Premiering a couple months before the Calgary Home + Garden Show, the Calgary Renovation Show is a new event geared toward both do-it-yourselfers and homeowners looking to hire trades in 2017. It features some big name (for the HGTV set) guests including Jillian Harris, Mike Holmes Jr., and Danielle Bryk, along with furniture and cabinet rehab workshops, and more than 40 exhibitors. Sponsored by Ikea, Cloverdale Paint, and Sleep Country, among others, this show is a great way to spend what’s sure to be a chilly weekend, sparking ideas on how you can improve your home for comfort and maybe even profitability.

I’ve got a promo code to share that will get you 2-for-1 tickets if you buy before January 11 – simply click here and use the promo code SHOWWEEK when checking out.

Forecasters are predicting a stable real estate market this year, with home prices staying pretty much the same as they are right now throughout 2017. If you’re thinking of making a move, well considered renovations can make a significant difference in both how long it take your property to sell, and on the final selling price. Please feel free to contact me with any questions as to what renos tend to have the greatest return on investment, then attend the Calgary Renovation Show for inspiration as to just what you can accomplish on a small budget.

It’s time again to reflect on the year that was, and to be appreciative for all the good we have in our lives, and I certainly have my share. This year hasn’t been my busiest, but I am so thankful for the clients I have served, for my family’s health, for my wife’s continued employment in the besieged oil and gas sector, for my friends, and for all the other blessings I can count. I hope the year has treated you well too, and that the coming twelve months are even better. This holiday season, pour yourself an eggnog (spiced rum optional, but recommended), and spare a thought for everything that went right this year.

Hope you had the merriest of Christmases, and all the best in the new year!

Ryan

I was looking at the Calgary’s real estate statistics for November, and it would seem we may be seeing some positive trends as far as how supply and pricing are moving. For over a year now, the city’s resale market has seen an abundance of listings as people look to downsize or simply move somewhere with better employment prospects, and that increased selection has put downward pressure on prices. Having tonnes of properties to compare is great for buyers, but can be frustrating and discouraging for those on the selling end. The last couple of months have marked a change in that trend, as the number of new listings went down 9 percent in November and a whopping 23 percent in December, while the number of active listings declined an average of 8 percent per month over the same period. At the same time, both median and average prices have continued to increase.

What this means for the average seller is it will be a little bit easier to stand out in the crowd, and the pressure to compromise on price has lessened. We’re still a far cry from the fast times of a few years ago, when many homes were selling for above-asking price before the For Sale sign could be pounded into the front yard, but it’s certainly positive news.

I expect this could be a sign of things to come, as our economy starts to scratch its way back toward growth, employment numbers improve, and our city gets back on its feet. The coming year could be the best year to sell your home that we’ve seen in awhile.

If you want to start hammering out a sales strategy for 2017, please contact me!

Also, the Calgary Renovation Show – a great place to get inspired – is less than a month away, and I’ve got a 2-for-1 ticket promo code for you! Simply visit this link and use the code 1MONTH to take advantage of the deal. Just make sure you do it before December 28, when the code expires.

While our Thanksgiving weekend is merely a turkey-flavoured memory, our neighbours to the south are quickly approaching theirs, and with it comes that most venerable of shopping days, Black Friday. In an effort to keep Canadian snowbirds from flocking to border cities with their holiday shopping dollars, recent years have seen many large local retailers come up with their own Black Friday sales, offering substantial discounts on popular products for one day – or one weekend – only. The perils of rampant consumerism and ballooning household debt aside, Black Friday is an ideal time for the organized and disciplined shopper to quickly take care of his Christmas list quickly. Here are a few suggestions to make your Black Friday experience a little less stressful.

Have a plan

The sheer volume of deals available can be overwhelming and paralyzing, which can result in regret second guessing about opportunities missed and decisions made. As the Scouts say, “Be prepared.” Have a list of everyone for whom you plan to shop, and some ideas of what those people may like, then start planning where to go to get those items. Research the promotions being advertised in the days leading up to the sale, and prioritize the ‘lightning deals’ that may sell out quickly.

Make a budget

Confronted with an abundance of savings, those without a pre-established budget may fall prey to overspending on things they neither need nor planned to buy. It can be easy to think an item is so discounted you just can’t pass it up, but remember: a purchase is only a deal if you were planning to buy it in the first place. You won’t be saving money if you just buy more stuff.

Consider online shopping

As online shopping became more popular, Cyber Monday became an unofficial companion to Black Friday: a day when retailers cleared out leftover stock through their websites. While Cyber Monday sales persist, most larger stores offer their Black Friday deals online as well, and places like Amazon.ca can be one stop shopping for some. With free shipping and generous return policies abound, Black Friday shopping online can be considerably easier, quicker, and less stressful than standing in lines at bricks-and-mortar locations. Just be careful that your items will indeed be received in time for gift giving, and watch that something you intend on purchasing isn’t ‘in-store only’.

Have some perspective

Popular items are going to sell out, especially when they’re heavily discounted and promoted, so there’s a good chance you will experience some disappointment in the middle of Best Buy. Don’t take it out on the staff, or fellow shoppers.The reality is, many stores continue sale prices throughout December to try and drive consumer spending, and discounts will surely be the norm this year as unemployment weighs heavily on Christmas budgets, so you just might be able to get the same item at the same price in a couple of weeks.

Have fun

I don’t know about you, but for me there’s nothing quite like the feeling of saving money thanks to clever shopping and a little patience. Completing your Christmas shopping and saving a few bucks at the same time is reason to celebrate, so plan a lunch stop with a friend during your shopping day, or at least add some Bailey’s to your coffee if you’re shopping at home in your housecoat. Checking out the deals, and being in the midst of a mob of like minded shoppers can be fun with the right attitude, so lean into it!

Why not put those Black Friday savings into a down payment? Contact me to find out why now’s a great time to get into Calgary’s housing market.

#2 2421 29 ST SW

Live big in the heart of Killarney. Proudly welcome your guests into your executive townhome from the vaulted entry. Quality finishing and custom maple millwork prevails throughout. Entertain like a pro from the cook’s kitchen, which features a gas range, granite counters plus loads of cabinet space. Smooth finished 9′ ceilings with pot lights and built-in speakers. West facing exposed aggregate patio nestled in the centre courtyard. Upstairs the lofted den is partially open to below and boasts a built-in desk and bookshelf. The master retreat features (you guessed it) more custom cabinetry, as well as a walk-in closet with plenty of space, and a spa-like ensuite with a deep soaker tub and a separate glass-walled shower. There’s also a jetted tub in the other full bathroom upstairs. This is one of two street-frontage townhouses in a self-managed five-plex. Includes one spot in the private parking garage for residents.

To view more photos, floor plan and full listing details visit my web page.

In its 2016 budget, the Alberta government earmarked funds for launching rebate programs that would encourage consumers to make energy efficient upgrades in their homes; we are now starting to get details trickling out on some of those programs.

In an October 27 news release, Energy Efficiency Alberta (a government agency) announced three programs that would begin in early 2017, two of which are aimed at residential consumers and one at businesses. The programs would discount and rebate the purchase and installation of energy efficient lighting, appliances, and heating and cooling systems, among other upgrades.

While the details are sparse, this announcement is both welcome and long overdue, as Alberta is the only jurisdiction in North America without energy efficiency rebates for consumers. Alberta had a program that incentivized the purchase of energy efficient residential upgrades from 2009-2012, and that program issued more than 170,000 rebates over the three years worth more than $52 million. In addition to the positive environmental impact, the program led to economic growth and lowered Albertans’ utility bills. A similar initiative was announced by the government in 2014, however it was never realized.

The winter months can be a good time to make upgrades to your home, as trades tend to be less busy, and are therefore more readily available, and companies may offer discounts during slow months. Most businesses providing services like window upgrades, or furnace and hot water tank installation, operate year round despite some peoples’ incorrect assumption that nice weather is needed for these jobs to be completed.

So, now’s a good time to audit your home for what upgrades might make sense. How old is your hot water tank? Your furnace? Your fridge? (Believe me, you do not want to wake up to a warm fridge some morning). Put together a budget, and maybe even line up some estimates, so that when the details of these rebate programs are fleshed out, and the cheques start being cut, you’re ready to go. Sometimes programs such as these have caps, meaning only the first $XX in applicable spending will qualify, so if you’re looking to upgrade your home, don’t miss out.

Want to chat about which upgrades will have the best bang for your buck with regard to the value of your home? Contact me today!

111 Tuscany Valley Rise NW

A detached house in Tuscany? For how much? Yes, really. A clean original owner home, this is the first time it has been offered for sale. A popular SAM Award winning floor plan (Heartland Richmond II) that is both spacious and functional. The open floor plan boasts hardwood on the main, with the kitchen at the back with views of the sunny south back yard. 3 bedrooms up, with 2 1/2 baths, the master has a full 4-piece ensuite. Located on a quiet no-through road one block away from the ravine (Tuscany Valley Park). All appliances, shed, and greenhouse included.

To view more photos, floor plan and full listing details visit my web page.

119 STORYBOOK TC NW

What an amazing place, ~900 square feet of living space! This bright end unit is situated in an ideal location within the complex, next to a green-space and with easy access to the street behind with additional parking. 18+ complex. Nicely upgraded including a recent maple kitchen by Kitchen Craft with loads and loads of storage. The appliances are nearly new too. The bathroom was recently redone including the addition of a deep soaker tub (don’t worry, the hot water tank is an oversized 50-gallons). All the hardware and lighting was replaced as well. Oh, AND there’s a brand new high-efficiency furnace that was installed just this year. The master bedroom is huge and boasts a walk-in closet. The clothes washer and dryer are included. All you have to do is move in! Just a few minutes’ walk to Crowfoot Village and it’s plethora of shops, restaurants, pubs, grocery stores, movie theater, etc. and 15 minutes walk to the Crowfoot LRT.

To view more photos and full listing details visit my web page.

Calgary’s real estate market continues steadily along, with home sales jumping more than 2 percent and average prices going up year over year. Despite the economic downturn, we have not seen a dramatic slowdown in most markets where property sales are concerned.

Potentially challenging that stability is a set of new rules around mortgages that the federal government will be phasing in starting October 17. Most noteworthy is a requirement that homeowners seeking an insured mortgage pass a ‘stress test’ to prove they can afford payments even if interest rates climb to the Bank of Canada’s posted rate (which can be nearly double what’s on offer from the banks), and that their carrying costs won’t exceed 39 percent of household income. This applies both to buyers with down payments above and below 20 percent, which is a major change from the status quo.

Other changes include a requirement that revenue coming from home sales be reported to the government at tax time; proceeds from the sale of one’s primary residence will remain tax free, but the feds are attempting to stem foreign buyers using a tax code loophole to claim flipped properties as primary residences to lower their tax bills.

It remains to be seen what the outcome of these changes will be. Some mortgage brokers are predicting that up to a third of first time homebuyers attempting to get into the market may find their pre-approval declined, while supporters see this as a positive way to address Canadians’ rising ratio of debt to income. Home prices in Toronto and Vancouver are rising rapidly, and this move by the government is surely a way to tap the brakes on that growth, but increasing indebtedness in this era of historically low interest rates is also a valid concern.

My advice in light of these rules remains the same as my outlook before they were announced: don’t try to buy more home than you can afford. While you may be pre-approved for a $700,000 mortgage, start your search a fair amount lower than that to see if there’s a property that meets your needs at a more comfortable monthly payment level. You can’t really go wrong with being conservative in this area.

So, when you contact me to line up some showings, give me a range of what you’d like to see below your pre-approval level, and I’ll help find a home that meets the needs of both your lifestyle and your pocketbook.  If you aren’t sure what your pre-approval is contact your bank or a mortgage broker, such as Canquest Mortgage, to get started.

Despite the mid- to high-twenty degree temperatures, fall is upon us, and with the change in seasons comes a little preventative maintenance for your home before winter hits. Among the most important ways you can winterize your home is the annual furnace tune-up.

If you’re like me, your furnace has been rather dormant since June. When the cold weather hits and you are depending on it to work, though, the last thing you want is a blinking service light. Just like your vehicle, moving parts in your furnace need regular adjustment and/or replacement, while anything involved with a combustion system will need to be cleaned out from time to time to keep things humming along. An unserviced furnace is a furnace that’s going to break down, it’s just a matter of when; Murphy’s Law suggests it’ll probably be in the middle of the night, when the temperature dips below -30, and you’ll be paying steep emergency call fees to your trusted repair person.

So how do you go about booking a tune-up? The best place to start is by asking friends and relatives if they have any HVAC professionals with whom they have a good relationship. Word of mouth is the best way to ensure a good experience when it comes to hiring trades. Once you have a company in mind, give them a call and book an appointment. Prices for fall tune-ups are usually between $75 and $150, depending on what’s included.

You’ll need to be present while the work’s being done, mostly to approve any additional expenses that could come up: burners and belts wear out, chimneys become clogged with soot, and it’s better to fix these things before they cause major problems.  The whole thing should take about an hour. Furnace tune-ups usually involve cleaning and adjusting the furnace itself, as well as the hot water tank, which is another appliance that can break down without warning and cause serious headaches.

Furnaces and hot water tanks are big ticket items, so if the recommendation is to replace either of these, take the time to do some research and find the best product for the best price. Technology for both of these appliances has come a long way in the past fifteen years, so you may decide to pay a little extra to improve your home’s efficiency, and save money on utility bills down the road.

Getting your home ready for winter is a necessary inconvenience that can prevent some real hassles down the road, so don’t let it fall to the bottom of your to-do list. I have some vendors that I know and trust, so to chat about it, just Contact me!
The annual Home + Design Show is quickly upon us, running from September 22-25, and I have a promo code for 2-for-1 tickets to pass along. Simply purchase online here, and use the code TODD. The code expires September 20, so don’t wait!