Calgary Local Homes

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Valuable Information

During the process of buying or selling a home, you'll unearth countless questions. We know how difficult it can be to sift through all the details in order to find answers that are relevant & meaningful to you. We have put together the following series of details that may provide you with a more clear & concise vision towards a wide range of situations related to Real Estate. Here you will find tips & tricks tailored towards you & your specific Real Estate goals.

Presenting an Offer- Do I Need a Written Contract?

A contract, when dealing in the terms of Real Property, needs to be in the form of writing in order to be enforceable. Before signing the contract & confirming the written offer to purchase, you should review & confirm that all of the details have satisfied your wants & needs. Once the contract has been signed by all parties, no changes can be made without both the buyer's & seller's consent. This is one of the many ways we will support you by protecting your best interest.

Terms & Conditions

Term- Something that has to be completed before the possession date. For example, a tree stump has to be removed. You may request a walkthrough before the possession date to confirm completion. We will also detail an amount of $ to withhold from the sale if the term is not completed for possession day. 

Condition- Provides protection to the party who included the condition. The party MUST make a reasonable attempt to complete a condition.

In most written offers to purchase, you will find at least a couple of terms or conditions subject to the offer. What these do is allow us to help protect you by creating stipulations to the contract. These stipulations set boundaries & guidelines in order to help facilitate & protect the party who included the term/condition. Some examples of terms or conditions could be:

  • Financing- Most people need to obtain financing in order to purchase a home. It ensures that if for some reason you aren't able to obtain financing for the agreed-upon amount from a lender, you aren't stuck with the obligation or penalty of the previously agreed upon offer (lose your deposit). If this for some reason happens, the condition comes into effect & the contract is void. 

  • Property Inspection- This allows for your represented home inspector to enter the location of interest & have time to thoroughly inspect & search for any latent or patent defects that could materially affect the safety, livability, or resale value of the home. Just like when you're buying a used car, it is always good to get an opinion of a licensed professional to validate your purchase. If for some reason there are concerns brought to your attention during the inspection, you can either opt-out of your previous offer or re-negotiate a new offer to purchase with the inspection in mind. 

  • Sale of Existing Home- This happens when a client is purchasing a property but is subject to the sale of their current home. The buyer should provide an allotted timeline to sell their home in the contract. If for some reason your home doesn't sell in the specified time, the contract will be void. Keep in mind this is a less used contract condition & can usually only be used in a buyers market. 

  • Completion/Closing Date- This provides the amount of time you agree upon for the contract to become complete. This is the day when the transfer is submitted for registration to the Land Title Office, transferring ownership to the buyer. This includes finalizing all conditions, terms, paperwork, job relocation, house hunting, etc. Make sure the closing date is realistic & not on a holiday or weekend, as the banks & lawyer offices need to be open. 

  • WETT Inspection- A WETT (Wood Energy Technology Transfer) Inspection includes a complete inspection of any wood-burning appliances in a home including an open fireplace or stove. These are important inspections to confirm through a certified WETT inspector, as there is the potential harm for pollutants & combustible materials to ignite. WETT inspections are generally being required prior to obtaining home insurance. Especially if the home is an older build with wood-burning appliances, a WETT inspection is a necessity.


The above conditions are a routine approach used in protecting clients during the purchasing process when presenting an offer to purchase. Remember that we will create a customized experience for you & will be available at all times during the buying/selling process.

Title Insurance- This is a unique form of insurance that protects the lender & future homeowner against multiple forms of undetected or unknown risks related to the real property or title. This type of insurance is a great alternative to obtaining an up-to-date Real Property Report with Municipal Compliance. This low premium is paid only once at the time of closing & coverage is valid during your lifetime of ownership. The hidden discrepancies it can protect you from are things like caveats, encumbrances & registered interests on the property's title. This is a good way to go if you are feeling uneasy about the information (or lack of) received from the seller. We will always do our full due diligence & search the property's title before submitting an offer to purchase. 

Inclusions and Exclusions

Chattel- Any easily transportable item that is not attached to the property.

Fixture- Any item that is attached to the property that cannot be easily removed.

This is something to consider when drafting a contract when buying or selling. Inclusions outline the chattels that you would like to be included in the transaction. For example, you really like their coffee maker. Exclusions would be movable items that you would not want to include in the sale of the property. Usually, appliances like fridges, ranges, or microwaves are an example of personal property that can be included/excluded in the sale. If nothing is included or excluded, then it is assumed that all chattels are to be removed at some point before possession. 

Do you pay GST on a Purchase?

When purchasing a used residential property, GST (Goods & Service Tax) is considered exempt from the purchase due to the sale of the used property. When purchasing a new home build or a property that has been substantially upgraded by a builder, GST is applicable. There is a chance to qualify for a small rebate depending on your situation. 

Key Considerations when Selling!

When Listing your home, it is important to realize that when a buyer first walks through the door during a showing, they are subconsciously pinpointing things that they like & don't like about your home. It is imperative that you make a great first impression! Buyers are looking for homes that are clean, organized & well taken care of. By creating an inviting atmosphere, buyers will be able to better envision themselves living in your home. When this happens, the chances of selling your home are tremendously higher. Techniques to consider to accomplish the above:

  • Curb Appeal- Ensure the exterior of the property is in tip-top shape, including mowing the lawn, snow removal, removing clutter, touching up paint & power washing any dirty areas. When a buyer drives by your house, provide them with the urge to see the interior. 

  • Organization- Removing cluttered areas like the garage, closets, rooms, etc. will help buyers embrace your home & will present it in an appealing way. By organizing your house, a buyer will be able to truly see what your house has to offer & highlight how different spaces can be utilized. This is why a handful of sellers will hire home stagers, so that they can transform their home into a space that is attractive for buyers.

  • Cleanliness- During the process of selling, you may have multiple showings throughout a week. This is why it is important to do a full clean & stay on top of it while your house is on the market. It will obviously make it more appealing to potential buyers, but also make it easier for you when a showing is scheduled.

  • Maintenance- Prior to listing, it would be important to address any minor issues that may be detrimental to the sale of your home. Things like a leaky faucet or a burnt-out light bulb are examples of minor repairs that could give the buyer the idea that the home needs work or was not well taken care of. Little things like this will go a long way.

We understand that everyone is different! Every home is different! Everyone has different goals!

This is why we love to create a customized personable experience that you will enjoy & love when purchasing your desired retreat or when selling your current one.

We are excited & happy to assist you during your real estate adventure. We look forward to working with you & building an infinite amount of relationships! 


Data is supplied by Pillar 9™ MLS® System. Pillar 9™ is the owner of the copyright in its MLS®System. Data is deemed reliable but is not guaranteed accurate by Pillar 9™.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.