A blog cannot deal with all aspects of a subject and is not intended to replace professional advice. It's purpose is to highlight information and identify areas of possible interest. Anyone wishing to discuss this blog or to make any comments or suggestions about this blog is invited to do so by either posting comments or emailing me directly.

 

 

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Legal and safe secondary suites in Calgary appear on The City of Calgary’s registry. These suites have been inspected, and have met the numerous safety requirements under Alberta’s building code at the time the work allowed under the building permit was completed. Only suites that meet these safety requirements appear on the registry, and have been issued a numbered sticker that corresponds to their address. A map of all such suites is available in the link below.


http://secondarysuites.calgary.ca

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Locally, we've recently had a lot of conversations about Seller Brokerage Contracts. What these are are the contracts that is agreed to by a Seller of property and the brokerage through the brokerage's agent to allow them to market the property on behalf of the Seller. Specifically our discussion have revolved around, the agreement regarding the real estate professional's obligations and the consumer's obligations regarding to their property when it is being listed for sale within the local MLS® System.

 

Firstly, there are several weaknesses that creep up as a result of Provincial Standard Forms. One of them is that they cater to the lowest standard of care.

 

One of the notorious weaknesses has been in detailing some of the individual real estate board rules that govern how the various MLS Systems in the province run. A few years ago in this province there were Harmonized MLS System Rules agreed to by all real estate boards in the province (which are still in place), but...

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Calgary, AB - September 16, 2015

 

Every month, I've been mailing out 1,000 flyers in some of the newer sections of Hawkwood. (Actually, it's mailed out ten times a year.) There are lots of home insights for homeowners, renters and potential home sellers. If you have any questions about your current home value or wish to discuss marketing your home within the next 6 months, now is the time to talk with an experienced, real estate broker that actually lives in your neighbourhood. As Hawkwood's RE/MAX real estate professional and resident REALTOR®, I can help tell you what others may not be able to share with you. I'm also very "in tune" with many of the northwest and southwest neighbourhoods in the City of Calgary.

 

If you are currently renting your home, and you're thinking now may be the time to buy, please get in touch with me and we can get the process started. As you can imagine, the overall trend of house values within the City of Calgary is upward. Some communities can...

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In visiting a number of homes, recently, we have noticed video and/or audio capture devices that were actively monitoring the premises. What this means to us is there is an increase in the number of home sellers that are actively recording their real estate agents, prospective buyers and their buyer agents during the course of open houses or private showing appointments.

 

This is something we were concerned with several years ago with baby monitors being positioned in homes and turned on so that home sellers could "eavesdrop" on the buyer's viewing sppointment from nearby outside the home. That was something we always warned our clients about when we were showing homes to them and reminded them again when we noticed monitoring equipment (whether or not we could determine if the device was "on".)


Times have now changed: it is starting to appear quite often. In a few cases the common indicator light showing the device is acively monitoring had been covered up or possibly even disconnected....

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This past week, I came across a post card hanging on the door knob of one of the homes that I currently have listed for sale. The card was hanging from the door knob and was about 15 cm by 40 cm in size – so it was very highly visible.

 

The card featured the words "LOCK BOXES SUCK" superimposed on a photo of a standard REALTOR's lock box. Okay, I was intrigued.

 

I turned the card over. It was marketing by the local For Sale By Owner (FSBO) franchise. I didn't see a similar card on any of the neighbouring homes – so I assume it was targeted to only the homes with real estate signs. Hmm – I'm quite sure I wouldn't do business that way, but they probably have a business plan and process that they must follow as franchisees. In the really fine print on the card it specifically stated that they are not real estate brokers nor agents. Wow – that's news to me because when I was looking at ways to expand my real estate business a few years ago they were one...

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Calgary: 2015-September-02

 

For a complete statistics package, just send me a note and I'll email you a 28 page report or click here to download it immediately.

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Source: Used under standard YouTube license terms.

 

Designated playground zones are an important part of keeping children safe. There are approximately 1,500 existing playground zones and 180 school zones in Calgary. Both of these zones were created to increase the safety of children from motorists traveling through these areas. With Provincial government legislation in place to allow municipalities to set their own school and playground hours, it was determined that transitioning school zones to playground zones was the appropriate solution.

 

Having two different designated zones was confusing to motorists who may not be aware of when school is in session. Having only playground zones helps to provide a clear message to motorists, promote uniform motorist behaviour, and increase safety for pedestrians and motorists.

 

The new hours (7:30 a.m. to 9 p.m. – everyday) reflect the times that playground zones are being used by children and other pedestrians, and...

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Neighbourhood of HAWKWOOD Stats as of the end of August 2015:

With the end of summer all but complete, the summer market ends this week as we enter the Labour Day weekend. Although school has already started, home purchasers tend to get back into their home hunt after this unofficial end of summer. Market activity should warm up some between now and Thanksgiving's Day. Now is a good time to buy that home you've been keeping an eye on (providing you and your agent are able to get a market value price for it -- there are, incredibly, a few homes on that market that are still priced too high for their location and/or condition.)

Overall, the Hawkwood community remains in a BALANCED MARKET for the month.

Attached homes (townhouses & side-by-side duplexes):

4 Active

0 Conditionally Sold

------

4 Inventory

0 Sold August 1 - 31

2 Sold year-to-date

16 Months of Supply - STRONG BUYERS market

Apartments:

2 Active

0 Conditionally Sold

------

2 Inventory

0 Sold August 1 - 31

6 Sold year-to-date...

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Neighbourhood of HAWKWOOD Stats as of the end of July 2015:

July is usually the slowest month of the year for real estate sales in Calgary. This year shows no variation from the norm. We should start to see the listing and sales activity slowly climb until mid-November. It may be a great time to both put a home on the market and to shop for homes in Hawkwood. There will be a little less to choose from than the winter-spring market, but there will be far, far fewer people to compete with in shopping for homes. This also is an ideal time to see property at their visual peak – the grass remains close to green and there's no snow hiding unkept landscaping.

Attached homes (townhouses & side-by-side duplexes):

2 Active

0 Conditionally Sold

------

2 Inventory

1 Sold July 1 - 31

Apartments:

1 Active

0 Conditionally Sold

------

1 Inventory

1 Sold July 1 - 31

Detached homes:

21 Active

1 Conditionally Sold

------

22 Inventory

6 Sold July 1 - 31

3.66 months of supply - Balanced Market

 ...

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Neighbourhood of HAWKWOOD Stats as of end of June 2015:

As usual, the spring market ended in May and June showed the usual slowdown in resale market activity. With fewer home buyers shopping and fewer homes for sale for the summer months, it may be a great time to both put a home on the market and to shop for homes in Hawkwood. There will be a little less to choose from, but there will be far, far fewer people to compete with in shopping for homes. This also is an ideal time to see property at their visual peak – the grass is green and there's no snow hiding unkept landscaping.

Attached homes (townhouses & side-by-side duplexes):

1 Active

0 Conditionally Sold

------

1 Inventory

0 Sold June 1 - 30

Apartments:

2 Active

0 Conditionally Sold

------

2 Inventory

1 Sold June 1 - 30

Detached homes:

17 Active

0 Conditionally Sold

------

17 Inventory

5 Sold June 1 - 30

3.40 months of supply - Balanced Market

 

But then we break down the detached homes further:

Detached homes priced...

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Seller Secrets for Today's
Calgary Real Estate Market

When it comes to selling your house, you probably want to get the most money you can in the least amount of time, with the least amount of hassle.

 

To help you create the best pricing strategy, we've compiled research and advice from leading experts to give you the very best answers to the most common pricing issues and questions.

 

This is the result of countless hours of market study, including the review of thousands of survey responses, as well as list price and sold price data from literally hundreds of thousands of transactions.

 

And the research is clear: pricing a house for sale correctly from the start is one of the most important factors in ensuring that the house sells quickly and for the highest price possible.

 

The very best agents know the secrets to pricing a house right. And now you will, too.

 

In this video series, we'll explore how the market determines price, the value of improvements, a...

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In today's highly competitive real estate industry, many real estate agents have taken to reducing services in order to remain profitable. With the average real estate agent in the Calgary area only doing 5 or 6 transactions in a year, it's no wonder services are being cut back. Like you, most consumers today are looking for better value for the money they spend for all types of services – not reduced services and ineffective results.

 

Choose your real estate agent or broker carefully whether you're buying or selling real estate. Like with any other service provider, look for value, personal service, commitment, integrity, ethics and results. Here are some of the questions to ask your prospective real estate agent/broker or REALTOR®:

  • Are you a full-service real estate agent/broker and REALTOR®? In addition to real estate, are you also holding down another part-time or full-time job?
  • What is included in a typical agent's "full-service" and what premium services do you...
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What would you do if you had an income tax or legal question regarding $300,000?

Who would you contact? Yes, most of us would find the best accountant or lawyer we could find! A home purchase often far exceeds $300,000 and many buyers don’t take it as seriously as they would a legal or tax concern.

 

Finding a Buyers' Agent should be one of the very first steps you should take before you go finding a home. Let's look in more detail at what an exceptional Buyers Agent will do for you:

  • Represent you and your best interests, not the sellers
  • Respond honestly and accurately to your questions
  • Help you create a plan based on your wants and needs to find you the perfect home
  • Refer you to a lender or mortgage broker that has access to either first-time home buyer programs and/or trade-up buyer programs to find the most favourable loan for your particular situation
  • Using the criteria you provide, they search all possible listings and properties
  • With their experience they can point out the...
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There Currently Exists 2 Types of Agency Relationships in Real Estate Transactions in Alberta.

In a common law agency relationship, the agency relationship exists between the client (a buyer or seller), and the real estate brokerage (company). If both parties to a transaction are represented by the same brokerage, the brokerage has a conflict of interest. Designated agency is a departure from traditional common law agency practices and addresses this conflict. In designated agency, the agency relationship exists between the client and a designated agent(s) from a particular brokerage, and not with the brokerage as a whole.

 

Because the agency relationship is between the client and the designated agent(s), designated agency eliminates the conflicts of interest that commonly occur in a brokerage when two REALTORS® from the same brokerage represent the buyer and seller in the same transaction. Designated agency allows industry members to act as sole agents and provide full fiduciary...

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Neighbourhood of HAWKWOOD Stats as of end of May 2015:

Attached homes (townhouses & side-by-side duplexes):

1 Active

0 Conditionally Sold

------

1 Inventory

1 Sold May 1 - 31

Apartments:

0 Active

0 Conditionally Sold

------

0 Inventory

3 Sold May 1 - 31

Detached homes:

18 Active

1 Conditionally Sold

------

19 Inventory

14 Sold May 1 - 31

1.36 months of supply - Sellers' Market

 

But then we break down the detached homes further:

Detached homes priced UNDER $600,000:

10 Active

1 Conditionally Sold

------

11 Inventory

12 Sold May 1 - 31

1.09 months of supply - SELLERS' Market

Detached homes priced OVER $600,000:

8 Active

0 Conditionally Sold

------

8 Inventory

2 Sold May 1 - 31

4.00 months of supply - BUYERS' Market

 

Market Statistics Source: CREB [Calgary Real Estate Board Co-operative]

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Without a doubt — PRICE.

Price is Key. No matter how much advertising is done by a home seller and their agent, a home that's priced too much over current market value is just not going to sell. If it's priced too high you may get viewings by buyers and their agents, but you're attracting buyers that are looking in a particular price range and your home won't compare favourably with the current (and recently sold) competition in that price range. Buyers and their REALTORS® are looking at a number of homes and it becomes very obvious very quickly which homes are overpriced.

 

If the home is priced right, it will receive consideration from all prospective buyers and their REALTORS®. A good REALTOR® will help their prospective buyer understand the value in your home and likewise try to diswade a client from overpaying for an overpriced home (they actually have a legal obligation to do this).

 

A home that is underpriced will possibly end up in competing offers and...

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Technically, no. But, I have yet to see an opportunity that couldn't have been made better by using a buyer's representative. Terms, conditions and price.


Often, first-time buyers don't know differently and embark on their home hunt by looking at random homes by calling every agent that has a listing on a particular street. And they call all the private sellers too. This would be like them contacting the coach of the opposing football team for advice -- you wouldn't do that would you?


A better use of their time is to find an agent that they get to know and trust and then use them to set up convenient appointments all at one time. That single agent can also compare and contrast the homes (which had they called all the listings agents, they would likely skew all the comments in favour of their own listing or more likely omitted the ones that weren't favourable. Obviously, if they called seller then they couldn't get any factual information on the other homes available).


Occasionally repeat...

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