Calgary Real Estate Blog

Have you ever checked your home for radon gas? If you’re like most Calgary homeowners, the answer is probably ‘no’ – but you should.

Radon is a colourless, odorless (i.e. undetectable by humans) gas that is produced by decaying uranium in rocks and soil, and seeps into homes through foundation cracks and vents. While there are pockets of radon across Canada, Alberta and southern Saskatchewan have the highest concentrations in the country. And it is serious business.

Radon is the second-most common cause of lung cancer in Canada, and can be linked to about 1900 deaths every year.

Fortunately, testing for radon in your home is easy and inexpensive. Testing kits (both short term, which measure for a couple of days, and long term, which detect for months) are available at local home improvement stores for about $30, and require only that you open the package and place the radon detector in an appropriate place (away from drafts and out of your furnace room). After the set period of time, you send the detector to a lab in the enclosed envelope, and a couple weeks later you get your report.

If no radon is detected in your home, you can rest easy. If it is, contact a radon mitigation company to assess and remediate the problem. There are several such companies in southern Alberta, who also do more involved testing than the kits homeowners can purchase themselves.

No one likes to think about unseen dangers that could be lurking in their homes, but if your home hasn’t been cleared for radon, it’s really something you should act on sooner rather than later. Feel free to give me a call to discuss this further.

On a side note, we’re only two weeks away from the Calgary Home + Garden Show, and they’ve given us a romantic coupon code to get 2-for-1 tickets! Simply use the code LOVE before February 22 to get your tickets.

If you were to call me up and tell me you were thinking of selling this year, among the first things I would tell you to do would be consider if you have room in your budget to renovate. I’m not talking about tearing out walls for a complete redesign; rather, think about simple upgrades that can be done on a short schedule that can increase your property’s stature in this suddenly competitive market. We have, for the first time in a long time, an abundance of well-priced homes in desirable neighbourhoods, and that means, as a seller, you should be looking for cost-effective ways to give yourself an edge.

Calgary’s slower economy means there are plenty of tradespeople who either are less busy than usual, or are just plain out of work, and that means the savvy homeowner looking to spruce up her property can get quality work done within a reasonable timeframe and for a good price. A new website has even been set up in the city, called JobJar, that connects those looking for work with those looking to have work done. Really, this is a great time to start planning out small projects to have completed before your home hits the market.

In what areas should you concentrate? There’s plenty of opinions on that across the Internet, usually based around the solid advice that kitchen and bathroom upgrades offer the greatest upside. Venerable handyman Mike Homes reminds us to focus on ensuring the fundamentals – plumbing, electrical, HVAC – are sound before going crazy on finishes and decor.

Bottom line, renovating to up a home’s value requires careful consideration and planning. As anyone who’s added a bedroom or finished a basement can attest, once contractors are in your house you can easily start seeing a multitude of additional projects, and the final bill can rapidly inflate. You don’t want to burn the equity in a property you plan to sell within the year. That said, well managed renovations, in conjunction with effective pricing and marketing thanks to your trusty Realtor, can help ensure yours isn’t the house sitting on the market for months while your neighbours across the street with the identical floorplan sell in a couple of weeks. Spend wisely.

As we near the close-out of 2015, Calgary is settling into mild buyer’s market and will likely stay that way for a good chunk of 2016. However, if you’re looking to sell your mid-range home – especially sub-$450,000 – you’ll likely have plenty of interest. It’s the higher end that’s really taking the hit of job losses and low oil prices in Alberta.

We haven’t seen a buyer’s market in Calgary in quite a while, and so many looking to sell may be a little concerned and uncomfortable about the prospect. If that’s you, allow me to set your mind at ease.

First, Calgary’s real estate market, even in economic slowdowns, tends to remain pretty strong thanks to solid fundamentals. You won’t need to hold a fire sale on your well maintained home just to move it; priced and marketed appropriately by a real estate professional (like me!), you can still get what your property is worth. So, relax.

Second, to get top dollar, your home needs to look like it’s worth it. Professional staging, decluttering, yard maintenance and home repairs are key in a buyer’s market. When there’re plenty of homes to chose from, many shoppers are going to lean toward those that look ready to move into without a lot of work. Little touches make a huge difference, logical or not.

Third, trust your Realtor to manage expectations and give you honest opinions on pricing and strategy. She or he wants to move your property as badly as you want it to sell, and is motivated to secure the best price. Realtors live and breath real estate, and know the truth behind the headlines, so find someone you can trust and let their experience guide you.

Keep these things in mind and you’re set to have a positive experience selling in a buyer’s market.

Want some inspiration? Put the Calgary Home + Garden Show on your calendar for February! Use this link, with the promo code HOLIDAYS and get 2-for-1 tickets!

‘Tis the season to spread holiday cheer all over the front of your house! But whether you want to go full Griswold, or be slightly more sedate, there are a few steps you can take that’ll make your display look better, and go up with a minimum of profanity.

Start Small

If you’re not well versed in the art of making a neighbour envy-inducing display of colourful delights, don’t go overboard. Pick a few manageable areas to decorate – say, one tree and your front porch – to keep it classy and strategic. You can ramp it up next year.

Make a Plan

From the minute you crack open your Rubbermaid tub of tangled lights, you’re probably going to be thinking about the craft IPA you’ll crack open when it’s all done, but that’s no reason to rush headlong into stringing the lights. Long run, you’ll save yourself time and aggravation if you make a plan first. Decide which lights you want where, and measure the space, then measure the distance between the lights; with this information, you can determine both how many and what kind of clips you’ll need to properly secure your lights, and can have everything on hand. Plus, you won’t find a string is too short unexpectedly.

Test on the Ground

Before hanging any lights, test each string and replace any burnt out bulbs. It’ll be a whole lot easier to deal with problems here than when they’re attached to your house.

Play it Safe

Use a properly sized ladder to reach high areas like eavestroughs and trees; don’t balance precariously on one that’s too small. Wear boots with good grips, and make sure you clear any ice from your ladder before climbing it. Use extension cords rated for outdoor, cold weather use and never plug in a power cord that’s frayed or has exposed wires. And be careful not to overload your breaker (although with LED lights this is no longer an issue).

There are few things as heartwarming as wandering your neighbourhood with the kids on a December evening to look at Christmas lights. Do your part to spread that holiday cheer!

Looking for a new place to hang your lights? It’s a great time to buy – contact me today!

Spring is traditionally the time to clean out your house, and for good reason: after a long, cold Calgary winter, you’ve built up a fair amount of clutter from simply being forced indoors for months on end. But what if you were to take some time to organize and clean out your home before the snow flies, making the winter seclusion a little more enjoyable?

Now’s the time to do it, as relatively warm temperatures and (hopefully) dry weather means you can use your lawn as a staging ground. In my experience, the ‘clean sweep’ method is the most effective in getting rid of all that stuff collecting, untouched, in the corners of rooms and basements. Go one room at a time, pulling absolutely everything out and sorting into three piles outside: keep, trash, and sell (or give away). Then, look at your empty room and decide what activities you’d like to see go on there. Write these down, then look at your keep pile and decide what items would be used for those activities; return just the appropriate items to the room. Carry on with the same method throughout the rest of the house, giving due consideration to the purpose of each room. At the end of the process, whatever’s left in the keep pile is stuff you don’t really need or use, so give it away too. At the end of all this admittedly hard work, you’ll have a home made for living, and you’ll be no longer using square footage for which you pay a mortgage to store things you don’t use.

Easier said than done, I know, especially in a big house. The satisfaction when it’s done, though, is unbelievable. Even if it’s just for a couple rooms, consider clean sweeping before the winter and you may just find -30 a little more bearable.

Thinking a move might be the solution?  Contact me today!

Suddenly a lot more people know what Airbnb is.

The company has been in the news of late as a Calgary couple rented out their home using the online service for some extra cash, only to return to find it had been completely trashed in what police called a “drug-induced orgy.” Damages to the King family’s northwest property are now estimated at $150,000.

Airbnb offers a “$1,000,000 Host Guarantee”, reimbursing up to one million dollars in repair bills to homeowners whose properties have been damaged by Airbnb customers, and the company has stated they will pay to have these Calgarian victims made whole again. But nothing can take away the memories of a family home decimated and disrespected so fully.

So, is it worth it to rent out your home on Airbnb? Like most means of earning extra income, there are risks and rewards. Apartments in Calgary start at around $65 per night, more depending on location and amenities (some homes can fetch $800 per night), and there are nearly 900 rentals listed in our city on Airbnb’s site; during Stampede, rates can quadruple. The vast majority of people who rent out their property have no problems at all, especially since renters must register with the service and both renters and homeowners can be reviewed, making them at least somewhat trackable should anything happen. Further, many choose to simply rent out a single room in their primary residence, which allows them to meet new people from around the world as tenants.

The first risk factor is self evident given recent events: the trashed house in the news was rented using stolen credit cards, and two weeks later no culprit has been nabbed. While the host guarantee means victimized homeowners won’t be out of pocket for long, irreplaceable items are, when destroyed, irreplaceable. Also important to know: if you’re a renter, it may be against your lease agreement to sublet your apartment. Review your agreement and check with your landlord before listing your property.

Many advise that the ideal method to use Airbnb for extra cash is to rent out a second home, keeping your primary residence for you and your family. Otherwise, think about the worst case scenario – basically what happened to the Kings – and see if it’s something from which you could move on with no lasting scars.

Do you have home ownership questions? Contact me!

With Christmas season in full swing, you’re probably dividing your free time between madly shopping and decking your halls. But if you have your home on the market, how can you bring a little festive cheer without turning off potential buyers?

The key is moderation. Christmas decorations can make your home look its best, with their coordinated colours, shiny accents, and cheerful mood. They can also send out a siren call to go overboard, filling up every single flat surface with whatever cute little doodad you can find, either at the store or in your child’s backpack coming home from school. Resist! A little coordination and restraint goes a long way. Next year, when you’re in your new property, you can go full Griswald.

That goes for the outside too. By all means, string some lights, but try to go with a consistent theme: if you’re using a string of multi-coloured lights, go with that over the whole house instead of alternating with solid white or blue strings just because you found them in the garage. In fact, hiring a professional might be well worth the money to give your home the absolute best holiday curb appeal.

Using an artificial tree will also save you a tonne of clean-up time before each viewing. While the natural pine scent is an appealing signifier of Christmas, it comes along with a whole lot of stubborn needles.

Beyond decorations, do whatever you can to make viewing your property convenient for potential buyers. Time is in short supply for everyone in December, so try to be flexible. Maybe consider hiding presents, wrapping, and so on at a relative’s place to free up closet and storage space. Bumping up the heat a little, and having some homemade gingerbread cookies on offer, can also go a long way toward cozying things up.

Finally, if you really want to sell your property in December, make sure your Realtor is dedicated to the same outcome: that means being available to you when needed, not just when it’s convenient. Have a candid conversation with your agent to be sure you’re on the same page.

Want more tips on selling? Check out our Sellers Guide! Looking for a dedicated Realtor? Contact us!

The white stuff has fallen again, this time in a much more seasonally appropriate manner than September’s snowpocalypse (I can’t believe spell check doesn’t have a problem with that word), and it’s time to double check your home is winterized if that hasn’t been done already. One key appliance for Calgarians over the next several months will be the furnace, and you want to make sure that puppy is running smoothly and reliably; a 10:00 pm emergency repair call in -30 degree weather could cost you a small fortune.

It’s a wise idea to contact your favourite trusted furnace specialist sometime in the fall for a tune up, just to ensure everything’s running as it should. There are a couple things you can take care of yourself as well, though.

Your furnace filter should be changed every one to three months, and some recommend that cheap fibreglass filters are actually better for your furnace than expensive high efficiency ones; check with a professional to be sure of what’s right for your system. Check your air return ducts for drafts, and seal with metallic tape any that you find. There are several more steps that more industrious homeowners can do, but unless you’re a confident do-it-yourselfer, call a pro.

Also consider creating setbacks on your digital thermostat, lowering the temperature when you’re away or asleep, and raising it back up again when you’re around. This can lead to some significant cost savings on your gas bill – up to 15 percent according to the Canadian Centre for Housing Technology – as long as you are prepared to find the right balance. Lowering the temperature by too much can lead to an uncomfortable house, high humidity, and reduced airflow, which may not be worth the money saved; a two degree change is the safest bet, offering some savings with little downside.

Have any other tips for keeping your house warm? Share them in the comments!

Looking for a new house to enjoy this winter? Contact me!

If you’re strapped for cash, is it more cost-effective to rent or to buy your home? This is the eternal question, amongst those who like to debate real estate strategy anyway, and I doubt I’ll solve it with a definitive answer here, but there are plenty of factors to consider when figuring out which method of putting a roof over your head is easier on the wallet.

Let’s start with renting. When you rent your place, your landlord is responsible for pretty much all the maintenance and upkeep; unless you decide to do something cosmetic on your own dime – paint the bathroom pink, for example – your rent covers anything and everything. Furnace conks out? Not your problem (other than being cold until it’s fixed). Roof is due for repair? The owner’s gotta pony up. Freak hailstorm rips off your siding? You get the idea. Add to this absolution from financial obligation the fact that you need only purchase tenant’s insurance covering the cost of your belongings – and not homeowner’s insurance that includes the property itself – and renting can appear to be a real bargain.

Of course, rental rates in Calgary are famously high, and rising. Mayor Nenshi actually used the ‘g’ word in describing some landlords’ policies in recent years. You’ll almost always pay significantly more in rent than you would on a mortgage each month.

So let’s look at homeownership. First off, you’ve got to pull together a down payment of at least 5 percent of the property’s value. So buying a $300,000 home would necessitate at least a $15,000 deposit – a fair stretch more than the first and last months’ rent needed to secure a rental property. Once you’ve bought, though, your monthly mortgage payments can look pretty sweet compared to rent. With a 4 percent fixed interest rate and a 25 year amortization, that $285,000 mortgage would require about $1500 per month in payments (maybe a little more when factoring in CMHC insurance – we aren’t being exact here); the average rental rate for a two-bedroom home in Calgary is about $1600. Consider that every payment you make on your home is building equity, as opposed to disappearing into a black hole, and the value of ownership becomes clearer.

Of course, as an owner you take on the financial responsibilities renters get to ignore: home maintenance is perpetual, homeowners’ insurance is more expensive (although its still pretty cheap), and property tax bills show up each year. There’s no getting around the fact that if you’re living paycheque to paycheque, you may be better off renting, at least until you can build up a nest egg.

If you can swing it at all, though, maybe by cutting expenses somewhere or picking up some extra hours, long-term home ownership definitely provides the greatest financial security. Each month you own more of your property, giving you equity that can be leaned upon in tough times or built up as part of a retirement strategy. Mortgage payments are not just checking off shelter on your list of necessities, they are also improving your financial future. Don’t like maintenance or yard work? Consider a condo, which can give you the financial leg up without the hassle of owning a lawn mower.

The decision to rent or to buy is deeply personal, revolving around your own individual circumstances and financial goals. If you’re interested in talking about your options with a professional, contact me today with no obligation.

As bidding wars continue to be common in the red hot Calgary real estate landscape, buyers need to be prepared to make multiple offers on attractive properties. While there is no way to guarantee you’ll win a bidding war, there are a few strategies you can employ to improve your chances:

• Write a personal letter to the homeowner. Talking about how important it is for your child to walk to school, how the floorplan reminds you of your childhood home, or any other personal spin you can put on your offer can pull at a seller’s heartstrings and give you a leg up.
• Have your mortgage pre-approved. You should take this step regardless of market conditions, but especially in a seller’s market.
• Offer as large a down payment as possible.
• This is not an option for most people, but the ability to pay cash is certainly an advantage.
• Pare down your conditions. Insist on an inspection, of course, but maybe make the window in which to get it done a little smaller. Skip the appraisal if you can, and make your possession date as convenient for the seller as possible.

Bidding wars can sometimes stoke the competitive fires within buyers and make them want to win at all costs; it’s important to trust your Realtor’s advice and judgement on what a property is really worth, and when it may be time to let it go. But if you’re embroiled in a bidding war, the tips above can help your chances of being successful.