Avoid Surprises with This Complete Buyer’s Guide

Saving for a down payment is just one part of buying a home in Calgary—but many buyers forget to budget for the hidden costs that can add thousands to their final bill. These expenses can catch even experienced buyers off guard. Here’s what you need to plan for so you can buy with confidence.

⚖️ Closing Costs

Expect to pay 1–3% of your home’s purchase price in closing costs, which can include:

✔️ Legal fees

✔️ Title insurance

✔️ Land title registration

✔️ Adjustments for prepaid property taxes or condo fees

🔍 Home Inspections & Appraisals

Even if your lender requires an appraisal, you should still budget for a home inspection—both are essential for protecting your investment.

🚚 Moving Expenses

Don’t forget to factor in the cost of:

✔️ Moving trucks or professional movers

✔️ Packing supplies

✔️ Potential storage fees if there’s a gap between moving dates

🛠️ Immediate Repairs & Upgrades

Even homes listed as “move-in ready” can require:

✔️ Fresh paint

✔️ Small repairs

✔️ Appliance replacements

✔️ Safety updates like locks or smoke detectors

🔌 Utility Hookups & Deposits

When you move in, many utility providers require deposits for services like:

✔️ Electricity & gas

✔️ Water

✔️ Internet & cable

📈 Other Costs to Watch

✔️ Condo document review fees if you’re buying a condo

✔️ Insurance premiums

✔️ Optional home warranties

🏡 Why Budgeting for Hidden Costs Matters

Planning for these expenses helps you:

✅ Avoid financial surprises

✅ Feel confident in your home purchase

✅ Protect your investment long-term

📩 Want My Hidden Costs Checklist?

DM me “COSTS” and I’ll send you my Home Buyer’s Hidden Costs Checklist so you’re fully prepared for your next move.

Related reading:

• The Hidden Costs of Buying a Home in Calgary

• What’s a Real Property Report? Why It Matters When Buying in Alberta

A Calgary Buyer & Seller’s Guide to Smart, Stress-Free Moves

Everyone wants to buy low and sell high—but in real estate, trying to perfectly time the market can feel like chasing a unicorn. The good news? You don’t need perfect timing to have a successful, confident transaction. Here’s how to approach timing the Calgary market without losing sleep.

✅ 1. Know Your Why

Are you upsizing, downsizing, relocating, or investing? Your personal goals and timeline matter more than market cycles. Trying to wait for the absolute “bottom” or “top” can keep you stuck—and sometimes cost you opportunities.

📊 2. Watch Key Market Indicators

While you can’t predict the future, you can stay informed.

• Inventory levels (supply vs demand)

• Days on market (how quickly homes sell)

• Average sale-to-list price ratios

• Local economic news impacting housing

These can give you a sense of whether the market favors buyers or sellers.

🗓️ 3. Stay Flexible

A rigid move date can force you into a rushed decision or missing the right opportunity. Setting a range—like “summer 2025” instead of a specific week—lets you adapt if the perfect home or buyer appears.

🤝 4. Have a Solid Plan

If you’re buying and selling, coordinating these moves is key. A clear strategy with your REALTOR® helps reduce risk, avoid double moves, and lower financial stress.

⚖️ 5. Remember: The Best Time Is When It’s Right for You

The market will always move up and down. Focus on what works for your life, budget, and goals—and make decisions with expert guidance.

📩 Want My Free Market Timing Guide?

DM me “TIMING” and I’ll send you my Market Timing Guide, packed with strategies for Calgary buyers & sellers who want to move smart—no crystal ball required.

Related reading:

• Pricing Strategy 101 for Calgary Sellers

• The Hidden Costs of Buying a Home in Calgary

If you're buying a house or duplex in Alberta, especially in Calgary or surrounding areas, you'll likely hear the term Real Property Report—also known as an RPR.

But what is it exactly, and why is it so important?

🧾 What Is a Real Property Report (RPR)?

An RPR is a legal document prepared by a certified land surveyor. It shows the exact location of permanent structures on the property—like the house, garage, deck, fence, or shed—in relation to property lines.

It also includes any easements, rights-of-way, and additions made since the last survey.

✅ Why It Matters for Buyers in Alberta

A current RPR with municipal compliance is critical. It confirms that:

• Structures don’t encroach on your neighbour’s property or city land

• Additions (like decks or sheds) follow city bylaws

• There are no hidden liabilities attached to the property

Without one, you could face:

• Costly legal disputes

• Forced removal of non-compliant structures

• Delays in resale or refinancing

🏠 Do You Always Need an RPR?

For detached homes and duplexes in Alberta: Yes.

For condos or townhomes under condo plans: Usually not required.

Pro tip: Ask if the seller has an updated RPR with compliance at the time of offer. If not, negotiate who provides it—or consider title insurance as a backup (but not a perfect replacement).

📋 What to Look for on an RPR

• A visible compliance stamp from the municipality

• Survey date (older reports may not reflect recent additions)

• Properly marked lot lines and setback compliance

• No encroachments onto city land or easements

Final Thoughts

An RPR might seem like a technicality, but it’s one of the most important due diligence steps in buying a home in Alberta.

Still have questions or want a free checklist of what to look for?

📩 DM me “RPR” and I’ll send you the exact guide I use with my Calgary buyers.

Thinking About Moving to Calgary? Avoid These 5 Mistakes First

Relocating to a new city is exciting—but when it comes to moving to Calgary, Alberta, a few missteps can lead to major stress. As a Calgary-based REALTOR® with over 15 years of experience, I’ve seen these five common mistakes over and over. Let’s make sure you don’t fall into the same traps.

1. Underestimating Calgary Winters

Sure, the sunshine is nice—but winter here isn’t just a season, it’s a lifestyle. Snowstorms in October? Totally possible. You’ll want proper winter tires, a reliable furnace, and a wardrobe upgrade.

2. Choosing the Wrong Neighbourhood

Each area in Calgary has its own energy. Are you craving city life or quieter suburban vibes? Acreage space or walkability? Working with a local expert can help match your lifestyle to the right community.

3. Misjudging the Cost of Living

While Alberta offers perks like no PST, other expenses can catch newcomers off guard. Car insurance, heating bills, groceries—all of it adds up. It’s important to plan with real numbers.

4. Buying Before You Visit

Buying sight unseen is risky. If you can, take a trip here first—check out communities, drive the commute, and get a feel for daily life. A short visit could save you long-term regret.

5. Assuming You Have Time

The Calgary real estate market can move fast. That perfect listing? It might be gone tomorrow. Be pre-approved, be ready, and work with a REALTOR® who knows how to act quickly when opportunity knocks.

Ready to Relocate Smoothly?

If Calgary’s calling your name, I’d love to help make your move as seamless as possible. Book a free relocation consultation, and let’s talk about your goals, timeline, and the right neighbourhood fit for you.

✅ Contact me here

✅ Watch more relocation videos on YouTube

Figuring out how much house you can afford can be challenging, but it is one of the most important steps when planning to buy a home. Understanding your budget ensures you do not become "house poor"—a term used for individuals who buy a home beyond their financial reach and struggle to cover other living expenses. This guide will help you make informed decisions and balance buying a home with maintaining a healthy budget.

Understand Your Financial Picture

Before you start browsing listings, getting clear on your financial situation is crucial. Here’s how you can begin:

1. Calculate Your Income
   Add up all sources of income, including salary, bonuses, rental income, and any other earnings. This gives you an idea of what you have to work with every month.

2. Review Your Expenses
   Look at all your regular expenses, such as groceries, transportation, entertainment, and savings contributions. Understanding these will help you identify how much you can spare for a mortgage payment.

3. Check Your Credit Score
   Your credit score impacts the mortgage rate you can secure. A higher score can lead to a lower interest rate, saving you thousands over the loan's life.

The Importance of the Down Payment

A down payment is the lump sum you pay upfront when buying a home. It affects your loan amount and whether you'll need mortgage insurance. Here's what to know:

• Homes Up to $500,000:
  A 5% down payment is required. This means saving $25,000 for a $500,000 home.

• Homes $500,000 to $999,999:
  You need 5% of the first $500,000 and 10% of any amount over that. For instance, a $750,000 home requires $25,000 on the first $500,000 and $25,000 on the remaining $250,000, totaling a $50,000 down payment.

• Homes $1 Million or More:
  A 20% down payment is standard. This equals $200,000 for a $1,000,000 home.

First-time buyers might not have a large down payment. However, they should remember that putting down less than 20% requires mortgage loan insurance.

Budgeting Beyond the Purchase Price

Buying a home involves more than just paying the sale price. Budget for extra costs:

1. Closing Costs:
   These include lawyer fees, land transfer taxes, and other administrative charges, typically ranging from 1.5% to 4% of the purchase price.

2. Moving and Setup Expenses:
   Consider costs like hiring movers, utility setup fees, and initial purchases such as furniture or appliances.

3. Emergency Fund:
   Set aside funds for unexpected repairs or costs that may arise after moving in.

Choose the Right Mortgage

Securing the best possible mortgage is vital. Here's how:

1. Shop Around:
   Compare rates from different lenders to find the best deal. Even a small difference in interest rates can greatly affect the total amount you pay over time.

2. Consider Different Types:
   Look into fixed-rate and variable-rate options. Understand how each works and their pros and cons based on your financial outlook.

3. Get Pre-Approved:
   A pre-approval gives you a better idea of what a lender might offer and shows sellers you're serious, making your bid more attractive.

Assess What You Can Comfortably Afford

When deciding what you can afford, think about your daily life, not just the mortgage payment.

1. Use the 28/36 Rule:
   Experts suggest that your housing costs should not exceed 28% of your gross monthly income. Additionally, your total debt payments should not surpass 36% of your income.

2. Prioritize Needs Over Wants:
   Understand the difference between essential features (like number of bedrooms) and nice-to-haves (like a pool). Focus on what adds real value to your family life.

Location Matters

Knowing where you want to buy is as important as what you want to buy.

1. Neighbourhood Insights:
   Research the best neighbourhoods for safety, schools, and convenience. Location can impact property value and growth potential.

2. Property Types:
   Decide what suits you best—a single-family home, condo, or townhouse. Each has unique costs tied to its property type, like HOA fees for condos.

Utilize Professional Guidance

Working with a real estate expert can significantly ease the home-buying process. Here’s what they offer:

1. Buyers Agent Expertise:
   They provide access to listings, honest advice, and negotiation experience ensuring stress-free transactions.

2. Financing Connections:
   Agents often know mortgage brokers who can offer guidance suited to your needs.

3. Market Knowledge:
   Agents familiar with your area can offer insights that save you money and help you find a home that fits well with your life goals.

Take Advantage of First-Time Buyer Programs

For starters, there are government programs that aim to make this journey easier.

1. First Home Savings Account (FHSA):
   This account lets you save specifically for a down payment, with some tax advantages that can make it faster to reach your goal.

2. Tax Rebates:
   Look into available tax rebates for first-time buyers that can add extra savings when buying your home.

Conclusion

Knowing how much home you can afford involves thoughtful planning and budgeting. By following these steps, you can find a home that meets your needs and remains within your financial reach. With the right information and support, the path to homeownership can be a rewarding journey. Always remember, being prepared and informed is the best way to enjoy your new home with peace of mind.

What You Need to Know

There’s a lot to consider when buying a home from a builder. The process is exciting, especially with the prospect of living in a brand-new home, but it’s also different from buying a resale property. Here’s an overview of the key factors, along with why it’s essential to work with a knowledgeable real estate agent throughout the process.

Spec Home vs. Custom-Built Home

When buying from a builder, you typically have two main options: a spec home or a custom-built home.

• Spec Homes are usually near completion and can have quick possession timelines, typically within 0 to 6 months. However, customization options are limited because materials and finishes are often already selected by the builder.

• Custom-Built Homes allow more choices, as you can select the floor plan, finishes, and even the lot. This process, though, usually takes longer—anywhere from 8 to 18 months.

Each option has its benefits, but it’s essential to be clear about your timeline, flexibility, and customization needs. Working with an agent can help you decide which type of home best meets your priorities.

The Importance of a Real Estate Agent

Having a real estate agent by your side is crucial to ensure you’re well-protected and fully informed throughout this unique buying process. An agent brings essential market knowledge, can help with contract terms, and works in your best interest rather than the builder’s.

Before visiting any show home or sales center, it’s essential to bring your agent with you to your first appointment. This step allows your agent to register with the builder, ensuring they can fully represent you. After that, you’re free to visit the property as often as you’d like, but having your agent involved in every step will help avoid potential pitfalls.

Key Factors to Consider

1. Builder Reputation and Reviews

Researching the builder’s reputation is critical. A reliable builder with a solid track record can make a huge difference in the quality and satisfaction of your home-buying experience. Your real estate agent can provide insights into reputable builders and help steer you clear of those with poor track records.

2. Warranty and Post-Purchase Support

Most builders offer a warranty on the home, which may cover issues with structural components, workmanship, or major systems like plumbing or HVAC. Be sure to understand what’s included, and have your agent review the warranty with you. Agents can help ensure you get the post-purchase support you’re entitled to if issues arise.

3. Timeline and Flexibility

Construction timelines can vary, and delays are not uncommon. It’s essential to have a realistic understanding of the builder’s timeline and flexibility for completion. Your agent can help manage expectations and keep you informed, so you’re prepared if there are delays or if your move-in date needs adjusting.

4. Escalation Clauses

Be aware that many builder contracts contain escalation clauses. This clause allows the builder to raise the price if material or labor costs increase during construction. An experienced real estate agent will ensure you understand these terms, so there are no surprises.

5. Deposit and Trust Accounts

Builder deposits can range from 5% to 20%, depending on the builder. Ask if the deposit will be held in trust or used to fund the construction. If it’s not held in trust and the builder faces financial issues, you risk losing your deposit. Your agent will guide you on reputable builders and can help clarify these critical financial details.

6. Hidden and Additional Costs

Beyond the base price, new homes often come with additional costs, such as landscaping, appliances, or even window treatments, that may not be included. Agents can help you get a complete picture of these costs and identify upgrades that could increase your home’s value.

7. Mortgage Considerations for New Builds

Financing a new build can come with unique challenges, especially for longer timelines. Interest rates may change over the construction period, and mortgage terms could vary. Your agent can help connect you with mortgage specialists who understand new construction, ensuring your financing aligns with your plans.

8. Walkthroughs and Inspections at Key Stages

A home inspection is vital, even for new builds, to ensure everything meets quality standards. Arrange walkthroughs at key stages of construction, like framing, electrical, and the final inspection. Agents can coordinate these walkthroughs to help you spot any issues early on and keep you engaged in the process.

9. Community Development and Amenities

If you’re buying in a new community, consider the future development plans. Many new communities offer added amenities like parks, schools, and shopping centers that increase property value and improve your quality of life. Agents are familiar with local development plans and can help you choose a location with desirable amenities.

10. Resale Considerations for Builder Homes

While new builds are highly customizable, it’s wise to consider features that enhance future resale value. Upgrades like a finished basement, energy-efficient appliances, and high-quality materials can make your home more attractive down the line. Your agent can advise you on which upgrades may add long-term value and appeal to future buyers.

What If You Have a Home to Sell?

If you’re buying a new build and have a home to sell, it’s important to consider how the timing of your sale will align with your new home’s possession date. This is usually less of an issue with spec homes since possession typically happens within 0 to 4 months. However, with custom-built homes, possession can take 8 to 18 months, and the real estate market can change significantly during that time.

For example, if you’re counting on your current home’s value in today’s market to finance your new build, there’s a risk that market conditions might shift, potentially impacting your financial plans. This is where having a REALTOR® by your side is invaluable, as they can guide you in planning and timing both your sale and purchase.

Curious about how to navigate selling your home while buying a new build? Check out my upcoming blog post, "What to Do When You Have a Home to Sell While Buying a New Build," where I’ll dive into strategies for managing overlapping timelines, market risks, and financing options.

Final Thoughts: Why You Need a Real Estate Agent

Working with a real estate agent when buying a builder home can be a game-changer. Builders’ sales representatives work for the builder, not for you. An agent will help you navigate the builder’s contract, protect your interests, and keep you informed at every stage. They’ll ensure you’re aware of your rights, help with any negotiations, and address potential issues before they become significant problems.

To ensure you’re fully protected, take your agent with you to the first visit to any builder’s show home or sales center. This step is essential for registration, allowing your agent to represent you throughout the transaction. Once registered, you can visit the property as much as you like, but it’s still wise to keep your agent involved for their guidance and support.

If you're considering buying a home from a builder and want expert guidance, I’m here to help every step of the way. Contact me today to make your new home purchase a smooth and successful experience!