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The real estate landscape in North America is in the midst of an historical shift. The era of the coveted McMansion is quickly coming to an end. Today’s pool of home buyers have an entirely different set of priorities than their parents when it comes to housing – with the most notable difference being that many are not buyers at all and they will probably not become buyers in the foreseeable future. They are renters and they are here to stay!

The Calgary real estate market serves as a perfect backdrop for the shifting landscape. Canada’s young population includes 7-9 million residents classified as millennials. While they are by no means the only demographic group turning their back on home ownership, they are definitely the most influential.

Perceptive buyers looking to build wealth for their own retirement know that investment in purpose built revenue property stands out as one of the safest and most lucrative vehicles available to investors in today’s volatile world.   In addition to the social and economic trends fueling the shift, recent changes to Calgary’s by-laws have further served to fan the flames by making it easier and more cost-effective to construct a purpose built revenue property.

While the nation’s Liberal Party platform embraces purpose built rental housing as a means to provide all Canadians with access to affordable housing, low-income residents are not the only sector of the population in search of a good rental. Large groups of residents from all income strata are moving toward renting as a lifestyle choice and investors looking for the best returns are wise to target housing geared toward the upper middle layers of the rental market. The best rental property to invest in is priced to attract this group, located in a desirable neighbourhood and constructed of good materials with low maintenance and durability in mind.

Investing in a purpose built revenue property in Calgary, as opposed to condominium or a REIT (Real Estate Investment Trust), affords the individual investor direct control of the asset, low maintenance, freedom from condo fees and bothersome boards, monthly residual income and the opportunity to realize appreciation in Canada’s strongest real estate market.

My advice for any serious real estate investor in Calgary is to start crunching numbers with a knowledgeable Realtor and do not miss the opportunity to profit from this seismic shift in the real estate landscape.

Are  you looking to Sell or Buy a home in Calgary and need someone who won’t rest until you’ve found your dream home or until your home is sold? I’ll work hard to earn your trust and to deliver exactly what you need. Contact me at 403-589-0004 or at TheHowardTeam.net.

About Bryon Howard

Bryon Howard and his team of Calgary real estate professionals sell an average of two homes a week. He is a member of the MLS Million Point Club, which ranks him roughly in the top 1% of productive realtors in Calgary. His aim is not just to please clients but to help them buy/sell a home in Calgary at the best price, in the shortest time, and with the least hassle. He is a member of the RE/MAX House of Real Estate that leads in the Canadian market. Learn more about Bryon at TheHowardTeam.net.

What do you think of an investment that comes with the promise of long-term appreciation plus an immediate return?

It sounds like it may be worth looking into – right?

With interest rates at an all-time low and stocks and bonds seesawing between volatility and the doldrums, real estate investment has emerged once again as a reliable vehicle for those seeking to build wealth. It is the rental market in specific that is enjoying a renaissance of sorts. For a number of reasons, urban dwellers are drifting away from homeownership and toward the rental market.

For the first time in several decades, investors in Calgary real estate with a focus on the rental segment are realizing an immediate income stream while building equity at the same time. This is due largely to the low cost of borrowing money combined with high rental rates, low vacancy rates, and societal changes that are pulling people back toward city centers. The result is that thousands of renters are now living in single-family homes or owner-occupied single-family homes with brand new secondary suites.

On top of the economic and social conditions that favor the growth of the rental market, the City of Calgary has recently enacted building code changes that make it easier to create a secondary suite or legalize an existing suite. Many homeowners are using income from secondary suites to pay down their mortgage, supplement monthly income, and help elderly relatives and young adults in need of a private, but affordable space.

In doing so, they are also building equity and adding to the value of their property at the same time. Others are purchasing a second investment property and using the revenue from the investment property to pay down the mortgage on their residence.

To illustrate how this works, let us take the real-life example of a brand new Highland Park property valued at $750,000 with a $562,500 mortgage balance to see how the presence of a walkout rental suite together with the main house rental generates immediate value for the property owner.

Building Summary:

Completed Value of Home $750,000

Deposit $187,500

Mortgage Balance $562,500

Rental Summary:

Main House Rental (3 bedrooms 2.5 bath with garage) $2400/mo     

Walkout Rental (2 bedrooms, 1 bath with garage) $1600/mo.   

Combine this $8788 annual income stream with a mortgage principal pay down equal to $16,000 and a modest assumption of 1.5% annual appreciation and this property owner can boast of an investment yielding a 19% annual return – a healthy number by any standard!

If you are interested in becoming a real estate investor or if you are already an investor looking to enhance the value of your existing assets, work with an experienced Calgary Realtor. Returns like this sometimes only around only once in a lifetime. Do not wait too long.

Are you looking to Sell or Buy a home in Calgary and need someone who won’t rest until you’ve found your dream home or until your home is sold? I’ll work hard to earn your trust and to deliver exactly what you need. Contact me at 403-589-0004 or at TheHowardTeam.net.

About Bryon Howard

Bryon Howard and his team of Calgary real estate professionals sell an average of two homes a week. He is a member of the MLS Million Point Club, which ranks him roughly in the top 1% of productive realtors in Calgary. His aim is not just to please clients but to help them buy/sell a home in Calgary at the best price, in the shortest time, and with the least hassle. He is a member of the RE/MAX House of Real Estate that leads in the Canadian market. Learn more about Bryon at TheHowardTeam.net.

Potential buyers may be visiting numerous properties on a Saturday afternoon. As a seller, your first priority is to get them in the door. If your house’s curb appeal is not eye catching, they may simply decide not to stop at all. Your home’s curb appeal will always set the tone for what potential buyers expect when they first walk inside.

Most people’s buying decisions are based on emotional responses and the curb appeal starts the love affair or will end it before they even walk in. This doesn’t mean you have to completely overhaul the outside of your home for it to sell. Just pick a few exterior home improvements that will have the most impact and go from there.

Here are a few tips to add some curb appeal for your home to achieve a higher market value.

1. Add planters

Adding planters can go a long way toward creating the perception of a well-kept home. Planters can add colour to a porch or patio and are quit eye-catching.

2. Spruce up your driveway

The driveway is one of the first things a buyer will see, so it’s a good idea to freshen it up. Adding a sealer can refresh a tired driveway and is an inexpensive makeover that can be accomplished in a short time by almost anyone.

3. Create a welcoming porch

An empty porch can look stark and cold. If you have a porch large enough to accommodate furniture, set up a nice table or a bistro set for dining and lounging. It’s also a good idea to add some colour with plants in containers.

4. Repaint

Giving the exterior of your home a fresh coat of paint can do wonders for curb appeal. Try painting your house in the colour of homes in a more expensive neighbourhood. It’s a great way to create the perception of quality while doing something you probably already should have done.

5. Spring for new accent pieces

Adding a new mailbox, house light or house number is a cheap and cheerful way of updating your home’s exterior. Shops like Walmart and Canadian Tire usually stock simple yet stylish, well-priced options for these items.

Other simple things you can do are putting a fresh coat of paint on the front door, mowing the lawn, trimming the bushes, cleaning the windows, sidings and gutters, and add a wreath to the door to enhance that welcoming feeling.

Are  you looking to Sell or Buy a home in Calgary and need someone who won’t rest until you’ve found your dream home or until your home is sold? I’ll work hard to earn your trust and to deliver exactly what you need. Contact me at 403-589-0004 or at TheHowardTeam.net.

About Bryon Howard

Bryon Howard and his team of Calgary real estate professionals sell an average of two homes a week. He is a member of the MLS Million Point Club, which ranks him roughly in the top 1% of productive realtors in Calgary. His aim is not just to please clients but to help them buy/sell a home in Calgary at the best price, in the shortest time, and with the least hassle. He is a member of the RE/MAX House of Real Estate that leads in the Canadian market. Learn more about Bryon at TheHowardTeam.net.

One of the secrets of successful investing is the ability to identify market trends well in advance of the curve to maintain a competitive position. Here is one historical trend that perceptive real estate investors have been following for some time now. Those who have been paying attention realize that the cult of homeownership no longer rules the real estate landscape. Gone are the days when renters can be ignored. There are far too many of them to ignore.

All across North America, the millennial generation is changing the face of the game when it comes to homeownership. For the most part, it simply does not interest them. Many cannot afford to buy in Calgary, and others who can afford to purchase a home are instead choosing to rent to maintain mobility and free up disposable income for travel and recreational pursuits. They do not wish to be tied down to the responsibilities associated with mortgages and homeownership.

These young millennial workers, along with their baby boomer parents, continue to question the suburban lifestyle and flock toward urban centers like Calgary. The trend is led by millennials but reaches across all demographic lines.   In response to this repositioning, developers and investors need to shift some focus away from condos and single-family homes and move toward purpose-built, multi-family rental housing.

Given today’s low mortgage interest rates and Calgary’s real estate market’s high-rental rates, the time is perfect for investors to capitalize on properties that offer positive cash flow and return on investment. Calgary’s residential rental properties are the ideal investment vehicle for anyone seeking immediate returns in an uncertain economic environment. Even those who already own home might wish to consider investing in a two-family home with sufficient rental income to help pay down the mortgage on their own home.

Former single-family homes converted into two legal dwellings make for attractive investments in Calgary where the average rental on a two-bedroom apartment rose nearly 6% last year. Remember also that a developer or owner profits on the sale of a condo or detached home only once while they hold the potential to profit on the rental of the same property for perpetuity.

The trends sparked by the millennial generation will influence the real estate industry for many years to come and continue to reposition rental properties in the real estate hierarchy. Work with your Realtor to see if investment in purpose-built rental housing makes sense for you.

Are you looking to Sell or Buy a home in Calgary and need someone who won’t rest until you’ve found your dream home or until your home is sold? I’ll work hard to earn your trust and to deliver exactly what you need. Contact me at 403-589-0004 or at TheHowardTeam.net.

About Bryon Howard

Bryon Howard and his team of Calgary real estate professionals sell an average of two homes a week. He is a member of the MLS Million Point Club, which ranks him roughly in the top 1% of productive realtors in Calgary. His aim is not just to please clients but to help them buy/sell a home in Calgary at the best price, in the shortest time, and with the least hassle. He is a member of the RE/MAX House of Real Estate that leads in the Canadian market. Learn more about Bryon at TheHowardTeam.net.

Before you list a property for sale in Alberta, it is important to understand that you are going to need an RPR. What exactly is an RPR? An RPR or Real Property Report is a plan or survey of the property that shows the location of all improvements on the property as they are situated in relation to the property’s boundary lines. The Alberta Land Surveyors Association states that the RPR should include a “written statement detailing the surveyor’s opinions and concerns” and “can be relied upon by the buyer, the seller, the lender and the municipality as an accurate representation of the improvements on your property.”

An RPR is required upon the sale of real property to ensure that the land and improvements comply with all municipal by-laws. In Calgary, upon receipt of an updated RPR, the city will review its records and, if everything is in order, issue a Certificate of Compliance stating that all improvements, including the house, sheds, decks and fences, are in compliance with all municipal regulations, including local setback requirements.

The Alberta Real Estate Association’s standard form of purchase contract states that a RPR is the obligation of the seller and should reflect the “current state of improvements on the property.” Municipalities and attorneys throughout Alberta tend to differ in their interpretation of this obligation. Everyone, however, seems to agree that the failure to provide an up-to-date RPR in a timely manner is a leading cause of closing delays.

To avoid this scenario, it is good practice to order an updated RPR as soon as the property is listed for sale. If there have been no changes to the property since the date of the original RPR, then the old one may suffice. If updates and modifications to the property need to be reflected, it makes sense to save time and money by contacting the land surveyor who prepared the original RPR to handle the update.   The important thing is to make sure all sides are in agreement and advance the process as soon as possible to avoid costly, stress-inducing delays.

RPRs have been in use in Alberta since 1987. Any homeowner who purchased property after that date should have one in their files. If you are having trouble locating an old RPR, you can try to obtain a copy through the current lender on the property or through the lawyer’s offices that represented the buyer and seller in the original transaction.

An RPR is a visual snapshot in time of a particular property and it provides everyone involved in the conveyance with valuable knowledge regarding encroachments, setback violations, chain of title issues, mislocated fencing and a myriad of other possible concerns. If you are a seller, make sure your RPR is up-to-date and reflects the current state of affairs on your property. If you are a buyer, rely upon your Realtor and lawyer to interpret the RPR and advise you of potential issues that might impact your closing and use and enjoyment of the property.

Are  you looking to Sell or Buy a home in Calgary and need someone who won’t rest until you’ve found your dream home or until your home is sold? I’ll work hard to earn your trust and to deliver exactly what you need. Contact me at 403-589-0004 or at TheHowardTeam.net.

About Bryon Howard

Bryon Howard and his team of Calgary real estate professionals sell an average of two homes a week. He is a member of the MLS Million Point Club, which ranks him roughly in the top 1% of productive realtors in Calgary. His aim is not just to please clients but to help them buy/sell a home in Calgary at the best price, in the shortest time, and with the least hassle. He is a member of the RE/MAX House of Real Estate that leads in the Canadian market. Learn more about Bryon at TheHowardTeam.net.

When you’re ready to buy a home, there is definitely something very appealing about choosing a brand new home. With a new home you get to pick out the countertops, finishes and so much more – basically have it designed just the way you like it. New houses often come with more space and better appliances, require less immediate renovation work, and are more energy-efficient than older ones — and all at a competitive price.

New developments are continuing to pop up all over the city, so buying a new construction home in Calgary is fast becoming a great option for prospective home buyers. Before undergoing the process you should be aware of the how buying a new construction home is different from buying a resale home. First of all, you typically won’t have the opportunity to walk through the home before you sign on the dotted line.  Most brand new homes are purchased using specs and a floor plan, the house won’t be built for a few months or more.

In Calgary, new homes are covered by the Alberta’s New Home Warranty Act.  The warranty will protect new home owners if upon completion, your new home has any deficiencies with the workmanship or materials.  It also applies to both houses and condominiums, and typically the standard coverage lasts for up to five years after you take possession.  The foundation of the home needs a year or two to settle so structural issues may not be discovered early on. As the foundation of your new home settles, you will be able to tell if there are any issues that need to be addressed, and have them dealt with at no additional cost as it is covered under warranty.

With a new home comes the ability to purchase upgrades such as top of the line appliances or better finishes. This is a great opportunity for buyers to get what they want while working within their budget. Upgrades can become costly, so it’s a great idea to work with an experienced Realtor to negotiate your behalf.

It’s my role to help buyers make sure they are getting the best value for every dollar they spend. If buying pre-construction is something you’ve been thinking about make sure you and your realtor do your research on potential builders and developers. Basically, don’t buy a house — buy its builder. As an expert in the Calgary real estate market, I have the knowledge and the negotiating skills to help you find the home of your dreams.

Are  you looking to Sell or Buy a home in Calgary and need someone who won’t rest until you’ve found your dream home or until your home is sold? I’ll work hard to earn your trust and to deliver exactly what you need. Contact me at 403-589-0004 or at TheHowardTeam.net.

About Bryon Howard

Bryon Howard and his team of Calgary real estate professionals sell an average of two homes a week. He is a member of the MLS Million Point Club, which ranks him roughly in the top 1% of productive realtors in Calgary. His aim is not just to please clients but to help them buy/sell a home in Calgary at the best price, in the shortest time, and with the least hassle. He is a member of the RE/MAX House of Real Estate that leads in the Canadian market. Learn more about Bryon at TheHowardTeam.net.

Despite the undeniable impact of energy industry woes on Canada’s real estate market, overall property values in Calgary have not suffered any significant impact.  Even more importantly, consumer confidence remains high.

In the Calgary Real Estate Board’s (CREB) August 4, 2015 report entitled Calgary Regional Housing Market Statistics, Chief Economist Ann-Marie Lurie reports, “Despite weaker absorption rates, market conditions remain relatively balanced and helped maintain month-over-month stability in benchmark prices, which remained unchanged from the previous month at $455,400….And despite the recent retraction, we have not seen all those previous gains eroded.”

In a city as diverse as Calgary, market conditions will, of course, vary in different market sectors and neighbourhoods.  CREB President Corinne Lyall notes, “…it’s important to stay current and become educated with the market dynamics in the communities where they may be making real estate decisions.”  For instance, despite the overall steady numbers in residential sales, the apartment sector has experienced a slight but noticeable dip in value (1.61%) from the beginning of the year, due to decreased demand and expanding inventory.

Another important economic indicator to focus on is new home starts.  Applications to pull permits for single and multi-family dwellings plummeted in July and are down by 31% and 24%, respectively, since the start of the year.  While the pullback will help to maintain market balance by limiting the pool of available housing inventory, it also reflects the overall uncertainty with the economy and unemployment.

In CREB’s Mid-Year Update to its 2015 Economic Outlook and Regional Housing Forecast, the editors stress the fact that despite the cloud of economic uncertainty hanging over Calgary, consumer confidence in the prospects for real estate investment remain high.  “Positive long-term prospects and reduced concerns about the bottom falling out in the near term could minimize the pullback in demand, keeping market conditions in relatively balanced territory and preventing further aggregate price declines.”

Are  you looking to Sell or Buy a home in Calgary and need someone who won’t rest until you’ve found your dream home or until your home is sold? I’ll work hard to earn your trust and to deliver exactly what you need. Contact me at 403-589-0004 or at TheHowardTeam.net.

About Bryon Howard

Bryon Howard and his team of Calgary real estate professionals sell an average of two homes a week. He is a member of the MLS Million Point Club, which ranks him roughly in the top 1% of productive realtors in Calgary. His aim is not just to please clients but to help them buy/sell a home in Calgary at the best price, in the shortest time, and with the least hassle. He is a member of the RE/MAX House of Real Estate that leads in the Canadian market. Learn more about Bryon at TheHowardTeam.net.

The spring market is already in full swing in Calgary. There is no doubt that our real estate climate is quite a bit different during the same time last year. Although we’ve had a bit of a slow start, it’s important to remember that we are constantly comparing the market to 2014, which was a record-setting time. If you are seriously considering making a move, the changes in the economy have made it essential to have a smart plan in place.

As a buyer, you are in an excellent position to find exactly what you are looking for, without finding yourself in a bidding war over and over again. First-time buyers need to take advantage of the current market conditions while they last. The interest rates are unbelievably low and entry-level homes are in abundance. Still, many like to exercise caution in the market – values may decrease or a better deal maybe just around the corner. The key is to not wait too long. We have seen similar states in Calgary in the past, so there is really no guarantee that this buyer’s market is here to stay for the long haul.

As a seller, recognize that buyers are still seeing the value in the real estate market. They may be a little more cautious than they were in 2014, but they certainly know good value when they see it. Homes are taking a little longer to sell simply because there is no shortage of inventory. Now, more than ever, it is crucial to have a strong pricing strategy and go the extra mile to make sure your home shows a 10+. There are plenty of resources available, and home stagers, in particular, can make an ordinary home look quite exceptional for a reasonable investment.

If you are finding yourself on both sides of the transaction, be sure to work with an experienced Realtor who can help you create the right strategy to accomplish your real estate goals. Should you buy first then, put your house on the market? Should you set out to find your ideal home after selling? The right answer varies depending on the type of property you have and are seeking to upgrade to.  In a buyer’s market, it is advisable to sell your home first. This will allow you to move forward knowing exactly how much equity you’d be able to bring into your new purchase.

Are  you looking to Sell or Buy a home in Calgary and need someone who won’t rest until you’ve found your dream home or until your home is sold? I’ll work hard to earn your trust and to deliver exactly what you need. Contact me at 403-589-0004 or at TheHowardTeam.net.

About Bryon Howard

Bryon Howard and his team of Calgary real estate professionals sell an average of two homes a week. He is a member of the MLS Million Point Club, which ranks him roughly in the top 1% of productive realtors in Calgary. His aim is not just to please clients but to help them buy/sell a home in Calgary at the best price, in the shortest time, and with the least hassle. He is a member of the RE/MAX House of Real Estate that leads in the Canadian market. Learn more about Bryon at TheHowardTeam.net.