Springbank, Bearspaw & Calgary Real Estate Blog

CALGARY DREAM HOMES REAL ESTATE BLOG

Stewart J Lowe & Associates

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Watch CREB® president David P. Brown as he recaps sales activity and the key influencers that shaped September’s housing market.

 

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CALGARY - RELAXATION PERMITS

by Stewart J Lowe & Associates

RELAXATION PERMITS

When a seller enters into a standard Residential Purchase Contract with a buyer, they make certain representations and warranties (i.e. promises) to a buyer – one being that the location of the buildings and land improvements (i.e. decks, sheds, etc.) complies with existing municipal land use bylaws and any restrictive covenants on title.
Sometimes, it’s unclear to the seller, at the time of signing the standard Residential Purchase Contract, whether a structure on their property complies with municipal bylaws. They may not have a Real Property Report (“RPR”) indicating otherwise at the time of signing the Contract. This can put the seller in an extremely vulnerable position from a legal point of view – since they promised the buyers that the buildings and land improvements on the property were compliant with municipal bylaws and any restrictive covenants on title.
Has the seller breached the terms of the contract if it’s found later that there is a bylaw issue preventing the seller from providing the buyers with a compliant RPR? Not necessarily, as long as their lawyer (with the permission of the seller) undertakes to use their best efforts to provide a compliant RPR to the buyers that is in line with the seller’s obligations under the standard Purchase Contract and the buyers agree (which, in most cases they do). If a structure on the property (i.e. a deck, shed, etc.) doesn’t conform with municipal bylaws (i.e. the structure is too tall, too close to the property line, etc.) then the home selling guide can apply to their municipality for a relaxation permit.
A relaxation permit, essentially, relaxes the bylaw requirements enforced by the municipality thereby allowing the non-conforming structure to exist legally on the property. The seller will make an application to the municipality for relaxation. This process can take several weeks and can be quite expensive depending on the municipality’s fees.
The municipality doesn’t necessarily have to grant relaxation on the non-conforming structure if they don’t want to. In that case, the seller and buyer must come to a mutually agreeable resolution concerning the non-conforming structures on the property. For example, the seller may need to remove and re-install the non-conforming structure(s) in accordance with municipal bylaws, resurvey the property and provide an updated RPR to the buyers reflecting the fix. Municipal bylaw issues can be extremely costly to remediate.
If you have any questions concerning relaxation permits, please do not hesitate to contact Khemka Law or counsel of your choosing. We are always here to assist you and your clients. Thank you for your time and consideration.
Sincerely,
Pranav Khemka
Pranav Khemka, Barrister & Solicitor T: (403) 457-9577 | F: (403) 457-9578 E: pkhemka@khemkalaw.com
LEGAL: This Thursday Tidbit provides general information only and does not constitute legal advice. Circumstances may vary and no lawyer-client relationship is established from the use or reliance of this information.

The Calgary Real Estate Transaction

by Stewart J Lowe & Associates

The average real estate transaction in Calgary can add an additional $50,000 to the economy, other parties involved might include

Mortgage company

RPR Company

Lawyer

Inspector

Appraiser

Appliance delivery guys

Contractor

Painter

Landscaper

Etc Etc 

 

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Calgary Mayoral Courageous Conversations (Full Version)

by Stewart J Lowe & Associates

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JUST LISTED - 227 HAMPTONS TERRACE NW

by Stewart J Lowe & Associates


Take a good look at this beautiful and bright Hamptons Walkout home. 5 BEDROOM, 5 BATHROOM, WEST REAR, SIDING ONTO THE 10th HOLE AT HAMPTONS GOLF COURSE. 3,156 SF ABOVE GRADE. As you enter this Goldmark custom built home you are drawn to the great sized rooms and stunning stairway connecting all three levels. Main level includes Living and formal dining rooms (with California Shutters) Study, Family room & spacious large Kitchen with granite tops & center Island. The upper level has 4 large bedrooms all ensuite. The second East bedroom with a Jack n Jill bathroom also has a large loft area (for sleepovers!) The Master with upgraded Spa is the whole width of the home and looks over the 10th. The Walkout has huge windows with Rec room, Wet Bar & Shower 3pc. The 5th bedroom which is currently used as a very large office would be the perfect size for the in-laws. A charming Brick gas fireplace and underfloor heating complete the picture for those winter nights watching a good movie. Double insulated att garage.
Large glass-front Duradeck looks West over the 10th hole with stairs down to a full fenced finished garden and patio, Clay Tile roof. Treed and very private. The Hamptons School, Hockey rink, Tennis Courts, Co-op and Superstore are minutes away. The Hamptons is one of the North West/'s most desirable established areas with well laid out homes, no back lanes and lots of parking making it a great family community.  Courtesy of Real Estate Professionals Inc

info@calgarydreamhomes.com  Direct: 403-850-0669

 

Jeff Kahane - Kahane Law - Line of Credit Vs Mortgage

by Stewart J Lowe & Associates

http://calgarydreamhomes.com

NEW CREB VIDEO - PRESIDENTS LOOK AT LAST MONTH

by Stewart J Lowe & Associates

http://calgarydreamhomes.com

We are happy to provide a one-hour Marketing Consultation with relevant statistics/ graphs Actives & Solds to position your home ready to sell in today's market.

The Full Marketing Consultation
Professional Photographer
Drone aerial shots on Rural
Glossy full-color brochures
Full Floor Plans & RMS Measurements
Custom Yard Sign
Magazine exposure
Massive local online exposure
Very Active Social Media Presence
Global Exposure via Luxuryhomes.com & Juwai (China)


Please call us when you are ready to move forward! 403.850.0669

JUST LISTED- 352217 206 AVE WEST, MD FOOTHILLS

by Stewart J Lowe & Associates

C4135569  $849,000 4.11 ACRES. 2015

FOOTHILLS HIDEAWAY! Rare opportunity! Pristine NEW HOME in the Bragg Creek area! 4+ acres of peaceful privacy. Seasonal CREEK + groomed TRAILS. 5 min to restaurants/shops in Bragg Creek. Next door to Kananaskis Country! 9’ ceilings. Walls of windows for forest VIEWS + NATURAL LIGHT. Open plan. LVP + Ceramic tile flooring. CUSTOM HICKORY DOORS, CABINETS + CASINGS throughout! Stunning FIR PLANK staircase. King-sized MASTER RETREAT offers 4-pce ENSUITE with double tile shower + private S-FACING BALCONY. CHEF’S KITCHEN features HICKORY cabinets, QUARTZ counters, SS appliances + expansive ISLAND. Bright Dining area exits to S-FACING DECK + STONE PATIO. Family Rm showcases OSBORNE WB STOVE w/STONE back wall. Bathrooms feature Hickory cabinets, QUARTZ counters with under-mount sinks + artistic TILE BACKSPLASH. QUAD GARAGE w/professional WORKSHOP–30 Amp outlets! O/S SEPTIC MOUND system. 800 gall BACK-UP CISTERN. Circular driveway + lots of RV PARKING. You'll love the quiet country lifestyle this property offers! The property has beautiful woodlands, varied terrain and groomed trails throughout. The professional workshop offers the home-based business option, as well. So close to Calgary and K-Country, this is the perfect opportunity to live where you play and play where you live. Come take a peek! ALSO INCLUDED: Upright Freezer and metal Fireplace on Patio.  Call today! Sharon 403-554-8978

 

Creb: Mid-Year market update shows stability

by Stewart J Lowe & Associates


 

CREB® forecasts a process of recovery for the remainder of 2017

The first-half of 2017 marked a shift in Alberta's economy from recession to recovery, with conditions supporting stability rather than expansion.

"Economic challenges continue to exist, as high unemployment rates, weak migration levels and more stringent lending conditions are weighing on the housing market," said CREB® chief economist Ann-Marie Lurie. 

"This will continue to cause some adjustments in the housing market for the remainder of this year. However, this is not expected to offset earlier gains supporting general stability in 2017." 

Resale sales activity is expected to total 18,401 units in 2017, a 3.3 per cent improvement over last year. The pace of growth is slightly faster than originally anticipated, due to the stronger growth that occurred in the first half of the year.  

"We saw many of those consumers who delayed any purchasing decisions willing to re-enter the market as concerns regarding the economy eased," said CREB® president David P. Brown. 

"More potential buyers on the market helped move some of the product in inventory and started to create some price stability." 

Improvements in the supply demand balance, primarily in the detached and attached sector, caused prices to start to trend up. Demand growth through the remainder of the year is expected to ease relative to inventory levels. This should prevent further substantial shifts in pricing. Overall, annual city wide prices are expected to remain at levels comparable to last year.

Despite generally improving trends, difficulties continue to exist in the condo-apartment ownership market. Rising sales cannot keep pace with the growth in new listings, keeping supply levels high and placing continued downward pressure on prices. This area of the housing market will likely continue to face challenges well into next year, as it will take time to absorb additional inventory in the resale, new and rental markets. 

"Improvements in the labour market are supporting the shift in the housing market this year. However, activity over the past two years was amongst the weakest we have seen since the financial crisis," said Lurie.

"While the shift is welcome news for many, we continue to expect that process of recovery will be slow and dependent on the property type and location within the market." 

For more information, please refer to the CREB®'s 2017 Economic Outlook & Regional Housing Market Mid-Year Update below

JUST LISTED - 243005 MORGANS ROAD, MORGANS RISE, SPRINGBANK

by Stewart J Lowe & Associates

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Stewart J. Lowe & Associates
Real Estate Professionals Inc
202 5403 Crowchild Trail
Calgary AB T3B 4Z1
Direct: 403-850-0669
Fax: (403) 476-7608