A) Decks

We all know that a deck must be shown on the RPR, however does the deck require a permit?  Many clients construct decks but fail to obtain the required permits, in which case the City will refuse Compliance until the required permits are obtained.

So what decks require permits?

According to the Land Use Bylaw 1P2007, all decks that have a surface height of greater than 0.6m above grade at any point of the deck, will require a Building Permit.

Another potential issue are Side or Rear Yard Setbacks!

Side yard set back requirement are 1.2m and rear yard set back requirements are 7.5m. If the client constructs a deck that in any way violates these set back requirements, not only will the client need a building permit but the client will have to apply for are laxation of the setbacks. This application can take up to 6 to 8 weeks.

B) Fence’s

Many Sellers are under the incorrect impression that if the neighbor constructed a fence (on the neighbors own property) they are not responsible to provide an RPR showing the fence (because its an improvement, not on their own property).  Any fence that defines a boundary line, irrespective of who constructed the fence and irrespective of whether or not the fence is within the property boundaries, must be shown on the RPR.

A permit is not required to build a fence provided the fence does not exceed the following heights:

a) Fences- front of the house & along the front property line -1.2m.

b) Fences- between front & rear property line & along the rear property line -2m.

Fences cannot be constructed on City Property or on a Utility Right-of-Way.  Any fence encroaching 0.35m or more onto a Utility Right-of-Way or onto City property will require an Encroachment Agreement.  The City’s fee for an Encroachment Agreement is $525.00 and can take 6-8 weeks to process.

Contact your City department for further information.

February sales activity remains low

Calgary, March 2, 2015 – Year-over-year new listings growth eased from 37 per cent last month to nine per cent in February. However, as sales activity remained below long term averages for the month, Calgary inventory levels rose to 5,474 units in February.

“While housing supply levels continue to be higher than we have seen in this market for some time, they remain below February 2008 record highs of nearly 7,000 units” said CREB® chief economist Ann-Marie Lurie. “If the pace of growth in new listings continues to ease, this could place some downward pressure on the supply growth in the resale market.”

After the first two months of the year, there have been 6,236 new listings come onto the Calgary market. However, the new listings gains have varied depending on price range and segment. Detached homes have continued to see a decline in new listings in the under $400,000 segment, while both the apartment and the attached product have recorded listing growth in the over $300,000 price range.

“It’s really important for consumers to consider what segment of the market they are buying or selling in when they make any real estate decisions,” said CREB® president Corinne Lyall. “The inventory, demand and price movement will vary based on the community, price range and product type.”

City of Calgary sales totaled 1,217 in February, a 34 per cent decline over the previous year’s activity. While sales fell

across all product types, the rate of decline was higher in the apartment and attached sectors of the city.

“Everyone has different reasons for making a move and so it’s difficult to predict how buyers will react to this market,” said Lyall “Buyers who have been waiting for more inventory to come on the market may find what they are looking for today. If they are in a position to make a buying decision they certainly can take advantage of the lower interest rates.”

Months of inventory remain elevated at 4.5 months due to supply gains relative to slower sales in February. This placed downward pressure on pricing over the past month.

Unadjusted detached benchmark prices totaled 516,000 in February, a year-over-year increase of six per cent, but a 0.5 per cent fall over January figures.

Meanwhile, attached and apartment benchmark prices totaled 354,600 and 296,000 respectively. Both represented a decline over previous month’s levels.

The variation in price is more extreme when considering the average price. In February the average price rose by 0.3 percent relative to January, but fell by 4.2 per cent compared to last year. This does not come as a surprise given how the composition of the sales influences the change. Benchmark prices provided changes over time on similar properties, providing a clearer indication of pricing trends.

“Expectations vary significantly when talking about the impact that lower oil prices will have on the housing market,” said Lurie. “This wide range in forecasts is often related to assumptions about how long the cycle will last and the resulting impact to employment and net migration.”

“These differences in expectations will likely persist until there is some firm data to support assumptions about Calgary’s employment levels,” said Lurie.

 WHY CALGARY HOME SALES?

1.  Brian provides you with an honest and accurate assessment of your home’s current market value. 
How?
•   Up to date market statistics
•   Current Market Evaluation
•   Review pricing every 15—21 days
•   Real time sales and listing updates while your home is for sale
 
2.  Brian provides you with information & any changes to your home which will help you sell faster, for more money.
•  Home staging with Angela Chard CSP (Certified Home Staging Professional)
•  Take professional pictures so your home has a great first impression
•  Your home pictures need to be of professional quality to make your home stand out and attract the best buyers
 
3.  Brian provides professional marketing services: 
•   Professional Measuring (when needed)
•   Website
•   Monthly mail outs
•  Preferred Client News – Brian has served thousands of clients over the last 25 years and has a large network to draw buyers and sellers from
•  Home buyer service—provide our buyers with real time listing updates
•  Facebook and other Social Media Outlets

4. We install:
•  For Sale sign—lets people know your home is for sale.
•  Electronic Lockbox—easy access = more showings = quicker sale! All showings are professionally booked ensuring security. 
 
5. We submit your home to the CREB (Calgary Real Estate Board) multiple listings system (MLS)
•  Highlights features of your home for prospective buyers
•  Reminds Realtors of your home
•  Exposure to 5,000 plus Calgary Realtors
 
6.  Listing with Brian Currey and RE/MAX gives you an advantage because:
•   Brian has over 25 years experience selling in Calgary, from being CREB Rookie of the Year his first year, to being a consistent TOP Producer every year.
•   Skilled Negotiator and great salesman
•   RE/MAX is the No. 1 real estate organization in North America & RE/MAX agents sell over 1/3 of all homes in Calgary.
•   You get the Calgary Home Sales Team:  someone will always be available
 
7.  Brian employs a full-time office administrator which benefits you because:
• Theresa handles all the administration so Brian can do what you hired him to do. SELL Your House!

Forget the roller coaster stock market ride. For most Canadians, a home is a solid, familiar investment. Over time, your home will increase in value at a steady, safe rate.
Some renovations can help to improve the value of your home. Whether you are updating that 40’s style kitchen, removing green shag carpeting from the bedroom, or adding exterior curb appeal by applying attractive, maintenance-free siding, you will increase the market value of your home.
When renovating your home, here are few things to consider.
If you are financing an improvement, consider your budget. Keep your monthly payments within your limit.
Consider the type of renovation. You could overdo a good thing if you spend too much on less favorable items. Perhaps you are planning to move in a few years and hoping to recover the costs. Canada Mortgage and Housing Corporation suggests the following as a payback range of typical renovations:
• Kitchen 68-74%
• Bathroom 64-71%
• Interior painting 62-66%
• Exterior painting 62%
• Main floor family room 49-56%
• Finished basement 50-52%
• Upgraded heating system 48-50%
• Landscaping 45-49%
• In-law or rental suite 40-42%
• Central air conditioning 38-43%
• Energy-efficient upgrades 33-39%

Welcome to my new blog! I look forward to sharing new and exciting updates about the Real Estate Market and what is happening around town! Stay tuned for new posts coming soon!