effort you put into preparing your home for sale, and the amount you set for your asking price.

Pricing:

It is essential you list your property at a competitive market value right from the start. The competitive nature of the market means that over-pricing by a few thousand dollars could make the difference between your home selling quickly or not selling at all. Overpricing your home could potentially yield the following results: minimized offers, fewer showings, fewer agent responses, limited financing, limited buyers qualified for your type of home, or a smaller net price. You can avoid these outcomes by setting the price of your home at its market value when you first list.

If you are unsatisfied with the current market value of your home and unwilling to list it as such, consider putting off the sale of your home currently.

Do your Homework:

Perhaps the most hands-on approach to educating yourself about the nature of the current real estate market in Calgary — what works and what does not — is to explore other homes on the market. Take advantage of Open Houses in your area, particularly in those homes like your own. Take some notes. Observe floor plans, lot size, appearance, location, and other features of the property. Then compare asking prices. Go through this process before setting your own asking price. Remember: you want to get a selling price as close to your asking price as possible. And if you want to attract this price quickly, you will not accomplish this by setting your price higher than your neighbour’s.

Decide Whether to Invest in an Appraisal:

Getting an appraisal can be a positive or negative move, depending on the outcome. It is up to you to determine how it might fit into your personal plan. Having an appraisal done can be a good marketing strategy, indicating to potential buyers that your home can be financed, which will increase the chances that your home will sell quickly and for more money. On the other hand, however, there is no guarantee you will like the final picture offered by the appraisal. Also, it is one more cost you will have to add to your budget, and an appraisal only lasts for a limited period of time.

Choosing a Realtor:

Your choice of Realtor will greatly influence your home-selling experience. For better or for worse, this person will be with you every step of the way during one of the largest financial ventures of your life—and will make a difference in the speed with which your house is sold, and how much it sells for. Do not take this relationship lightly. You should consider a few Realtors before you narrow down your choice. Of course, one of the initial factors to consider will be whether the Realtor’s personality and enthusiasm is a fit for you and your family. Also, each candidate should be able to provide you with information on the following areas: the length of time s/he has been involved in residential real estate in your area, the marketing strategy s/he would use to sell your home, details on other properties in your area their company has sold (how much the property sold for and how long it spent on the market), and his/her philosophy or method of negotiation. You might want to request a reference list of former clients as well. Choose a few names on the list and call them.

Cleanliness:

Make no mistake, prospective Buyers will be turned off by even a minimal lack of cleanliness, or an odor. Sellers may lose thousands of dollars if they fail to thoroughly clean the house before they begin to show it. Begin by clearing the house of excess junk, clutter, and furniture. Create more space.  Make every room sparkle. Eliminate odors.  You may be the last to notice a peculiar odor in your house, but it may be the first thing a potential Buyer notices. So, air out your house prior to showing. Keep pets in the yard as much as possible and send any household smokers outside.

Access to your Home:

Agents will be more reluctant to show your home if it is not readily accessible. They do not want to waste their time running around, picking up and dropping off keys. Rather, a key should be immediately available for agents at all times. Also, go through the following last-minute list to prepare for showing your home: keep all lights on, doors unlocked, and drapes and shutters open. If you can, leave the house while it is being shown. Head to the local coffee shop or take the kids to the park. Prospective Buyers will feel more intrusive if the owner of the house is present while they are viewing. If you cannot leave the house, be as unassuming as possible.

Updated Interior:

A fresh coat of paint may be one of your best investments when preparing your home for the market. New paint can take years off the appearance of your home, dramatically increasing its perceived value. Likewise, if your carpeting appears worn, old, or is an outdated pattern, consider replacing it. The carpet or paint in one room could be the difference between a successful sale and your home being overlooked.

Curb Appeal:

If the buyer does not like the outside of your house, s/he may choose to skip it entirely. It is essential that your home possess a certain “drive-up appeal.” Remember, a potential buyer’s first impression of your house is formed while s/he is still sitting in the realtor’s car. Ensure the trees are trimmed, the walkway swept, the lawn cut. Paint the door, and put out a new, plush door mat. All these little things will contribute to the overall effect of a well cared-for and welcoming home.

Pre-Listing Home Inspection:

It's very common for the home buyers Calgary Home Inspector to come up with a long list of things to do on your property. This can spook a buyer to not waive home inspection conditions and walk away from the deal. It usually causes some attempt by the buyers to renegotiate the purchase price.

A Pre-Listing Home Inspection allows the seller to eliminate at least any major issues that a home inspection would reveal. 

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!

If you're thinking of listing your property, one thing that might be holding you back is concern about preparing your home for sale. You may be wondering how much work there will be. Is it going to take a couple of months? A couple of weeks? A few days?

That, of course, depends on the state of your property.

However, regardless of how close your home is to “show time” ready, there is plenty you can do to reduce how long that preparation takes. Consider these ideas:

• Sell stuff online. The less cluttered your home seems to buyers, the better it will show. So, make a list of items you want to sell, and then list them on one of the many local online market websites. Price items fairly and, chances are, you'll get rid of everything in a day or two.

• Have a repair day. Go through your home and make a list of everything that needs to be fixed. Then, schedule repair people to all come on the same day. Voila! In one day, all needed repairs (or, at least, most of them) are done.

• Get staging advice. Instead of guessing at what changes you need to make around your home to make it look its best, get expert staging advice. You’ll find out exactly what the experts suggest you do, and you'll save a lot of time and money. (By the way, I can provide you with that advice too.)

• Ask before making big improvements. Are you planning to convert a wood burning fireplace into a gas unit to help sell your home? Before doing any big improvements or renovations like that, talk to me. You don’t want to spend thousands of dollars on an unnecessary project.

• Hire help. You don't have to do everything on your own. Get the help you need. For example, hire a painter, a cleaner, and/or a junk removal service. Those will significantly shorten the time it takes to prepare your home for sale and save you a lot of work. Also, the costs of those professionals may be off-set by the increase in the sale price of your home. 

Bottomline: Preparing your home doesn't need to be overwhelming and time-consuming. Contact me for more ideas to help get your home ready for sale, quickly.