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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.

An experienced professional Realtor is confident in their ability to sell any property. As long as the price is right, there is a buyer for every home. Even haunted houses deserve another chance with a new owner. Generally speaking, haunted houses are homes believed by some to be inhabited by the spirits of deceased former residents or frequent visitors to the property. Word of mouth spreads quickly regarding homes with a reputation for paranormal activity and such properties can present a challenge when it comes time to sell.

Peeling paint and leaky roofs are easy to see in a home. If a buyer fails to notice these deficiencies, his or her home inspector probably will. Beyond the brick and mortar, other psychological concerns arise at properties with a history of crime or unusual activity. Despite the fact that the issue is probably not raised in the MLS listing, its mere existence can have a serious negative impact on a property’s value. While the MLS may not mention it, neighbours are likely to share tales of ghost sightings and the media will have already documented the fact that a gruesome crime took place at that address. Examples of circumstances that could result in a property becoming stigmatized include everything from a history of frequent break-ins to organized crime activity, illegal sexual activity and even murder.

In the United States, states have varying laws when it comes to a seller and real estate agent’s duty to disclose information relating to these “stigmatized” properties. In most states, there is a duty to disclose.  In Alberta and throughout most of Canada, there is no such legal requirement mandating Realtors to offer up the information. There are, however, ethical concerns that compel Realtors to answer truthfully when posed with questions from interested buyers and their agents. As a result, it is the responsibility of the buyer and the buyer’s Realtor to ask the right question s and assume the role of real estate detective.

The entire notion of stigma is personal and difficult to define. What seems troubling to one buyer may not seem so horrible to another. Nearly everyone can agree that some crimes are simply so disturbing to all that there is little choice but to demolish the structure and start over. Most stigmas, however, are not that horrific and can and will be overlooked by many.   Sellers just need to find the right buyer for that property

Sellers and their Realtors are well advised to tell the truth when questioned about a stigmatized property and buyers and their agents must ask the right questions and do their own research to make sure that they will be comfortable owning and living in a home with a problematic history.

Remember that all homes have their own ghosts. Before moving ahead with a purchase, make the necessary inquiries to determine if they are ghosts you can live with.

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.

It seems the older I get, the more I think in quarters. Let me explain…after every three to four months I reflect on how I did in my last quarter. Did I hit my business targets? Did I get sufficient exercise? Did I have enough exercise and fun? Is my life progressing in the direction I want it to go? Am I moving towards a designed life or am I just living day to day reacting to the circumstances around me? On a quarterly basis, these are the many thoughts that run through my head.

Recently, I ran into a friend and colleague at work, Tim Banfield, who is constantly setting out on new challenges and adventures. On many occasions he has invited me to join him on those adventures including mountain climbing, ski tours, biking and many more. After months of saying no, I finally said yes and we picked Tuesday 22 September to do head out and do something fun.

We ultimately decided to do a multi pitch climb at the Ghost area (Don Getty Wildland). While I have ridden my road bike a little bit in this area, I really had no idea where we were going. Getting there in Tim’s Grand Cherokee was almost enough of an adventure with all the twists and bumps in the road. After arriving and a short hike from the drainage area, we were at the base of our chosen route called Heidies with Hilties – a 5.10b route established in 2000 by two women by the name of Heidi. The last time I did a 5.10b was at Smith Rock in Oregon in 1991 with my brother Tommy… and it was a single pitch, so this would definitely prove to be a challenge.

Tim led the four pitches and I followed. At one point I thanked Tim for keeping the rope tight and he replied that he was giving me a ‘girlfriend belay’. With a taunt rope, I was able to successfully do the entire climb without falling. During the entire clime Tim reassured me that at no time were we ever in danger, and I acknowledged that. However, at the same time – my body was completely exhausted as we reached the top at the final pitch. We repelled down and at the base of the climb, we had a picnic snack before going on a short hike.

Completely at peace, I lied on the ground … so thankful to be in this amazing location. In retrospect, the highlight of the day was not the adrenalin pumping climb up the steep wall, but the relaxation of hanging out at the base in complete peace. At the same time, I needed the climb to enjoy the peace of just hanging out. I guess it is the ying and yang or pendulum of life – you cannot have happiness without sadness, you cannot have success without failure, exhilaration comes from peace. Thanks to Tim, I’m already making a plan for some adventures next quarter!

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.

Fall has officially arrived, and our first autumn holiday is just round the corner. As the first family holiday of the season, Thanksgiving is a great time to host a family gathering to catch up with loved ones and a great excuse to entertain in your home. It can be somewhat stressful hosting Thanksgiving dinner, so here are a few ways to ensure that your holiday celebration will be a fabulous one; free from stress, fights and any cooking disasters.

1.  Ask Everyone about Food Allergies, Sensitivities, and Restrictions

Many of us have friends and family with food allergies or restrictions due to ethnicity, ethical or religious background. When preparing your Thanksgiving meal, reach out to your guests as soon as you can to find out what foods you should not be preparing. The same goes for if kids are attending: some may only eat “kid food” and will refuse what’s being served, so ask parents what the kiddies will eat, and make it avalable. If there are multiple restrictions, i.e. vegans, nut allergies, gluten-free etc. be creative and do some online searching for recipes that will satisfy every restriction.

2.  Don’t Try to Do It All Alone

Many hosts end up stressed out and frustrated because they get so overwhelmed by trying to cook every dish on their own. Invite friends and family over early so they can assist with some tasks like cutting vegetables, setting the table or mixing batter for the dessert. Another option is to prep dishes in advance, freeze them and pop them in the oven of Thanksgiving Day.

3. Make It a Potluck

One way to ensure that everyone can eat something at your party is to make it a potluck. Have every guest bring a favourite dish of theirs, so everyone can have the opportunity to try something new, or stick to what they know is safe for them. This is less stressful for the host who won’t have to prepare a large variety of dishes.

4. Take time to relax

If you’re hosting this year’s dinner, be sure to book some time off the following day to tidy up and relax. Even the most stress-free party will require a lot of work, and taking a day to decompress will be needed.

Not everything is going to go right at your dinner, a dish may turn out bad or too many guests may show up, and that’s absolutely okay. Just go with the flow, keep a sense of humour, and enjoy the special time of making new memories with family and friends.

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.

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