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As top Calgary real estate agents, I recently had a good friend who wants to sell his house but has legitimate concerns with the Coronavirus, and the homeowner really wants to sell the property to move on with his family’s personal goals.  He is asking me what the solution is to this problem how to do this safely?

It’s clear that they are a lot of buyers in the market right now and sellers are not excited to put their home on the market  Therefore only serious sellers will put their home on the market.  The low-interest rate is a major incentive for buyers and is fueling those that have a strong desire to buy.

Our last two sold listings sold quickly and one with multiple offers.  Therefore we need to look at logical solutions for both sellers and buyers to keep everyone safe, yet meet the need to buy and sell a home.

A unique problem is how do we sell the house when everyone is legitimately freaked out about potential exposure to the coronavirus when traditionally an open house with lots of people and multiple unnecessary showings is welcomed is how we would do it.

What can a real estate agent do to help solve this new problem and protect all involved? 

After doing research with the Canadian Public Health Services  for accurate information CLICK HERE for the updates, and then watching this TEDX Talk to learn more from a Global Health expert’s understanding CLICK HERE to watch.

Then talking to many very successful real estate agents about solutions, reading what the REAL ESTATE COUNCIL OF ALBERTA recommended, thinking long and hard about the way that we do business today in real estate and what the future holds it became clearer to me what we can do to help out.

If you want to review what is being recommended in general to businesses today, here is Canada Public Health recommendation.

Let’s start with a couple of the reasons why the traditional way of buying and selling a home today is probably not in the sellers or the buyer’s best interest with the concerns of the coronavirus.

Buying a home:

Number one problem buyers and the typical buyer agents are NOT thorough enough in their reserach phase buyer consultations:

• Exactly what they would be willing to buy
• The lifestyle desires & priorities
• Their criteria for features
• The deal-breakers
• Purchasing power and remodel budget
• Property types, models, lot size, and all options
• Pros and cons of different neighbourhoods and communities

Professional buyers agents do this level of buyer consultation upfront saving everyone time and helping their buyers reduce the need to drive to and walk through lots and lots of homes to self discover what they want.

To protect our buyers and sellers, we can spend more time in a Buyer Consultation.

Solution: buyers and buyers agents need to have a thorough buying consultation and go as deep as humanly possible in a safe office environment, at home with a laptop or a safe environment in which you can really explore every nuance of what you want in the house and new community.

• Conference calls (I have a great conference line to use)
• Zoom video conference (I have an account to use)
• Safely meet at your house
• If appropriate safely meet at our office in a conference room that I would sanitize in advance

 A top buyers agent should be able to help a buyer NOT have to go see lots of properties to learn.

Second: professional buyers agents can:

• Go safely preview the property for you
• You can request a video live virtual tour
• Set up safe private showings coordinated with the listing agents
• Have deep discussions with the listing agents about the pros and cons of the property to determine whether or not that property is something that the buyer should see saving everybody a lot of time.

Ultimately keeping people safe from lots of unnecessary exposure is the protocol for buyers and sellers who have to do something now.

For home buyers, this is truly when the value of a great professional real estate agent can make the difference in not only saving time, gas – drive time, provide unique hyper-local expertise and simply protect their clients.

Schedule your buyer consultation by texting Patrick at 403-589-0004.

Selling your house:

You want to sell your home but don’t want a big open house, lots of showings, you just want only the most serious buyers to come over.  As top listing agents, we can ask the buyer or the buyer’s agent to really think clearly about the pros and cons, the deal-breakers and everything about the property in advance of going physically.

Naturally, we can tell every buyer and buyers agent that the sellers have strong concerns about the CoronaVirus so please use your best judgement on who comes to the property.  And we will reserve the right to refuse access to the property with anyone that is suspicious of showing signs of illness.

We all can use our best judgement instead of sending the whole family maybe just send their Realtor or one family member.  This eliminates “lookie-loo buyers” allowing the listing agent to protect their selling clients from lots of exposure to random people in their home.

In today’s crazy market, the workload falls really on the listing agent’s ability to communicate effectively with buyers and buyers agents. We need buyers agents to get more specific about what their buyers want and qualifications so that we can eliminate excess showings and looking at a property that aren’t really what they want.

The new home seller marketing plan:

For home sellers, we are adding NEW items for buyers online research:

• Live Video Tours, Virtual Tours, Matterport 3d presentations
• Community/neighbourhood explainer videos
• Property explainer videos
• Build website pages that host more details than the MLS

We have to give the buyers all of the best information, traditionally we would try to make the property as pretty as possible to get more buyers to come to visit the house.  Now we need to give them as much as possible so the right ones only make the decision to come.  In this environment, this strategy does not compromise the seller’s high sales price.

For home sellers, we will be qualifying all the buyer showing requests in advanced, screening the professionalism of the buyers’ agents with their buyers to mitigate any excess showings and find the best possible buyer and sell them the home.  Keeping everyone safe!  Yet still, achieve the goal.

Now more than ever the professionalism of the real estate agents is critical!  People will “have to buyer & sell” regardless of severe global challenges.

Contact Bryon Howard to book a consultation phone call to start.

Text at: 403-589-0004 “buyer or seller consultation”

There have been no significant changes occurring in sales activity, but the number of new listings coming onto the market continues to ease relative to 2018 levels.

The decline in new listings was enough to start chipping away at overall inventory levels, which have eased slightly compared to last year.

The slight adjustment in supply levels has helped support further reductions in the months of supply, which was 4.6 months in April. While this level still represents oversupply in our market, it does reflect improvement from the nearly seven months of supply that we saw at the start of the year.

“Demand remains relatively weak in the resale market. However, if supply levels continue to adjust, this could help reduce the amount of oversupply and eventually support some price stability,” said CREB^® chief economist Ann-Marie Lurie.

As of April, the total residential benchmark price in Calgary was $415,900. This is slightly higher than last month, but still nearly five per cent lower than last year’s levels.

Citywide sales were 1,547 units in April, two per cent higher than last year’s levels. Year-to-date sales remain nearly six per cent lower than last year and are 26 per cent below longer-term averages.

“Sales have been improving mostly in the lower price ranges, causing tighter supply conditions in that segment.  This will likely have a different impact on price trends in the lower price ranges depending on location,” said Lurie.

HOUSING MARKET FACTS

Detached

• Detached sales improved by nearly three per cent in April compared to last year, due to gains in homes priced under $500,000. However, with 930 sales, activity still remain 24 per cent below long-term averages.  Recent gains were also not high enough to offset pullbacks earlier in the year, causing year-to-date sales to fall by over five per cent.
• Improving sales did not occur across all districts. In April, there was growth in the North East, North West, South and South East districts of the city. Despite some signs of sales improvement, overall sales activity remains well below 10-year averages throughout every region in the city.
• April detached inventories citywide continue to remain just above levels recorded last year. Months of supply remain relatively unchanged at four months.
• The amount of oversupply has varied significantly depending on the area of the city. Months of supply has only risen in the City Centre, South and West districts of the city.
• Despite some of the adjustments occurring in the detached sector, overall April prices remain lower than last year’s levels across all districts. Year to date, the largest year-over-year declines occurred in in the City Centre, North West and South districts.

Apartment

• Despite the affordability of apartment condominiums, sales activity continues to fall across the city and in most districts. There have been 714 apartment condominium sales so far this year, the lowest level since 2001.
• The decline in new listings has started to outweigh the sales decline, causing inventories to ease. As of April, resale apartment condominium inventories totaled 1,546 units, 16 per cent lower than inventory levels last April.
• The easing inventories have also caused the months of supply to decline to just above six months. While this is still a buyers’ market, this trend could help ease the downward pressure on prices if it continues.
• Apartment condominium prices in April totalled $250,400, comparable to last month, but over two per cent below last year’s levels and nearly 17 per cent below 2014 highs.

Attached

• Attached sales activity improved compared to last year’s levels for the second straight month, almost offsetting the declines occurring in the first two months of the year.  Year-to-date sales were 1,113 units, nearly one per cent below last year’s levels, and 14 per cent below long-term averages.
• Year-to-date sales have improved in all districts except the City Centre, North West and West.
• Improved sales and easing listings have helped prevent further inventory gains in this sector and overall months of supply have trended down to five months.
• Following several months of prices trending down, semi-detached benchmark prices in April rose over the previous month. However, prices remain over five per cent below last year’s levels at $395,300.
• Row prices were $284,900 in April, over five per cent below last year’s levels.

REGIONAL MARKET FACTS

Airdrie

• Stronger sales in March and April offset earlier declines, causing year-to-date sales to total 363 units, similar to levels recorded last year. New listings continue to decline, causing April inventories to ease compared to last year. Months of supply remain elevated at five months, but this is a notable improvement compared to last year, when months of supply was over six months.
• Rising sales and easing inventories helped prevent further price declines in April compared to March. However, overall, April prices remained nearly four per cent below last year’s levels. Prices have eased across all property types, with the largest year-to-date decline in the apartment sector at eight per cent.

Cochrane

• Despite improving sales in April, year-to-date sales in Cochrane eased by six per cent compared to last year. However, new listings have also eased, helping reduce some of the inventory in the market.  While inventories and months of supply remain elevated, for the first time since June 2018, the months of supply fell below six months.
• Some improvement with oversupply has likely prevented further monthly declines in prices. As of April, total benchmark prices remain over three per cent below last year’s levels for a total of $415,100.

Okotoks

• Despite some recent improvements in sales, year-to-date sales activity slowed compared to last year. New listings have also eased, but it was not enough to prevent further inventory gains, keeping months of supply above five months.
• The amount of oversupply has impacted prices. April residential prices totalled $406,700. This is nearly four per cent below last year’s levels. Price declines were slightly higher in the attached sector, with a year-over-year decline of nearly five per cent.

Wow. It was a Cold February, not only in temperature – but also in Real Estate Sales!

The mean (or average) temperature for February was -18.7 C, making this the third-coldest February on record, according to Environment Canada climatologists. The coldest of February was in 1936 when the mean temperature was -24.5 C

The effects of Calgary’s economic climate, and likely the cold temperature, continue to create weak sales activity and elevated inventory in the city’s housing market. Of course, lower prices are the result.

No substantial change in the economic climate and concerns regarding potential layoffs in the energy sector are leaving both sellers and buyers uncertain.

As of February, citywide benchmark prices were $414,400. This is nearly five percent below last January, slightly lower than last month’s figures, and over 10 percent below highs recorded in 2014.

While the market remains in oversupply;  slower sales and price declines do appear to be influencing sellers. New listings this month eased by eight percent compared to last year for a total of 2,211 units.

However, the 976 sales this month were not enough to substantially impact inventories levels, which remain elevated at 5,885 units.

If you have questions on Calgary real estate, whether it is housing, condo’s, or acreages, we can help 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 403-465-0210 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.

Marathon in Bordeaux, Sept 2017

All in the support of The Vintage Fund 2016 (Mental Health is This Years Charity), we are auctioning off a Marathon week in Bordeaux. On Saturday, Nov 5, 2016 at Willow Park Wines & Spirits 23rd annual Wine Charity, James Sichel (Chateau Angludet), Peggy Perry (Willow Park Wines & Spirits) and Bryon Howard (RE/MAX House of Real Estate)  are offering a Marathon Event of a Life Time!

Please considering purchasing a ticket for Willow Park Wines & Spirits Charity Wine Auction on Nov 5, 2016 – and bidding on this amazing auction item!

Marathon in Bordeaux, September 8th – 16th, 2017

Perhaps this should be described as two marathons.  You start with the Medoc Marathon on September 9th, 2017. Running on the Sichel Family Marathon Team, owners of Chateau Angludet and Chateau Palmer comprised of the Sichel family and your coach Bryon Howard, an Ironman competitor, extreme sport enthusiast and multi-marathon runner.

The Medoc Marathon is described as being the longest marathon in the world. You run through the vineyards of 42 Chateaus in the Medoc, by the estates in St. Julian, Paulliac, St Estephe and other appellations of this very famous region. This is a fun run with outrageous costumes and the opportunity to taste at 42 of Bordeaux’s most famous estates.  Bryon Howard will begin your tailored training program 18 weeks prior to Marathon Day on May 8, 2017 based on your existing fitness and goals. He will train and educate you for maximum race day performance & maximum fun!

Prior to the marathon, you will spend the night at Chateau Lagrange with Bryon Howard and that evening you will enjoy dinner with the Lagrange marathon team. After the marathon, a celebratory dinner will take place at Chateau Angludet. Then the
second marathon begins! A week of visiting more than 10 French Chateaus, tasting first growth wines, visiting top estates, taking meals with the winemakers all the while staying at Chateau Lagrange.
As you overindulge, you are safe in the knowledge that you burned a few extra calories at the beginning of the week!

Donated by Chateau Angludet’s James Sichel, Willow Park Wines & Spirits – Peggy Perry, & Bryon Howard

About Bryon Howard

Bryon Howard is a RE/MAX Realtor in Calgary, dad, husband & lover of self propelled sport. He 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. 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.

2016 Finish Line at Calgary Police Half Marathon – Volunteer & Friend Jeremy Woolward presenting Bryon Howard with his Finisher’s Medal

A few years ago, along with friend Greg K, we decided we would do an Ironman distance triathlon every 5 years. I think we both think of it as a bit of a health check up. 2011 was our last Ironman … so this is Ironman Year – the goal race being Ironman Arizona on Nov 20.
One of the reasons I like this 5 year Ironman plan … is every 5 years … I’m forced to get real efficient with my time, and because of all the training … I am forced to take a serious look at my health and habits. Currently, as I ramp up my training and research – I am a bit amazed at all the new supposed ‘hacks’ – at how to get fitter and faster.
For the past 6 weeks, I have experimented with a Ketogenic Diet (High Fat and Low Carbs). I began down this rabbit hole by Listening to a pod cast by Tim Ferris as he interviewed Dr. Peter Atilla & later Dom D’Augustino. Since then, I’ve listened/read other proponents of this ‘way’ … Mark Sisson and Ben Greenfield.
Proponents of training and racing in a Ketogenic State (as I understand it) – suggest that you should not need to fuel your body until after 3, 4 and even 5 hours of training/racing. Your body will burn more efficiently on fat (versus what we all mostly believe – which you must use Carbs).
Since January 1, I have run 36 hours. That is about 2.5 hours per week. At the same time, I’ve been skiing, cycling and swimming … gaining fitness. I did three very good speed workouts on the Glenmore Track the three weeks prior to this race.

Since early in March, I’ve been waking in the morning … drinking bullet coffee … and getting on with my day of a morning swim or run, then working … often having the first low carb meal at noon. (This is to practice becoming a fat burning machine.)

Sunday, April 24/16 – Calgary Police Half Marathon – Time to test the training & diet
I woke 2 hours before the 8am start, I drank a bullet coffee (adding butter and cream). I weighed in at 160.2 lbs – which is about 5 pounds off my standard ‘natural want to be weight’ of 166 pounds. I’m pleased about that. Ultimately I would like to try to get down to 155lbs for IM Arizona.
15 Minutes prior to the race start, I drank some Ketoforce (It contains 55 calories with Sodium & Potassium Beta Hydroxybutyrate … supposed to help me be a ‘fat burning beast’.)
Weeks before the race, I decided I would try to run sub 1 hour 30 min … which is a pace of 4 min 15″ per km. (I did similar pace in November.) I felt great at the start of the race, running the first 8 km’s between 3:52 and 4:07.

Somewhere between 9 and 11 km, my legs felt VERY heavy. (I wondered … do I have enough miles of running in these legs.)
1 hour into the race, against the strong proponents of this diet, I had a gel. I was told if I did this … it would be like rocket fuel and I’d fly the last 30 minutes. Nothing. (I wished there was a telephone booth near, so I could get my Superman cape out.)
In the last kilometer, I had another gel. I got passed by two runners.
I had no kick – no fight to truly race.
My average heart rate was 163, max bursting to 188. This may suggest that I was going as hard as possible … as my threshold is around 163 (from my self testing).
I ran 1 hour 30 min and 30 seconds – a pace of 4min 17″. I finished 25th overall and 6th in my age group. According to Strava, the course was a little long. See the route (my heart rate & more) on Strava by clicking here.

What did I learn:
I’m enjoying the diet
I should try the next event with a fat filled breakfast (eggs fried in coconut oil/butter & spinach)
I should run more than 2.5 hours per week

What’s Next?
Ghost of the Gravel on June 19, a dirt road race of about 150km – where I hope to defend my win from last year in the Cat 3 category.
I think I’d like to get more strict about this ketosis thing. I’d like to monitor my body a bit more to find out if I am actually in ketosis.
I want to learn more about HRV (Heart Rate Variability) Training. My understanding so far … base your workout effort on your rested heart rate when you wake up in the morning.

In 2015, RE/MAX Realtor Bryon Howard ran as Superman at The Police Half Marathon. With a lot less training, little focus, and no diet changes – his time was only 2 min slower than 2016. (The cape must have helped.)

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 www.TheHowardTeam.net.

This year Valentine’s Day falls on the first long weekend of the year, Family Day! So why not combine a bit of romance with some family fun time? Here are just a few of the amazing events happening in Calgary that can satisfy the need for romance and good old family fun!

Take the Family on a Bike Scavenger Hunt

Every year, Calgary hosts an annual bike festival called Winterpalooza. This year’s event kicks off on February 10 and runs until Valentine’s Day. Some of the cool events happening this year include the Annual Polar Run, the Winter Bike Scavenger Hunt and the Winterpalooza photo booth. For more information about Winterpalooza and the events that lead up to it, visit cyclepalooza.ca

Check out a winter music festival

For the music lovers, start your weekend at one of Calgary’s newest music festivals, the Block Heater Festival. Organized by the Calgary Folk Music Festival, the three day event is hosting twenty different folk and roots musical acts. A few of the performers at the inaugural festival include The Harpoonist and the Axe Murderer and Elliott Brood. Tickets start low at $15. For more information, visit calgaryfolkfest.com

Spend the day at the market

One of the best things about the Calgary Farmers Market is that it’s opened year round. And if you love the market, you can get a taste of it at the Market Eatery, a satellite retail location of the restaurant. At the eatery you can buy the Market’s chocolate treats, sauces and condiments here.

On Valentine’s Day the actual market will be transformed into a romantic destination with live music and entertainment. Open for brunch and lunch, visitors can enjoy a roaming musical quartet, make fruit flower Valentine’s with Poppy Innovations, and capture your love in their romantic photo booth. Check out calgaryfarmersmarket.ca for more details.

Celebrate all things winter in Canmore

The Canmore Winter Carnival has been happening for more than two decades and returns on February 1. Plan a weekend getaway to enjoy all the different carnival events such as the World Cup Biathlon event, cooking classes, art workshops and mutt races that take place until the end of March.

Go shopping at a new Italian market

Sauce Italian Market is a bakery, a deli, a market and a restaurant. With specials every day of the week you can stop by for a coffee or lunch to enjoy some of the spectacular food or one of their daily specials. (The two-for-one pizza deal on Tuesdays is hard to pass up.) After you eat, check out the grocery store where you’ll find signature sauces, house-made pasta, salad dressings and plenty of imported cheeses and charcuterie.

There are so many other amazing events happening in the city on Valentine’s/Family Day weekend. And with a wide variety of great restaurants in the neighbourhood your choices are endless! Enjoy the weekend!

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.

Christmas in Calgary is a magical and memorable experience. In addition to being the best time of year to catch up with friends and relations, it is also the perfect tine to give back to our community. There are countless ways to give of your time and money to make someone else’s Christmas just a little brighter. Start with your own church, club or civic organization to determine where the need is greatest and take it from there. Otherwise, here are a few volunteer ideas to get you started:

Women’s Centre of Calgary – Toy Room Volunteer

The Women’s Centre of Calgary needs volunteer workers to set-up and staff its annual December Toy Room for local women and their children in need of Christmas cheer. Shifts run about three hours and are flexible. Gift wrapping skills are appreciated, but not needed.

Calgary Seniors’ Adopt a Grandparent Program

No one deserves to be alone during the holidays – particularly our treasured senior citizens. Unfortunately, too many are. From November 1^st thru January 15^th, the Adopt a Grandparent Program organizes volunteer visits, complete with stuffed stockings, to homebound elders. Spend an hour with an adopted grandparent and you will have an experience to treasure forever.

Heritage Park Historical Village

If you are a local history buff and can never get enough of the History Channel, consider volunteering at Calgary’s amazing Heritage Park during the holiday season. Help is needed in retail sales, cookie decorating and hospitality hosting. It’s a great way to pick up some new skills for your resume and enjoy the Park’s Christmas festivities at the same time.

The Magic of Christmas

Founded in 1983, this charitable program has grown exponentially to the point where a volunteer family of 500 Santas and elves delivers presents and Christmas spirit to nearly 5,000 families and patients in hospitals and other institutions throughout the city.   Stay alert – gangs of rowdy elves are known to sometimes overtake cars to bombard the occupants with carols!

The mission of all of these wonderful Calgary organizations is to spread the message of love, sharing and caring throughout the season and remind us all of the real meaning of Christmas.

Merry Christmas from Team Howard!

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.

Recently, I did an interview for a publication on how I as a Realtor assist first time home buyers in choosing a neighbourhood for their home purchase. The answer to that is not as straightforward or cut and dry as you would imagine. Simply put, if you’re buying a new home, the neighbourhood you choose can be just as important as the choice of home. What makes a great neighbourhood for one couple or family does not necessarily make it great for another. There are so many types of neighbourhoods in Calgary where you can purchase a home, but the key to finding the right home for you is to consider your lifestyle and needs.

I always advise my clients to start with a list that clearly defines what is important for them. High on that list are some of the more common requests such as proximity to work and family and friends, as well as being close to good shops and restaurants. Others may consider access to trails and outdoor life a higher priority, or being in close proximity to their place of worship. As a first time home buyer, the ultimate goal is to choose a community that makes them feel good about being a part of that “tribe” and truly immersing themselves in the community.

Also remember to consider the pros and cons of the neighborhood and its surroundings. What other factors may be significant? Look at things such as a range in property value, type of property, schools and proximity to employment, comforts and other avenues of life. Purchase in a place that allows you to experience the advantage of ownership financial appreciation and building equity. Others may look for revenue potential in an area with a separate suite to rent or renting out a room to gain more value.

So the next question is, how do you navigate budget and neighbourhood? For some, this may mean looking elsewhere, particularly in neighbourhoods that are in transition or on the verge of being gentrified. This is where I use my knowledge as an experienced realtor to help them make smart decisions that will give them the type of community they crave alongside the potential future equity they want.

Choosing a neighbourhood isn’t an exact formula and there have been times where I second guessed my recommendation to clients. Years ago, I had a client who emigrated from New Zealand. He wanted a home with an income suite that was also in his price range and offered good appreciation. I recommended a new, in-transition neighbourhood and as it turned out – he hated it. The home was perfect but the community was just not what he wanted. It worked in the end as he was able to rent both the main house and the income suite and moved to a neighbourhood that was more his speed, but it goes to show that there is no exact science when choosing a neighbourhood that aligns to your wants and budget.

When asked if there are any bad neighbourhoods in Calgary, my answer was a resounding NO. You may disagree but my explanation is simple, what you define as a “bad” area may be someone else’s dream neighbourhood We are all different and when choosing a place to purchase your home take the time to find out what you think makes a great neighbourhood and then start living.

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.