When it’s time to buy a house or acreage in Alberta, whether in Spruce Grove, Stony Plain, Parkland County or elsewhere, do you choose a pre-owned home, or do you work with a builder to create a brand new model, modified to your custom specifications?  Whichever way you go, a great resource for all buyers, not just those thinking about building a home, is the Alberta New Home Warranty Program .

If you are looking to build a new home, this website can guide you through the entire process.   Click on sections entitled:

• Choose the Right Builder
• Understanding the Building Process (with emphasis on the building inspection)
• Your Warranty Coverage (explains the various consumer protections for new home buyers) and
• Finding Solutions & Settling Issues.

While the primary focus of this website is on brand new homes, all buyers can benefit from several of the publications:

• Clicking on Single Family Guidebook takes you to a publication entitled Your Purchase to Possession Guidebook.   This guidebook is loaded with details and answers every question a new home purchaser might have.
•  If your new home is a condo, click on The Way Home Condominium Guide for a road map to the purchase process from first notion, through construction, possession, and after you move in.
• The Care and Maintenance Guidebook provides a very comprehensive tour of the physical structure of a residence and what you can do to keep your home looking like new.
• For information on every aspect of the acceptable standards for “bricks and mortar” of home construction, click on the Workmanship & Material Reference Guide – great for new home buyers, but also an excellent resource for home renovators.

Questions or comments about this article, or about any aspect of purchasing a home?  I’d be happy to help.  Contact me here, phone me at 780-910-9669, or email me at barry@barryt.ca

You’ve just sold your house or acreage in Spruce Grove, Stony Plain or Parkland County.  That is, you’ve accepted the Offer to Purchase, and now all you have to do is wait for the proceeds to be deposited into your account, right?  Not so fast!  There are many things that could undo a sale.

Buyers’ Circumstances:

• Buyers not pre-approved for a mortgage.  After making an offer, they discover they can’t get a loan for the amount they need.  (Mortgage approval is influenced by
  • buyers’ source, size and stability of income;
  • their debt load, or “debt to income ratio”;
  • credit history;
  • size and source of down payment;
  • value of the property being purchased, and so on.  Watch for a future blog entry on this topic.)
• Interest rates increase; buyers no longer qualify for a mortgage
• New government legislation.  Ottawa has just announced a decrease in the length of time a mortgage can be amortized, from 35 to 30 years, making monthly payments higher and therefore out of reach for some buyers
• At closing, buyers are short of cash for the down payment and closing costs
• Change in life circumstances:  job loss, illness, injury, divorce, death, anything that affects the desire and means to purchase the property
• Buyers change their minds about the property:  family members don’t like it; buyers are unhappy with home inspection report; on “final walk-through” they discover damaged or missing property or agreed-upon repairs not made; etc.
• Buyers’ conditions, such as sale of their current home, cannot be met

Sellers’ Circumstances:

• Sellers change minds about selling:  job transfer falls through; marriage reconciles; suitable replacement home cannot be found; etc.
• Financial concerns:  proceeds from the sale will be less than anticipated; sellers discover they owe more than they will net from the sale; sellers learn their mortgage differential or penalties are much higher than expected; etc.  (Not sure what mortgage differential means?  See my blog entry entitled “Interest Rate Differentials”, August 2010).
• Unable to meet contract terms such as move-out date
• Problems with the property:  title not held free and clear; sellers short on cash and unable to clear up liens on property; sellers unable to complete agreed-upon repairs; undisclosed defects come to light; etc.  (Sometimes property problems are even more severe.  It’s rare, but occasionally an inspection reveals that a property is uninsurable or even unsaleable due to being structurally unsound, infected with mold, and the like.  And the ultimate problem affecting a sale:  destruction of the property before the final sale goes through!)

Circumstances Involving Other Parties:

• Buying and selling real estate is a complex business involving not just buyers and sellers and their REALTORS®, but also lawyers for each side of the transaction, mortgage specialists, appraisers, home inspectors and others.  If any one of the individuals is unavailable when needed, misses a deadline, or fails to complete accurately all the required paperwork, this could be enough to cause a sale to fall through.

A REALTOR® can often salvage a negative situation.  For example, if the buyer complains that the home is not in the condition in which he viewed it, the first step is for the REALTORS® on both sides to confer about how to make things right.  And – don’t tell anyone – I admit that I’ve taken it upon myself on occasion to personally make required repairs so that a sale will not be lost.  I also recently dealt with a situation where I knew that a buyer’s home was not going to be sold by the specified date or for the price required to get the buyer into the home he’d made an offer on.  Negotiating a later possession date for my client (the buyer) was easy.  Getting the sellers and their REALTOR® to recognize that the sale would be lost unless they were willing to renegotiate the selling price and accept less for their property was much harder, but ultimately, this allowed both buyer and sellers to reach their goals.

While it’s impossible to prepare for every eventuality, it is possible to minimize the potential for problems.  My best advice is to choose your REALTOR® carefully and leave the lines of communication open.  A successful end to a real estate transaction almost always occurs when everyone involved proceeds with good faith, patience and good will.

I would be pleased to help you achieve the  successful sale of your property.  Contact me here, email me at barry@barryt.ca, or phone me at 780-910-9669.

It is always my goal to provide the best service and the utmost in value for my clients.  If you are moving, especially if you are moving into a home or acreage in the Spruce Grove, Stony Plain and Parkland County region, these guides are for you.  I hope you will find them useful.

The Moving Guide:  A comprehensive package of information to guide you through every step of your move.  This guide consists of 3 sections.  The introduction provides links to websites of moving companies and others with a wealth of tips to make your move as free of stress as possible.  The second section is a checklist of all the tasks that need to be completed from 2 months before the move right through the phase of settling in to your new home.  The final and longest section, the Moving Tip Sheet, expands on the Moving Checklist with explanations, suggestions and tips of all kinds.

The Welcome Home Moving In Package is a list of helpful resources for home and acreage buyers in the Spruce Grove / Stony Plain / Parkland County area.  Here you will find the names of mortgage specialists, home inspectors and lawyers I frequently recommend to my clients, as well as a list of insurance companies in Spruce Grove and Stony Plain, plus all the information you need to get connected to utilities and services such as water, sewer, garbage collection and recycling, power, natural gas, telephone, television and internet.  (Look for even more community information in my Community Connections Business Directory.)

If you have any comments or questions about these guides, or if you have suggestions for other guides, I’d love to hear from you.  Contact me here, phone me at 780-910-9669, or email me at barry@barryt.ca.

My clients in Spruce Grove, Stony Plain, Parkland County and the Edmonton area ask lots of questions, and I’m happy to answer them!  Here are some of the most common questions they have about the process of listing and selling their home.

Why should I list with a Realtor®?

Only REALTORS® can place your listing on the MLS® or Multiple Listing Service®, the cooperative listing system operated by local real estate boards.  The MLS® is literally the “store front” where the vast majority of serious buyers come to look for housing.

Once listed, information about your property is accessible to all other REALTORS®, who all have the opportunity to sell your property.  This means much more exposure for your property and many people working on your behalf.  This all happens at no charge to you until your property sells.

What is a listing agreement?

The process of selling a home through a REALTOR® starts with the Listing Contract.  This is a binding agreement between you and the brokerage company the REALTOR® represents.  Information found in a standard Listing Contract includes the following, as well as various other terms, conditions, definitions and explanations:

• identification of the persons entering into the agreement, along with contact information
• details about the property, such as list price, detailed address, unattached goods (chattels) included with the property
• start and end dates of the agreement
• services offered by the REALTOR® and his/her brokerage, along with their obligations to you the seller, and your duties as seller
• remuneration in the form of a commission (a percentage of the selling price) available to listing and selling REALTORS®

It is important that the agreement accurately reflects your property details and clearly spells out the rights and obligations of all parties.  Both you and the listing REALTOR® sign the agreement, and each receives a copy.

How much should I ask for my house?

This is a major issue for anyone selling a property.  If your price is too high, your home won’t sell, and if it’s too low, you lose money on your investment.

You probably have an idea of how much your home is worth, but it’s important to get input from an impartial professional.  REALTORS® can use their research and experience to provide a market assessment of what similar properties in your area have sold for, as well as a history of the local market.   This should allow you to reach your goal of getting the best price you can for your home.

What do I need to do to prepare my house for showings?

People want to buy clean, well-cared-for, up-to-date homes.  When prospective buyers view your home, they picture themselves living there, and they are greatly influenced by the senses of sight and smell.  The best advice is to make all minor repairs, thoroughly clean and de-clutter your home from top to bottom, light it well, and remove as much evidence of your presence as you possibly can, including keeping all pets out of the way.  Your goal is to make your home feel as spacious, attractive and welcoming as possible.

What happens when I receive an offer?

Once a buyer is found, you’ll receive an offer in the form of a Purchase Contract which will detail how much money is being offered, what conditions are attached by the buyer (details of financing the purchase, request for property inspection, sale of the buyer’s home, etc.), when the buyer would like to take possession, and when the offer expires.  As an act of good faith, the buyer will usually make a deposit with the offer.

You don’t have to accept the offer as written.  Most people think an offer is about the price.  It really is more than that:  a combination of the purchase price, conditions (financing, inspection, sale of the buyer’s home, etc.), chattels (unattached goods, such as appliances and window coverings, for example), possession date, and in some cases, the deposit.  This combination of things has value to both the buyer and the seller, and as the seller, you basically have three choices:  accept the offer as is, reject the offer, or make a counter offer.  Counter offers represent one more step along the way to negotiating the final terms and conditions of the sale.

Do I need a lawyer to complete my transaction?

Yes, when working with REALTORS®, you must use a lawyer to complete the selling of your home.  Your lending institution may also require the use of a lawyer for any kind of property sale with or without the assistance of a REALTOR®.

When do I sign the papers with the lawyer?

Be prepared to meet with your lawyer about one week before the agreed-upon possession date to sign the important documents that will allow the transfer of funds for the sale of your property.

Who sends the paperwork to the lawyers and when does it go to the lawyer?

The real estate office that listed the property (that is, the seller’s REALTOR®) will send all the paperwork to both the seller’s lawyer and the buyer’s lawyer, and this will usually be done after all conditions have been removed.

What do I need to bring with me to the lawyer?

Each person listed on documents associated with the purchase (such as the Listing Contract, Purchase Contract, mortgage documents, etc.) should bring two pieces of identification (one with photo), such as a driver’s license or passport, major credit card, social insurance card or health card.

If you don’t see your question here, it might be answered in the Sellers Guide section of my website.  Or, feel free to contact me  here any time  or by email at barry@barryt.ca or by phone 780-910-9669.

Most of us wonder from time to time what our home in Spruce Grove, Stony Plain, Parkland County or the Edmonton area is worth in today’s real estate market, and we may also wonder what prices are like elsewhere in Canada.

From the Canadian Real Estate Association:

“Each month, The Canadian Real Estate Association compiles the statistics of existing homes and properties sold through the Multiple Listing Service®. This provides an overview of the existing housing market in Canada, and tracks market trends for prices and properties sold.”

Here are CREA’s latest home price comparisons: 

Can we draw any conclusions from this data?

We probably knew already that the highest home prices are to be found in BC, but we can see a few other things:

• In October 2010, only 4 provinces/territories had prices above the national average:  BC, NWT, Ontario and Alberta, in that order.
• The average selling price in October 2010 for a home in BC was roughly 3 ½ times that of a home in the area having the lowest average price in Canada, PEI.
• Average prices were higher in October 2010 than the previous year in every area of Canada except Alberta, PEI and NWT.

The interactive map on this page of the CREA website also allows us to compare average selling prices for a few of the major cities in Canada.  For Edmonton and Calgary this is what we find:

Now why, we might ask, did Edmonton prices drop close to 10% during the one-year period between October 2009 and October 2010 while Calgary’s increased more than 1.5%?  The data provided by the Canadian Real Estate Association provide only the bare facts.  Chances are, we’d discover many complex reasons for this disparity:  things like types of property sold (single family homes vs. multi-family dwellings, condos, etc.), the number of homes on the market, along with features of the properties, such as age, size, condition, location, amenities, and many more.  Average home selling prices also don’t tell us about historical price gaps between Calgary and Edmonton, with Calgary prices usually being $50,000 to $60,000 higher than Edmonton.  In the end, determining a home’s value is a complicated business!

Interested in a free home evaluation?  Give me a call today at 780-910-9669 or email me at barry@barryt.ca.

My clients in Spruce Grove, Stony Plain, Parkland County and the Edmonton area have lots of questions, and I’m happy to answer them!  This article is Part 5 of a series that addresses the most common questions I get from buyers.

Lawyers

Do I have to use a lawyer to complete my transaction?

Yes, you will require the services of a lawyer to complete your transaction.

When do I sign the papers with the lawyer?

Be prepared to meet with your lawyer about one week before the agreed-upon possession date to sign the important documents that will allow the transfer of funds for the sale of your property and allow you to take possession.

Who sends the paperwork to the lawyers and when does it go to the lawyer?

The real estate office that listed the property will send all the paperwork to both the seller’s lawyer and the buyer’s lawyer, and this will be done after all conditions have been removed.

What do I need to bring with me to the lawyer?

The lawyer will usually require of you:

• 2 pieces of identification (one with photo) for each person listed on the mortgage documents:  driver’s license or passport, major credit card, social insurance card, etc.
• a void cheque:  to arrange with your lending institution for automatic withdrawals of mortgage payments
• a certified cheque or bank draft with the cash to close.  “Cash to close” is the rest of your down payment, lawyer’s fees and disbursements, title insurance and any property tax adjustments
• proof of insurance on your new home

Utilities, Insurance, Property Taxes

When should I get the utilities set up for my new house?

As soon as your offer becomes unconditional, call the city or town for water, sewage and garbage services, as well as each utility company for electricity, natural gas, telephone, cable TV and Internet service.  For specific companies and contact information in Spruce Grove, Stony Plain and Parkland County, check out the Community Connections business directory on my website at  under Utilities and Services, or see my Moving In Package.

What do I need to do with insurance?

Arrange for home and property insurance as soon as your offer becomes unconditional.  Before you can take possession of the property, your lawyer will require proof of insurance prior to your lending institution releasing your mortgage.  Ask your insurance company to fax your insurance information to your lawyer.

How are my property taxes paid?

This is an important conversation to have with both your mortgage broker and your lawyer.  There are several ways property taxes can be paid.  Most people make one payment in full once per year at the end of June, meaning you pay 6 months in arrears and 6 months in advance.  Depending on when you take possession, you may owe tax already due, or you may get a credit.  It is also possible to make monthly or other installment payments in most Alberta cities and towns, provided the appropriate paperwork has been filled in.

 Possession Day

 Can I get back into the house before the possession date for things like taking measurements, photos, etc.?

Technically, no.  There is no provision in the contract for you to re-enter the property until you take possession.  If you must re-enter, you can have your REALTOR® write this into your contract as a term of the offer.  My recommendation is that you take measurements, etc. before removing all conditions.  The closer to the possession date, the more chaotic your new home will look as the sellers pack to get out in time.

What time will possession happen?

According to the standard purchase contract, possession is to occur at noon but, given the complexity involved in the transfer of funds, this rarely happens.  I tell my clients not to expect to take possession before 2 PM.  You should keep in close contact with your lawyer’s office the day before possession to ensure everything will be completed on time.

What happens if something is broken when I take possession?

Section 4.2 of the Purchase Contract states:  “When the buyer obtains possession, the property will be in substantially the same condition as it was in when the Contract was accepted.”  If there is a problem, the first step is for the REALTORS® to work with their clients to find a mutually beneficial solution to resolve the issue.  If this is not possible, the problem escalates to the lawyers who will attempt the same thing.  If this doesn’t work, the buyer has the legal right to sue the seller.  Most times, the seller is reasonable and prepared to take responsibility for any problems found on the day of possession.  It should be expected that, if a seller has listed his property with a REALTOR®, the REALTOR® has educated his or her client about the responsibilities of a seller.  As a part of the services I provide to my clients, I give my sellers a checklist of items to have completed by possession day (“Moving Out Checklist“).

Does the house have to be clean when I take possession?

No.  There is no provision in the contract to force the sellers to ensure the house is cleaned before you move in.  You can expect that, on possession day, the house will be in much the same condition as when you viewed the property.  Everyone has a different definition of clean so you may want to spend the first day cleaning rather than unpacking!

If you don’t see your question here, it might be answered in the Buyers Guide section of my website.  Or, feel free to contact me any time by email at barry@barryt.ca or by phone 780-910-9669.

My clients in Spruce Grove, Stony Plain, Parkland County and the Edmonton area have lots of questions, and I’m happy to answer them!  This article is Part 4 of a series that addresses the most common questions I get from buyers. 

Do I have to get a home inspection?

While not required by law, a home inspection is something I recommend.  A home inspector can perform an objective visual assessment of the property to identify future maintenance issues with key components of your property such as electrical, plumbing, heating and even potential water problems.  This is also a great way for buyers to learn what types of maintenance costs they can expect over the short term.

What is the cost of a home inspection?

Budget about $400 to $500 for the inspection of a standard property such as a townhouse, half-duplex or single family home.  Expect additional costs if the property has more than one dwelling (e.g. a single family home with a basement suite).

How do I arrange a home inspection?

You may find your own home inspector, or ask your REALTOR® for a list of reputable inspectors.

Can I be at the house while the home inspection is going on?

Absolutely!  I recommend that my clients be present for at least the last hour of the home inspection.  This gives you the opportunity to review the results of the inspection with the inspector and ask any questions.  Most home inspections take 2 to 3 hours to complete, and are usually scheduled for the morning or early afternoon.

When do I pay for the home inspection?

Payment is due immediately after the inspection.  Most home inspectors accept cash, cheque or credit card.

For more information on this topic within my website:

• Read my blog article “Should I Get a Home Inspected Before Purchasing It?” posted June,  2010.
• In my Sellers Guide:  How to Pass Your Home Inspection.

If you don’t see your question here, it might be answered in the Buyers Guide section of my website.  Or, feel free to contact me any time by email at barry@barryt.ca or by phone 780-910-9669.

My clients in Spruce Grove, Stony Plain, Parkland County and the Edmonton area have lots of questions, and I’m happy to answer them!  This article is Part 3 of a series that addresses the most common questions I get from buyers.

How much do I offer?

This really depends.  Five factors to be considered include:

• what the current asking price of the property is and how well it is priced
• if there are other offers competing with your offer to purchase the property
• how important the property is to you
• whether the market is a buyer’s market or a seller’s market
• how long the property has been on the market

This is where the expertise and honesty of your REALTOR® comes in.  You must trust your REALTOR® and feel confident that he or she is providing reliable information.  As part of the services I provide to my clients, we assess the asking price based on comparable sold properties for the area.

Although every REALTOR® will have his or her own negotiating style, there are a few general concepts you should understand:

• An offer is a combination of these things: Price; Conditions (financing, inspection, etc.); Chattels (unattached goods); Possession date. This combination has value to both the buyer and the seller.
• There is no magical percentage for offers. For instance, not every offer should be 5 to 10% below the asking price. Some may be less and some may be more; it depends on how reasonable the asking price is.
• Not every seller HAS to sell his home. Some sellers will be more motivated than others. There are sellers who list their property just to see how much they can get for it, and they may not be willing to negotiate much lower than their asking price. There are other sellers who have to sell, and these may be more willing to negotiate the price.
• Be prepared to walk away. It is important to decide ahead of time the highest price you are willing to pay for the property, and then be prepared to say no to anything higher.
• Competing offers require a much different strategy. You will need the advice and experience of your REALTOR® to know how to handle this type of situation.

If my offer is too low, can my offer insult a seller?

In my opinion, yes, it can.  If your offer is too low, a seller may decide that he or she will not even counter your offer.  I do not recommend a low offer if you really want the property.  You do not want to push a seller’s insult button, because then you risk attaching emotion to the transaction.  If you insult a seller, you risk that person refusing to sell you the home at any price.  If you decide to drastically change your offer, the seller could interpret this as desperation and you could end up paying more for the property than if your offer had been more reasonable the first time.

What if I don’t find anything I like in my price range?  Should I look at houses over my price range in case there is a reduction in the price?

Normally, I suggest that it is reasonable to look at homes that are $5000 to $10,000 over your price range, but not more than this.  You will be very disappointed if you find a house that is more than you can afford, and the sellers will not budge on price!  For example, if you are approved up to $350,000, and you are looking at houses in the $365,000 price range, it could be that the houses at $365,000 have already had $30,000 in price reductions.  It could then be difficult to negotiate the price down to $350,000.  My suggestion to my clients is that we assess these properties on a case by case basis.

If I find a house I like, how do I make an offer?

This is where the expertise and experience of a REALTOR® is required.  You can expect to spend approximately one hour getting the paperwork together and signing the “Offer to Purchase”.  Once your offer is made, your REALTOR® will normally present your offer to the seller and the seller’s REALTOR®.  Negotiation typically begins here.  It is important that you are available by telephone or in person in the event a counter offer is made from your offer.  Once the offer is accepted by the seller, any changes to the contract must be initialed by all parties.  All offers must be accepted IN WRITING to be legally binding.

What happens after my offer has been accepted?

Assuming you have placed conditions on your offer, you will have timelines to fulfill these conditions before the property is sold.  The type of condition will determine what is required.  Remember:  conditions must be removed in writing prior to the expiry of the timelines, or you risk losing the property.  Here are some general conditions:

• Financing condition: Your mortgage broker or bank will need to have the information for your purchase immediately! As a service to my clients, I can fax a copy of the offer, along with a copy of the MLS® listing, to your mortgage broker or bank on your behalf.
• Home Inspection: A property inspection will need to be booked if a certified home inspector is going to be used. The buyer’s REALTOR® will attend the home inspection.

What are conditions in an offer?

Conditions allow for a set amount of time for the buyer to get things in order.  Conditions also ensure that the buyer’s deposit is protected.  If you cannot fulfill your conditions (for example, your bank will not provide you with financing), then your deposit will be returned to you.

What are some of the standard conditions?

• Financing Condition: This gives time for the buyer’s mortgage broker to confirm that the lender will provide funds for the purchase.
• Property Inspection Condition: This gives time for the buyers to have an inspector review the property.
• Condo Document Review Condition: This ensures the buyers receive the condo documents from the seller and gives time for the buyers to read through these documents and seek specialized advice if needed.
• Sale of a Buyer’s Home Condition: This allows the buyers time to sell their current property.

How much time do I get to deal with conditions and finalize the offer to purchase?

Typically, you will have 5 to 7 business days to get your finances in order (so make sure you are pre-approved with a lender BEFORE you write an offer!), have a property inspection completed, or review condo documents.

Is there more paperwork after I make the offer?

Usually there is.  If you placed conditions on your offer, you will have to remove those conditions once you have fulfilled them by signing a “Condition Removal” form.  If you have a variety of condition dates, then you may have to sign several condition removals.  Amendments to the contract may be needed as well, such as a change to the possession date agreed upon by the seller and the buyer.

If you don’t see your question here, it might be answered in the Buyers Guide section of my website.  Or, feel free to contact me any time by email at barry@barryt.ca or by phone 780-910-9669.

My clients in Spruce Grove, Stony Plain, Parkland County and the Edmonton area have lots of questions, and I’m happy to answer them!  This article is Part 2 of a series that addresses the most common questions I get from buyers. 

How much of a deposit do I have to give when I make an offer?

This depends on the type of property you are purchasing and how you are purchasing it.  For instance, if you are purchasing a property between $200,000 and $300,000, I recommend a deposit of $3000 to $5000.  The larger the purchase price of the property, the more the deposit should be.  For purchases over $400,000, I would recommend a minimum deposit of $5000.  The deposit may also be an item that the seller wants to negotiate.  The seller may expect a larger deposit to ensure your commitment to the purchase.

When is the deposit payable?

The deposit is submitted with any offer and payable immediately after your offer is accepted by both parties.  The deposit is given to the real estate company that has listed the property and is placed in a trust account until you take possession.  The deposit forms part of your total down payment.

Can I lose my deposit?

Generally speaking, the only time you can lose your deposit is if you remove conditions on your offer and do not take possession of the property as agreed in your contract.  BUT:  you should discuss this with your REALTOR®.  If you cannot fulfill the conditions in the contract (for example, you are not approved for financing), your deposit will be returned to you, provided your financial institution will supply upon request a letter to the sellers and their REALTOR®, stating you are not approved for financing.

When is my down payment due?

Your total down payment (usually by certified cheque or bank draft) is not due until you see the lawyer to sign all of the paperwork.  This typically happens a week or two before possession day.  The only money that is payable when you write the offer is the deposit.  This deposit becomes part of the total down payment.  Your lawyer will advise you of the total amount to bring with you when you sign the papers; this amount usually includes lawyer fees and disbursements.

How much money will I need for other costs besides my down payment if I purchase a property?

At minimum, I recommend that you budget $3000 to $5000 for basic items such as:

• lawyer fees and disbursements which will cost between $1000 to $1500. (Disbursements are recoverable expenses the lawyer pays on your behalf.)
• property tax adjustments (cost will be a proportion of the annual taxes, depending on when in the year you take possession)
• home inspection (about $400-$500)
• title insurance (about $250), if required.

There could be other costs associated with your purchase depending on your situation.  The costs listed above are general expenses that most buyers will incur.

If you don’t see your question here, it might be answered in the Buyers Guide section of my website.  Or, feel free to contact me any time by email at barry@barryt.ca or by phone 780-910-9669.

My clients in Spruce Grove, Stony Plain, Parkland County and the Edmonton area have lots of questions, and I’m happy to answer them!  This article is Part 1 of a series that addresses the most common questions I get from home buyers.

How do REALTORS® get paid?

REALTORS® work on commission, a percentage of the selling price of a property.  This commission is specified in the Listing Contract signed by the seller and the REALTOR® who lists the property.  When a property is sold, the REALTOR® who listed the property for the seller shares the commission with the REALTOR® who sells the property to the buyer.  The buyer is usually not required to pay a commission directly (unless the buyer is under contract; ask your REALTOR® if you are not sure).

When should I start actually looking at homes with a REALTOR®?

As soon as you are pre-approved by your bank or a mortgage broker, you can begin looking at homes.  I would not recommend looking at homes prior to getting pre-approved because you may find something you fall in love with and then find out you do not qualify to purchase it! 

Do I have to call the REALTOR® who has the house listed to view the house?

No.  In Alberta, any REALTOR® can show you any house that is listed on MLS®.  If you have chosen to work with a REALTOR®, your REALTOR® would prefer to show you the property rather than you calling the REALTOR® who listed the home.  Remember, REALTORS® are paid based on a commission so if you are working with multiple REALTORS®, the only REALTOR® who may get paid is the one who writes the offer with you.  If you are looking for a REALTOR®’s full attention, you need to show you can be loyal. 

How do I choose a REALTOR® to work with?

Choosing a REALTOR® can be a difficult task.  REALTORs®, like people in any profession, are not all created equal!  Here are a few tips for picking a REALTOR®:

• Think about what you are looking for in a REALTOR®. Personality is a large part of this profession so think about what type of personality you are compatible with.
• Ask friends or family if they can recommend a REALTOR® to you. If not, start searching on the Internet or in the newspaper.
• Look through websites and see if there are testimonials posted. Do the testimonials give you an indication of the type of personality the REALTOR® has, and is this a fit for you?
• Interview more than one REALTOR® to get a feel for what different people have to offer.
• Find out if the REALTOR® is part-time or full-time and how often you will be able to get in touch with him or her.
• Find out what types of technology the REALTOR® uses: Internet, email, text messaging, social media, etc.
• Send an email to the REALTOR® and see how long it takes for that person to respond. This could be an indication of how attentive the REALTOR® will be to you.
• Ask how many clients the REALTOR® works with at one time. More can be less in this business. Do you feel the REALTOR® will have enough time for you?
• You want a REALTOR® who is client focused. That is, YOU need to be more important than the commission the REALTOR® will earn. The REALTOR® will earn his or her commission after all your needs have been met.

If you don’t see your question here, it might be answered in the Buyers Guide section of my website.  Or, feel free to contact me any time by email at barry@barryt.ca or by phone 780-910-9669.