233 4 Ave NE

Legal, grandfathered (called non-conforming) up-down duplex. Good one bedroom suite down with a separate entrance. Many recent upgrades in the suite including a new kitchen. Other upgrades in the home include a recent furnace, wiring and water systems and newer windows. Main floor has two bedrooms and it’s own laundry. This property is located within walking distance of the downtown core. Only a half-block away from Rotary Park and it’s tennis courts. This is a prime property for re-development, and is a very good holding property that generates good revenue.

View more photos and full property details by visiting our webpage!

Don’t forget that the RRSP contribution deadline for 2012 is a mere two days away, on March 1.

If you’re considering 2013 as the year you enter Calgary’s housing market – and property is more affordable than it has been in years – make sure you consider this excellent money-saving opportunity. While your RRSP funds won’t be earning interest for you until you repay them, a larger down payment on your first home means lower mortgage payments and often better terms.

According to a RE/MAX report released today, Calgary’s housing market appreciated by a significant amount over the past ten years – the average house price in the city jumped 108 percent, compared with the national average 15 percent lower. While the bulk of the gains were made in the first half of the decade thanks to the 2008 economic slowdown, the vast majority of property owners have seen a nice bump in their equity.

Will the next decade have similar gains in store? No one knows for sure but I’d say probably. Alberta’s economy is among the strongest in the country, despite some budgeting pain making the news lately, and the outlook is good for it to stay that way. For my money, Calgary’s a great market to get into right now.

The Alberta government has announced it is opening the Condominium Property Act for review and public consultation, something that hasn’t been done in thirteen years. It’s about time, I’d say. Apartment-style condominiums have become the de facto starter home: they’re relatively low cost, often come with appealing amenities for singles and couples, and tend to be located where the action is rather than in quiet suburbs (although there are plenty of non-central condos in the city too, holding special appeal for seniors and young families). Calgarians love condos, is my point, and in my opinion management companies have been, shall we say, benefitting a little too much because of it.

What’s my beef with some management companies? Well, among other things, the fees they charge owners for copies of their own condominium documents at the time of sale are simply ridiculous: $400 for a complete package is common these days. To put that in perspective, condo sellers might pay in the neighbourhood of $600 to their lawyers for that same transaction, with all the various tasks a lawyer performs; the management company is getting two-thirds’ that amount to merely run a photocopier or upload docs to an online repository. To make matters even more absurd, the documents requested belong to the condo corporations, yet those corporations don’t see any of the money paid to the management company for putting them together – and they’re already being paid a fee by the condo corp!

Of course things are never quite this black and white, and I’m sure management company reps would have a thing or two to say in response. But my point is, our market continues to boom and a good chunk of the properties changing hands are condos. There’s not going to be a better time to let the government know what is and isn’t working with the Condominium Act. Beyond the fees charged at the time of sale, warranty issues, dispute resolution, board governance and a host of other elements could use tweaking; I encourage anyone with skin in the game to take the government up on its offer to listen to what you have to say. Participate in the survey and make your voice heard.

At the end of January, RE/MAX released their Canadian Homebuying Trends Survey 2013-2014, and among other interesting facts outlined in the results it showed one-in-five homebuyers in Alberta to be single, with 40 percent of those in the market between 18-34 years of age (more than in any other province). Yet another sign of Alberta’s stable, growing housing market, and confirmation that this province is a great place to live for the young and ambitious. Unlike some provinces where the confluence of skyrocketing house prices, relatively low wages, and a hefty tax burden make renting the only option early in one’s adult life, in Alberta we’re blessed with opportunity.

Also noteworthy from the survey is the finding that nearly a third of Albertans intending to buy property this year plan to have at least a 30 percent down payment. Low interest rates won’t last forever (although recent predictions suggest they’ll last for a while yet), and so I’ve always felt it’s wise to pay as much principal as possible to keep mortgage payments low even when rates fluctuate (not to mention saving significant money long-term). I’m pleased to see that message being received across the province.

It’s coming on renovation season: that time of the year, after the Christmas credit card bills are paid, when people start itching to have a little work done around the house. Maybe it’s with the intention of selling soon – if so, I know a great Realtor – or maybe it’s just to freshen things up and fix some issues that became all too apparent over the last few housebound months. Regardless, contractors love the spring.

Unfortunately, lots of homeowners just have no idea what rights they do and don’t have when it comes to hiring a contractor. A good friend of mine worked for the Better Business Bureau for a number of years, and found that, consistently, home renovation companies were among the most complained about, month after month. Not just shoddy workmanship, either: lots of outright scammers come out of the woodwork, so to speak, to prey on people’s inexperience with door-to-door offers too good to be true. It’s sad, and it costs a lot of people a lot of money.

The esteemed renovation superhero Mike Holmes wrote up a straightforward and informative article for the National Post back in December; Calgary’s BBB has sound and thorough advice on their website too. Maybe the most important thing people don’t seem aware of is that, in Alberta, it is illegal for a contractor to ask for any money before the job is done unless they have a Prepaid Contractors License from the government. Sure, it sounds reasonable when the guy standing in your living room asks for 50 percent down to cover materials, but unless he or she is properly licensed, you have zero guarantee that you will actually get anything for that money, and little recourse if you get burned. Trust should be earned, not assumed. A contractor has to have a proven history to secure that license, and also must put up a substantial bond against which a dissatisfied homeowner can claim if things really go sour (meaning the agreed work doesn’t get done, not the hardwood doesn’t complement the couch like expected). Plus, you can visit the Service Alberta website to search a company name and find out if they are licensed to take payments, rather than just taking someone’s word for it. My opinion, don’t hire a contractor who isn’t licensed.

Beyond that, Holmes makes a solid argument that good contractors are busy, many to the point that they’re turning projects down, and so they don’t need to go door-to-door for work; the ones who do show up at suppertime offering to repair your roof should maybe be eyed suspiciously. Certainly don’t hire anyone on the spot without doing a bit of research, including with the BBB and Service Alberta. That bit of extra effort could really save you some hassle – and money – later on.

An interesting article from the Globe and Mail, published a couple weeks ago, suggests women – and particularly single women in their twenties – are shopping for condos more and more. Even in married couples, it’s the ladies’ sense of taste that usually wins over when it comes to choosing a property (which means foosball in the living room’s probably not going to cut it). Condo developers are responding by putting a greater focus on security, lighting, and in-suite storage.

This shouldn’t really be a surprise to anyone: there’s a reason ‘man caves’ are usually in the basement or the garage, out of sight. We (men) often just can’t differentiate between a feature or styling choice that’s awesome on its own and one that actually works in a space. We know it, and we embrace it.

What would you look for in an apartment-style condo, and what would be a deal breaker? Is the Globe’s article on the money? Respond in the comments below.

2109-2111 50th Ave

This is a full side-by-side duplex on a 50′ x 138′ lot. Square-footage and room sizes listed here are for one side. Both sides are nearly identical, except 2111 has a 3 piece bath on the lower level and 2109 does not. The 4th bedroom on each side does not have a closet. Hardwood floors on the main level with laminate on the stairs and lower levels. Large under drive garage with a workshop area. Many new upgrades: new furnaces in 2010 & 2011, new hot water tank, new fencing in 2011 and new rear decks. New roof in 2007 with a 25-year transferable warranty (it’s a 2-ply torch-bonded system). Both sides are currently rented. This is a great opportunity for an investment or for the home owner who wants to live on one side and rent the other (great for mortgage assistance). Very close to all levels of schools, North Glenmore Athletic Park, Mount Royal University, public pools, transportation, and Marda Loop shopping. Full side-by-sides are seldom available in this area.

View my webpage to see photos and full listing details.

The old real estate adage concerning success in business – “Location, Location, Location” – works only when you know a bit about the location in question; guessing just doesn’t cut it. Agents specializing in commercial real estate marinate in demographics on a daily basis, and now a new tool from the Calgary Regional Partnership can help out. The website, ExploreCalgaryRegion.ca, is intended to provide detailed breakdowns of individual areas along with available commercial real estate opportunities.

From the press release: “ExploreCalgaryRegion.ca is available free and instantly for access to industrial and commercial real estate in the Calgary Region, along with a database of available properties with images. The new website provides immediate access to critical business intelligence that decision makers need to make an investment decision in the Calgary Region.”

While not necessarily the easiest website in the world to use, there’s a lot of information at one’s fingertips here, and I can only imagine its usability will improve with time. This thing just launched a few days ago, after all, and it’s intended for a more specific audience than the general public (but it’s fun for you and I to play with too, depending on how you define fun). The Calgary Real Estate Board has expressed interest in the site as a valuable tool to help commercial Realtors respond quickly to their clients’ needs.

4 bedrooms, 3 bathrooms, 2223 ft2

SPECTACULAR ACREAGE just minutes outside of CALGARY, located on 4.3 acres. STUNNING 2300 sq foot raised EXECUTIVE BUNGALOW has over 4400 sq ft of developed living space. This home boasts two complete kitchens, two great rooms, living room, dining room, 4 bedrooms, cold rooms, 2 storage area, and heated and insulated double garage… perfect for LARGE OR EXTENDED FAMILY. Soaring vaulted ceilings welcome you, as you step into this spacious, elegant open floor plan. Two fireplaces create warm and inviting family and great rooms… on both levels of this home. Elegant French doors throughout, oak hardwood flooring, ceramic tiled entrance, all SHOWCASE the MASTER CRAFTSMANSHIP of this home. Large 24×12 deck off of kitchen invites you out to the tranquil picturesque views, of this abundantly treed OASIS. Complete with garden, fruit trees, greenhouse, storage shed, and inspiring SUNSETS, all to be enjoyed on this incredible property.

Go to my webpage to see photos and complete property details.