Edmonton Houses & Homes

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Learn what our Edmonton Remax Realtors can do for you!

Buying or selling a home is likely the largest and most important transaction you will ever make. That is why so many people trust RE/MAX: the most widely recognized real estate brand in the world. For more than 20 years, RE/MAX has been the leading real estate organization in Canada. By providing the best training, administrative and marketing support, brokers and agents are free to focus on what they do best: sell real estate.



Unrivalled Expertise


Our experienced and knowledgeable agents are the reason RE/MAX is consistently ranked number one in several markets across Canada. We provide our agents with exclusive tools and training to ensure they have the skills they need to effectively guide you through the real estate process. In fact, Canadian RE/MAX agents averaged twice as many transactions as their competitors. (based on 2015 closed transactions source: CREA, RE/MAX) and have more specialized designations than any others, making them the most productive agents in Canada.


Tech Savvy


RE/MAX Realtors have always been the leaders in the real estate industry, adopting the latest technology and creating innovative marketing programs. RE/MAX was the first brand to expand its reach to the global market through a revolutionary global listing site. With listings from more than 80 countries, displayed in over 40 languages, RE/MAX agents have the opportunity to search and post listings internationally, making international transactions easier than ever.


Community Consciousness


At the heart of RE/MAX is a deep commitment to the communities we operate in. That is why we developed our exclusive Miracle Home Program, which allows RE/MAX agents to directly donate a portion of their home sales toward quality healthcare for children. RE/MAX agents also contribute millions of dollars to the Children Miracle Network through various cause-marketing programs each year.


Our Market Share

  • Nobody in the world sells more real estate than RE/MAX.
  • RE/MAX agents worldwide sell more real estate than any other brand.
  • RE/MAX is the most productive real estate network in the world.
    (With the market share claims above, always use the footnote “As measured by residential transaction sides.”)


Our Real Estate Brand Recognition


  • When asked to name a real estate brand, RE/MAX is the name people name first.
    (Source: MMR Strategy Group study of unaided awareness)
  • RE/MAX: First on the minds of buyers and sellers.
  • Buyers and sellers think of RE/MAX first.
  • RE/MAX is who home buyers and sellers think of first.
    (Source: MMR Strategy Group study of unaided awareness among buyers, and sellers)

Why Our RE/MAX Agents are Great


  • Every 30 seconds, a RE/MAX agent helps someone find their perfect place.
  • With over 7,000 offices worldwide, RE/MAX serves homebuyers and sellers closer to home.
  • RE/MAX offers support and services not available at other real estate companies.
  • RE/MAX has helped millions of families buy or sell a home.
  • Each year, RE/MAX agents help hundreds of thousands of families buy or sell a home.


RE/MAX Agents are Full-Time Realtors!


Your home is one of the biggest investments in your life. When you are ready to buy or sell, choose wisely and choose RE/MAX. Contact our Edmonton RE/MAX Realtor today.

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Military Relocation Packages

CAF Packages for our DND Postings!

Your relocation package will consist of three components Core, Custom and Personalized.

  • The Core component covers items that are considered essential for your move such as the cost to sell your existing property or dispose of your rental unit, the cost of your House Hunting Trip (HHT) etc.
  • The Custom component cover items that enhance your moves such as marketing incentives on your existing property to help it sell, bridge financing and costs associated with your extended family.
  • The last component is non-essential but attributable to your move such as a Movement Grant, Posting Allowances and others.

Below is a description of the components, some examples of what each covers, and what happens if they are not used.




Core Component


Core benefits are essential to a move. All core benefits are funded directly by the Department. A member is not required to use these benefits, however, any unused benefits cannot be exchanged or assigned any monetary value to pay for any other benefits or expenses.

Examples of items covered

  • Disposal of your rental unit. Pay for getting out of a lease
  • Pay for costs to sell your residence, all real estate commissions and legal fees etc, mortgage breaking penalties, home equity assistance
  • Costs associated with your house hunting trips such as travel and hotels
  • The cost to purchase a new house including legal fees, inspections
  • The cost to move such as moving expenses, travel etc.
  • Much more. Ask your IRP rep for more details.

Custom Component


Custom benefits enhance a move. Custom funding is based on the factors of the type of accommodation, distance travelled and family size. The custom funding formula is used by the member to pay for these custom benefits only and cannot be used for any other type of benefit.

Examples of items covered

  • Building Inspection on your existing property
  • Marketing Incentives such as decorating allowances, early closing incentives
  • The cost to have someone take care of your children on HHT
  • Dependant and Extended Family Travel
  • Bridge Financing
  • Interest on $25,000 Home Relocation Loan
  • Miscellaneous Expenses for Extended Family such as transportation, lodgings, meals and miscellaneous expenses
  • Car rental when primary vehicle shipped
  • Shipment of – Second Vehicle, Pets, Boats, Antiques, Artwork, RV’s, Trailers
  • Miscellaneous Shipping Expenses
  • Spousal Employment Search expenses

Personalized Component


Personalized benefits are non-essential expenses but are attributable to a move It is within the member’s discretion to use personalized benefits. The personalized funding formula is available for use in three ways:

  • it can pay for any personalized benefits;
  • it can pay for additional custom benefits beyond what can be covered by the custom-funding formula; and
  • remaining funds can be cashed out and paid directly to the member.

Examples of items covered

  • Movement Grant: Members receive a non-accountable grant in the amount of $650. This allowance is intended to offset various losses or expenses incurred but not specifically provided for because of the move. Members must sign a statement verifying that these expenses were incurred. Receipts are not required.
  • Posting Allowance: Members who elect not to sell their home receive an incentive equal to 80% of the pre-negotiated corporate real estate commission rate based on the appraised value of the home. It shall not exceed $12,000. Members can generate Personalized Funding as a result of savings on a house-hunting trip. These savings can occur in one of two ways:
    • Shortened HHT
    • CF Service Air

Book your House Hunting Trip With us Today!

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How to get Mortgage Pre-Approvals

Depending on who you have chosen, for your Edmonton Realtor, the brokerage may have several in-house mortgage brokers or you can make an appointment with your current financial institution with a mortgage specialist.



A mortgage pre-approval is the mortgage underwriting approval process, which consists of gathering all necessary paperwork, prior to house shopping. This paperwork will consist of the last two years of your T4's or last 3 years if you are self-employed, most recent paystub, confirmation of downpayment and closing costs, all debts including support payments, charge card debts and vehicle payments, other income, and any other relevant documentation.


Once all of the paperwork is gathered, it is sent to the underwriter who will review it, check your credit and take into consideration any other factors which will affect your debt ratios.

STEP BY STEP PROCESS IN HOME BUYING


REAL ESTATE TIP: When you have completed your pre-approval process, this does not guarantee you will be approved for your home. If anything changes or if a "surprises" arrives prior to possession of your new home, your financial institution can still pull your mortgage pre-approval.


If you are putting less than 20% down you will need to pay a CHMC Fee. This is an insurance fee for your financial institution and can be rolled into your mortgage. Rule of thumb. The higher your down payment, the lower the CHMC Fee.


If your credit is border-line, it is great to have a mortgage broker who has personally met you and is willing to vouch for you to the underwriter if needed. All mortgage lenders have, at least internally, a turn time." That is simply the time from submission to underwriter review and their decision. The turn time can be affected by a number of factors big and small. However, if you go to a big bank you can expect a more lengthy approval process and may not make your condition deadline. It is what they do. Let your agent know whether you are using a mortgage broker or someone at your financial institution.


Once the underwriter has had time to review the documents, they will typically issue one of three dispositions - approved, denied or suspended - to your application. If approved underwriting will typically assign a set of conditions you will need to clear to obtain full approval. Clarification on a late payment, a large deposit, past life transgression or simply a missed signature here or there is normal requests. If suspended, which is not completely unusual, underwriting is confused and needs clarification on something.

RECEIVE A FREE MORTGAGE PREAPPROVAL TODAY

REAL ESTATE TIP: Once you have approval from your bank, ask them to send you and your real estate agent something in writing and remove your finance condition. Congratulations, you are now a real homeowner.

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Posted to CFB Edmonton Garrison?

Welcome to Edmonton Canadian Armed Forces Base

CFB Edmonton Garrison is also known as the "Steele Barracks". It is located a few minutes north of Edmonton in Sturgeon County and there are plenty of homes to choose from on your house hunting trip from no-maintenance condominiums for a simpler lifestyle to newer houses that have recently been constructed over the last few years to quiet family-oriented properties with large lots in nearby towns. Book your Edmonton House Hunting Trip.


Edmonton Military Postings


Morinville Alberta has always been an attractive place for our DND members to purchase a detached home due to the house prices and the commute to CFB Garrison. Morinville is a growing community and over the last few years has become more popular for civilians and our ageing population which has increased real estate values. It is located less than ten minutes from St. Albert which is now the second-largest city in the Edmonton Metropolitan Region.


There are still a few nearby towns that are more affordable for our younger military members and their families offering the small rural home town ambience. These towns include Bon Accord, Gibbons and Legal. A bit further northwest of our city is another desirable place for our DND members to purchase property on house hunting trips in the city of Fort Saskatchewan which offers all municipal amenities. One of the main features of Fort Saskatchewan is one of the largest metropolitan river valley park systems in the world.


If you prefer the city life but want to stay within minutes of our military base, view our homes for sale in Northeast Edmonton or add a few more minutes to your commute and live in Northwest Edmonton. Popular military districts include Pilot Sound and the Lake District.


If you are posted to CFB Edmonton and would like a jump start on your house hunting trip, contact us and we will set you up with a customized property search that will save you time and eliminate those undesirable houses once you arrive.


Posted to CFB Garrison? Book your HHT today with an Edmonton BGRS approved Realtor

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What Happens if your Real Property Report does not Comply?

If you are selling a home and have been told that there is no compliance or you have a non-conforming property, don't panic if you have not yet accepted an offer to purchase. Your Edmonton real estate agent can walk you through how to write or amend the purchase agreement to ensure you will not be penalized. However, if you have sold your home and are just finding out, you have no compliance or non-confirmation, talk to your lawyer.


Residential AREA real estate purchase agreements contain a clause that clearly outlines the factors of the real property report.


"The current use of the Land and Buildings complies with the existing municipal land use... buildings and other improvements on the Land are not placed partly or wholly on any easement ... do not encroach on neighbouring lands ... directly on the real property report ...location of Buildings and other improvements on the land complies with all relevant municipal bylaws, regulations or relaxations ... prior to the Completion Day, or the Buildings and other improvements on the Land are non-conforming buildings as that term is defined in the Municipal Government Act (Alberta) ...current use of the Land and Buildings and the location of the Buildings and other improvements on the Land comply with any restrictive covenant..."




Drawbacks of Non-Compliance or Non-Confirmation:


Knowing in advance that there may be an issue with compliance or non-confirmation on your real property report will save time, money and stress, by dealing with the issues in advance. Depending on the nature of the deficiency. A request to the municipality for a certificate may lead to a requirement for substantial alterations, relocation or destruction of certain structures.


The buyer may choose not to go ahead with the purchase until deficiencies are resolved. Under the AREA contract, the warranties provided by the seller only relate to development issues and not building code issues; and while there is some debate among lawyers on this issue, most take the view that any building code deficiencies including the lack of building code permits are the responsibility of the buyer.


Knowing in advanced provides certainty for both buyer and seller at the time of closing regarding compliance with development issues and provides the opportunity for a buyer to have the seller remedy any deficiencies in this regard prior to or in conjunction with the closing.


It can be used to address the validity of permits that may or may not have been pulled to add, replace or alter a deck, garden shed, gazebo or greenhouse. Any concerns or questions regarding issues with your real property report, please contact your real estate lawyer. Note* The town of Morinville no longer requires compliance.

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History of Canadian Armed Forces Base, CFB Edmonton Garrison

3rd Canadian Division Support Base Edmonton AB is a great place to be posted!

The third Canadian Division Support Base, CFB Edmonton is a Canadian Forces base located in Sturgeon County north Edmonton and east of St. Alberta municipality. CFB Edmonton Garrison is also known as the Steele Barracks. The history of this Canadian Armed force Edmonton Base begins in the old Blatchford Field airfield, named after Kenny Blatchford who was a former mayor of Edmonton.


Edmonton Military Realtors


During the First World War, this airfield began operating and became vital to the development of the Canadian north, a staging point for the U.S. defence of Alaska and was heavily used by the U.S. military.


During the Second World War, the Blatchford Field was a training station under the British Commonwealth which formed a Royal Canadian Air Force Flying Training School and used the aerodrome.


Since the Blatchford Field airfield could not be expanded due to the proximity of Edmonton, the United States Government built a new air facility at Namao, a hamlet within Sturgeon County located approximately seven kilometres north of our city limits. It was the namesake of RCAF Station Namao, now CFB Edmonton, which is directly south of the hamlet.


The RCAF Station Namao was used by the United States Strategic Air Command, during the Cold War. It constructed a "Nose Dock" capable of servicing the nose and wings of heavy jet bombers and tankers on the south side of the airfield and also hosted the Edmonton Rescue Coordination Center, and served as home base for United Nations Food Aid flights, delivering much-needed aid third world countries, and was a designated an emergency Space Shuttle landing site by NASA.


When Canada's armed forces were amalgamated in 1968, the RCAF Station Namao was re-designated CFB Edmonton and was under command of the new Air Transport Command. Today, both runways are still visible, but they are no longer in use with the exception of helicopters.


Today, this Canadian Armed Forces Military base, now known as the community of Griesbach has completely transformed. The new CFB Garrison is one of the largest bases and offers several facilities and services for its members including:



  • Arena, Exercise Facility Combat Training to Yoga
  • An arena that features an outdoor and two indoor NHL standard rinks.
  • A hobby shop, home of the Edmonton Garrison Auto Club and Wood Hobby Club.
  • A community centre that offers several facilities including licensed daycare, library, and youth centre.
  • A memorial equestrian centre that includes large indoor and outdoor riding arenas, and a 42 stall barn.
  • A large fitness facility r with multi-functional recreation and offers a wide range of programs and services. This facility includes a Cardio/Weight Room, Climbing Wall, Tactical Athlete Room, 4 full-size gym courts, 3 pools, squash courts, and an indoor running track.
  • A memorial golf course stretched with championship tees totalling near 7000 yards.
  • The famous Edmonton Garrison curling club facilities where you can bring your friends to enjoy some great food and drinks on our patio during the summer or inside during the winter.
  • Three distinct messes which members and the public can book conferences, private functions, weddings, parties, events, and other activities.

View homes for sale near CFB Garrison or book your HHT with a BGRS Edmonton Realtor

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Edmonton Realtor Fiduciary Duties

Real Estate Agents in Edmonton and the province of Alberta who is in an agency capacity for buyer or seller clients have duties mandated by the legal system called fiduciary duties. The position of the REALTOR® is a fiduciary capacity, acting in the best interests of the client.


  • Obedience: Your real estate agent must obey your instructions as long as it is legal and in accordance with your brokerage agreement.
  • Loyalty: Your real estate agent must be loyal and keep your best interests ahead of those of any other party, including themselves.
  • Disclosure: In the province of Alberta, the law requires real estate agents, whether in an "agency" capacity or not, to disclose material facts to their client. Material facts are those that, if known by the buyer or seller, might have caused them to change their purchase or sale actions. In a signed agency agreement, your real estate agent must disclose more than the material facts. They must disclose all known or suspected information regarding the purchase of the property.
  • Confidentiality: A real estate agents fiduciary duty of confidentiality means that nothing learned about you can be disclosed including your business, financial, personal affairs or motivations. This confidentiality fiduciary duty must be maintained for eternity.
  • Accounting: Your real estate agent is accountable for all documents and funds in the transaction. Accurate reporting of the whereabouts of all monies pertaining to the transaction and the ultimate disposition. All documents are to be kept for at least six years.
  • Reasonable Care: The words "reasonable care" are only finally fully defined in many cases by a judge or jury when it's too late to change your actions. Most Edmonton Real Estate Agents, as a rule of thumb, go by the ethics code "What we know, you know" when acting in an agency relationship.

Whether you work with a real estate agent in Edmonton under a "customer status" or a "client status", before signing any other paperwork, in Edmonton and the surrounding areas have a regulatory requirement to present and discuss our Consumer Relationship Guide with you which includes the real estate agency relationship you have chosen to work under. A copy of this form can be found at the Real Estate Council of Alberta.


Have a question about Edmonton Realtor fiduciary duties? Contact us.

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Why You Should Always Pull a Land (Property) Title Search

Basic information on a property title will include:

  • The current owners' name: In the event of an estate sale, probate may or may not have been completed and your real estate agent will ensure the person selling the property does have power of attorney. In the event, there is only one person on the title in a marriage, a dower consent will also be needed to complete the sale.
  • The Legal description: The municipal or mailing address is different from the legal description and includes a block, lot and Plan number.
  • The amount of the last mortgage, any second or third mortgages or the original purchase amount at the time of purchase or there may be a nominal fee.

Other things which can be revealed on a property title search may include:

  • Outstanding or owing property taxes, special assessments, delinquent condominium fees which have not been paid by the seller.
  • Outstanding creditors including other financial institutions and businesses for things like unpaid vehicle loans, furniture stores, construction loans, personal loans, etc
  • A lis pendens, which is normally added by a lawyer during divorce procedures and "freezes" the transfer of a property until all parties are satisfied.
  • Easements and Liens from a third party, such as the municipality, utility company or Environmental liens, who may have rights to use part of your property.
  • Covenants are restrictions on the land that can limit what can be built on it, where it can be built and from what materials it may be built. Breaching a covenant can have serious consequences so it is necessary to be aware of any covenants on your property.
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Are You Paying too Much for Your Edmonton Home?

Before you offer any seller a price for a property, there are a few facts you should know. The asking price or the city assessment of a property does not necessarily reflect the "market value" of the home. Below are a few questions you should check into prior to making an offer.



Is the property tax assessment accurate? If not, find out why


For the city of Edmonton, you can find out the tax assessment value of any residential property at https://maps.edmonton.ca/map.aspx. Although the amount the city thinks the property is worth does not necessarily reflect the true value. It is only used as a starting point.


Are real estate prices going up or coming down?


What is the latest real estate trend in that community? To determine if Edmonton community property values are going down or to tell if it is becoming one of Edmonton's hot spots, use the absorption rate tool.


How much was the bank property appraisal?


Financial institutions base their appraisals on the "Emily System", which is an accumulation of recently sold comparable properties. If there are no relevant sold Edmonton properties or if your home is more unique, independent appraisers can do a "cost to replace" appraisal. A good Edmonton real estate agent will complete a "Sold Comparative Market Analysis" (CMA) for you, prior to submitting an offer to purchase.


Is the property staged to avoid any defects?


Don't be fooled by the staging in a property. This is one of the biggest mistakes a buyer can make. When viewing a home, overlooking the nice furniture and freshly painted walls. Take a close look at the overall condition of the property. An easy way to know if a dwelling is shifting is to open and close the windows and doors.


Do you know what a realistic offer should look like?


No matter if you are buying a home in Edmonton in a buyers market or a seller's market. Submitting a realistic offer is important. When a home is priced accordingly to the real estate market, don't try to "low ball" the seller, you will end up paying more because you have insulted them. Do your research.


For more information on submitting real estate offers in Edmonton and find an experienced buyer's agent, contact an Edmonton Remax Agent.

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What is a Comparative Market Analysis & How to Use it

Edmonton real estate agents can provide comparative market analysis, also known as a CMA, for any property including properties subject to divorce, civil enforcement, foreclosures, estate sales, city tax purposes, etc. It takes time for real estate agents to complete accurate home evaluations. Unless you have plenty of experience in buying and selling real estate, online home evaluations may be completely misleading and should never be used as a realistic asking price.



Seller Comparative Market Analysis


When working with sellers, a comparative market analysis is used to determine a realistic and accurate asking price. A Seller CMA is based on comparable properties which are currently active (homes for sale), recently sold homes (usually within the last six months), expired (homes that did not sell for various reasons) and the history of these homes. Other factors will include the current Edmonton real estate market, supply and demand, the condition of the property, the location, community absorption rate and many other factors. An experienced, professional Edmonton Realtor will take the time to go through all of this data with you, together with determining a true asking price for your Edmonton Home.


Buyer Comparative Market Analysis


When working with buyers, a comparative market analysis is similar to a bank appraisal and is used to write a reasonable offer to purchase. A buyers CMA is based on both current homes for sale and recently sold home price in Edmonton taking into consideration all relevant factors including the condition, size and location. For new builds, this process is a bit different and is based more on the cost to build, economic factors, building quality, and the reputation of the builder.


Free Comparative Market Analysis


If you are thinking about selling your home or if your home did not sell due to other factors, feel free to contact us for a professional no-obligation Edmonton home evaluation. We also service Morinville, Bon Accord, Gibbons, St. Albert, Spruce Grove, Beaumont and Devon. Our Homes & Gardens Real Estate Agents will take the time to help, educate and inform you on all real estate aspects of your community to determine the right value for your home, ensuring you receive the highest possible price. Simply CLICK HERE to fill in the form and we will get in touch with you shortly.

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What is a Real Property Report?

A Real Property Report (also known as the RPR) is a legal document that clearly illustrates the location of significant visible improvements relative to property boundaries. It is a plan or illustration of the various physical features of the property, including a written statement detailing the surveyor’s opinions or concerns.




Who needs a Real Property Report?


Part of the standard real estate contracts in Alberta will have a term in the document states the seller will provide a current real property report with the compliance report to the purchaser upon closing. Prior to putting your home on the MLS System and/or Realtor.ca, Sellers should order a new RPR to protect themselves from potential future legal liabilities resulting from problems related to property boundaries and improvements. Your REALTOR® can assist you with this process to ensure your property complies with municipal requirements.


Do I need a Real Property Report for a Condominium?


Bareland Condominiums require Real Property Reports. Conventional Condominiums do not require an RPR.


How does a Real Property Report protect you?


Purchasing a property may be the largest financial investment you ever make. With a Real Property Report, owners are aware of any boundary problems. They know whether their new home is too close to the property line, or part of their garage is on their neighbour’s land or vice versa. Since legal complications may occur if a sold property fails to meet requirements, a Real Property Report protects the seller.


What is on a Real Property Report?


The legal location description of the property and municipal address, dimensions and directions of all property boundaries, any improvements on the property, right-of-way or easements, any visible encroachments, a duly signed certification and opinion by an Alberta Land Surveyor and a permit Stamp where applicable.


How much does a Real Property Report cost?


The amount of work to prepare a Real Property Report varies between properties. Lot size and shape, number of buildings, natural features, age and availability of the property boundary information all affect the cost. However, if you are planning on selling your home in the near future, the sooner you order your Real Property Report, the more economical it will be plus any problems can be identified and resolved before a sale is finalized.


READ MORE ON THE DIFFERENCES BETWEEN REAL PROPERTY REPORTS AND TITLE INSURANCE

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How to Get Top Dollar for your Edmonton Home

Edmonton is a large municipality which means you will have plenty of nearby competition and making your home the prettiest will bring the highest offers, especially in a slower or buyers real estate market and an undesirable location, it is very important to show your Edmonton home at it's very best to maximize its value. Below are the top 5 actions you can take.




Disassociate Yourself With Your Property


No matter how long you have lived or how much love you put into your home, look at your home as a real estate commodity and decorate as though, you are giving it away to your favourite member of your family. Make your home appeal to as many buyers as possible by neutralizing every room of the house.


Declutter as much as possible


Declutter as much as you can including your kitchen cabinets, linen and coat closets and your garage. As a rule of thumb, if you won't use it in the next three months, pack it away. Yes, this includes those boxes in your basement which have not been opened since your last move. This is also a great time to donate everything you haven't actually used in the last ten years or have a "priced to sell" garage sale.


Go on a shopping trip


Your home deserves a little freshening up and a shopping trip to spruce up your homes is also on your selling checklist. Purchase colour coordinated linen for your bedrooms and bathrooms. This will add both a warm ambience and a fresh, clean feel to your rooms. If your furniture is dirty - clean it or replace it. Don't get carried away by all of the available staging items. Keep it simple.


Clean everything inside and outside


Serious buyers will be snooping in your home. They will be looking in your oven, fridge, cabinets, and closets. Make sure these are clean, neat and tidy. You don't want buyers to think there is a shortage of storage space, or think your home is not taken care of. A dirty house will be reflected in a buyers offer to purchase. Don't neglect the backyard, garage, and storage sheds. Make your home sparkle!


Have a Pre-sold dinner party


Celebrate your hard work of getting your Edmonton home ready to sell and invite over your closest friends and open the wine. Ask them to walk around your home, point out any imperfections and for their honest opinions. Bring a notebook. You will be amazed by the feedback. If you have any questions about getting your home ready to sell, contact us.

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Should I get title insurance in place of a real property report?

If possible, it is best to have a current Real Property Report with compliance when buying or selling a home to ensure all property buildings are within the municipality guidelines. If an RPR is not an option, title insurance is a good substitute.


Title insurance without a Real Property Report and compliance is acceptable to most major mortgage lenders and will often provide coverage for the lender for known defects. Unlike other insurance products, there is only one premium paid at the time of closing which provides coverage to the owner throughout their ownership of the property. It also offers a wide range of protection for issues that are not covered by an RPR and compliance.


Title Insurance Benefits include

  • Intervening registrations – Anything registered on the title between the time the lawyer submits to the Land Titles Office and the time of actual registration.
  • Unknown Liens, encumbrances, tax arrears or defects in the title to a property.
  • Unknown special assessments on condos that were implemented prior to closing.
  • If an RPR or compliance is not obtained, it covers any defects that would have been revealed by an accurate up-to-date RPR and compliance.
  • The forced removal of an existing structure with the exception of a boundary wall or fence where there is only limited coverage
  • Forced compliance with work orders or deficiencies on an existing building permit.
  • Loss of priority due to matters such as construction liens, agreements on a title, and other mortgages.
  • Another party claims an interest in the property.
  • Protection against title defects or encumbrances that were unknown or undiscovered at the time of closing.
  • Protection against identity theft, mortgage fraud, and fraud against the title.
  • Cost savings. Typically, the cost for title insurance is far less than the cost of an RPR and compliance and is available on short notice

Drawbacks of Title Insurance

  • It is an insurance product. This means when an issue arises, it may not be covered by the policy and if there is coverage the insurer can decide the method used to solve the issue which may not be the preferred choice of the insured party.
  • There is a lack of disclosure and certainty, especially for the buyer, at the time of closing. If an issue is discovered later, it is more difficult to pursue the seller for a fix after closing.
  • There is no coverage for known defects, except for some coverage for the lender only.
  • There must be some form of enforcement or government action to trigger coverage in most cases. For example, the previous owner did renovations that do not meet the requirements of the building permit or development permit. The title insurance will only pay for the cost to fix these deficiencies if there is some form of enforcement and not simply due to the deficiencies.
  • It does not guarantee that all structures will remain in the current state. For example, if the municipality mandates the alteration or destruction of a certain structure, the title insurance company may pay for the cost of appealing that decision however they cannot guarantee a favourable result.
  • The coverage of Title Insurance is for the buyer only (not the seller).
  • If a buyer or their lawyer purchases a lender only policy that is sufficient to close the deal however the buyer still has no title insurance protection.
  • There is no specific protection or coverage for the seller. If a claim is made and the title insurance company determines it is the seller who created the deficiency, the title insurance company can pursue the seller for recovery of the costs they have paid.
  • In most instances, title insurance only defers the need to deal with a particular issue. It does not solve it. The issues will still be there when the property is resold.
  • Title insurance cannot be passed onto a new owner. Every new owner must purchase their own policy.


For more information on real property reports and the effects on the resale of your residential dwellings and a free Edmonton Home Evaluation, contact one of Remax Elite Realtors.

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How much are closing costs in Edmonton Alberta

Are you ready to purchase your new home? Often, buyers find themselves overwhelmed with the cost of purchasing a home and should be aware of these extra home costs to ensure you won't be struggling at the last moment to find more cash to complete your purchase.



When a home is sold, the buyer incurs various closing costs in addition to the property sale price. Although most of the expenses of the house are paid for by the seller, usually including real estate commissions, the buyers pay a variety of fees such as mortgage origination charges, appraisal fees, title insurance, lawyer, home insurance, homeowner association fees (HOA) and property tax adjustments. Depending on the buyer and the home purchased, there may be additional fees including CHMC Fees, which can be added to your mortgage amount and other costs. agreed upon and not covered by the seller costs.


Don't forget your moving and utility hook-up costs. As a rule of thumb, one to two per cent of the cost of your home will cover all closing costs.


If you would like to know more about purchasing a home, contact one of our Edmonton Real Estate experts today for help and free advice.


If you are waiting to purchase a home - Keep up to date on the proposed HST tax which will be an additional cost when purchasing a home in Edmonton.

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Does Your Bank Require an Appraisal?

Appraisals are an important part of buying and selling homes in Edmonton. Real estate appraisals establish a property's sold market value price. Banks and financial institutions require property appraisals when buyers require a mortgage on their new homes as security and provide financial institutions with a cost-effective assurance of the properties value for lending purposes. Appraisals are detailed reports compiled by licensed real estate appraisers.



Don't confuse a comparative market analysis, or CMA, with a real estate appraisal. A CMA is a sales report based on data entered into the multiple listing service, or MLS. Real estate agents use CMAs to help their clients determine realistic asking and offering prices.


An appraisal is also not the same thing as a property inspection. Home inspectors test appliances and outlets, check the plumbing and electrical, confirm heating and cooling system are in working order, use inspection tools to look for any moisture issues, missing insulation, etc. Such information is helpful for the buyer to know before moving in.


If your real estate appraisal comes in low, the bank may not lend you the money you need to satisfy your finance condition. You may need to come up with the difference in cash or re-negotiate the sale price of the property.

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Edmonton, Alberta, Canada

About Edmonton


In 1904, Edmonton was declared a city. The following year Edmonton was named the provincial capital of Alberta. Today, Edmonton is Canada's 6th largest city, offering all the amenities of a major urban centre plus a family-friendly environment that is safe, stimulating and rich with opportunity. Edmonton is one of Canada's most ethnically diverse cities with more than 60 ethnic and cultural groups. Well known for its vibrant cultural life, diverse business community and outstanding river valley park system, Edmonton is a great place to call home. People who live in Edmonton are called "Edmontonians"




Edmonton Geography


Edmonton is located near the geographical middle of the province at an elevation of 668 meters. The terrain in and around Edmonton is generally flat to gently rolling, with ravines and deep river valleys, such as the North Saskatchewan River valley. Despite the Canadian Rockies lying as close to Edmonton as roughly 220 kilometres to the southwest, the city is too distant for any of its peaks to be seen from even its tallest buildings. The North Saskatchewan River bisects the city and originates at the Columbia Ice field in Jasper National Park. It empties, via the Saskatchewan River, Lake Winnipeg, and the Nelson River, into Hudson Bay. It runs from the southwest to the northeast and is fed by numerous creeks throughout the city, such as Mill Creek and Whitemud Creek. This creates numerous ravines, many of which have been incorporated into the urban parkland. Edmonton is situated at the boundary between prairie to the south and boreal forest to the north, in a transitional area known as aspen parkland. However, the aspen parkland in and around Edmonton has long since been heavily altered by farming and other human activities, such as oil and natural gas exploration.


Edmonton Climate


Edmontonians have a famous saying here - "If you don't like the weather, wait five minutes" Edmonton has a northern continental climate with extreme seasonal temperatures. It has mild summers and chilly winters, with the average daily temperatures ranging from -11.7°C (10.9°F) in January to 17.5°C (63.5°F) in July. New Buyers to Edmonton sometimes ask "When does it snow in Edmonton." Truth be told - Edmonton has had snow in every month.


Edmonton History


Edmonton around 3,000 BC and perhaps as early as 10,000 BC, when an ice-free corridor opened up as the last ice age ended and timber, water, and wildlife became available in the region. In 1754, Anthony Henday, an explorer working for the Hudson's Bay Company, may have been the first European to enter the Edmonton area. His expeditions across the Canadian Prairies were mainly to seek contact with the aboriginal population for the purpose of establishing fur trade, as the competition was fierce between the Hudson's Bay Company and the North West Company. By 1795, Fort Edmonton was established as a major trading post for the Hudson's Bay Company. It was named after the English hometown, now a part of Greater London, of the HBC deputy governor Sir James Winter Lake. In the late nineteenth century, the highly fertile soils surrounding Edmonton helped attract settlers, further establishing Edmonton as a major regional commercial and agricultural building. Edmonton was also a stopping point for people hoping to cash in on the Klondike Gold Rush in 1897, although the majority of people doing so chose to take a steamship north to the Yukon from Vancouver. Incorporated as a city in 1904 with a population of 8,350, Edmonton became the capital of Alberta a year later on September 1, 1905.


The war years


During the early 1910s, Edmonton grew very rapidly due to rising speculation in real estate prices. In 1912, Edmonton amalgamated with the city of Strathcona south of the North Saskatchewan River. As a result, the city extended south of the river. Just prior to World War I, the real estate boom ended suddenly, causing the city's population to decline sharply from over 72,500 in 1914 to under 54,000 only two years later. Recruitment to the Canadian military during the war also contributed to the drop in population. Afterwards, the city was slow to recover in population and economy during the twenties and thirties, until World War II.


The oil boom years


The first major oil discovery in Alberta was made on February 13, 1947, near the town of Leduc to the south of Edmonton. As early as 1914, oil reserves were known to exist in the southern parts of Alberta but they produced very little oil compared to those around Edmonton. Additional oil reserves were discovered during the late forties and the fifties near the town of Redwater. Because most of Alberta's oil reserves were concentrated in central and northern Alberta, Edmonton became home to most of Alberta's oil industry.

The subsequent oil boom gave Edmonton new status as the Oil Capital of Canada. During the fifties, the city increased in population from 149,000 to 269,000. After a relatively calm but still prosperous period in the sixties, the city's growth took on renewed vigour with high world oil prices, triggered by the 1973 oil crisis and the 1979 Iranian Revolution. The oil boom of the seventies and eighties ended abruptly with the sharp decline in oil prices on the international market and the introduction of the National Energy Program in 1981. The population had reached 521,000 that same year. Although the National Energy Program was later scrapped by the federal government in the mid-eighties, the collapse of world oil prices in 1986 and massive government cutbacks kept the city from making a full economic recovery until the late nineties.


Recent history


In 1981, West Edmonton Mall, which was at the time the world's largest mall, opened. Still the biggest in North America, the mall is one of Alberta's most-visited tourist attractions and contains an indoor amusement park, a large indoor water park, a skating rink, a New Orleans-themed bar district and a luxury hotel in addition to over eight hundred shops and services. On July 31, 1987, a devastating tornado, ranked as an F4 on the Fujita scale hit the city and killed twenty-seven people. The storm blew CN rail cars off a bridge crossing the North Saskatchewan River and hit the areas of Beaumont, Mill Woods, Bannerman, Fraser, and the Evergreen Trailer Park. The day became known as "Black Friday". Then-mayor Laurence Decore cited the community's response to the tornado as evidence that Edmonton was a "city of champions", which later became the city's slogan. The city entered its current period of economic recovery and prosperity by the late nineties, helped by a strong recovery in oil prices and further economic diversification. While oil production and refining remains the basis of many jobs in Edmonton, the city's economy has managed to diversify significantly. The downtown core and parts of the inner city, after years of extremely high office vacancy rates and neglect, have recovered to a great degree. It is still undergoing a renaissance of its own, with further new projects underway or about to become reality, and more people choosing to live in or near the downtown core. This economic prosperity is bringing in large numbers of workers from around Canada. It is forecast that 83,000 new residents will move to Edmonton between 2006 and 2010, twice the rate that city planners had expected. Many of the new workers moving to the city are young men. Information from Wikipedia.


Edmonton Education


Edmonton has become one of Canada's major educational centres with more than 60,000 full-time post-secondary students spread over several institutions and campuses (total enrollment between the schools is as high as 170,000, which includes students enrolled in multiple institutions). The University of Alberta (known colloquially as the "U of A"), whose main campus is situated on the south side of Edmonton's river valley, is a board-governed, public institution. The main campus consists of more than ninety buildings on 890,000 square meters (220 acres) of land, with buildings dating back to the university's establishment in 1908.


K-12


Edmonton has three publicly funded school boards (districts), which provide kindergarten and grades one through twelve. The vast majority of students attend schools in the two large English language boards: Edmonton Public Schools and the separate Edmonton Catholic School District. Also, since 1994, the francophone minority community has had their own school board based in Edmonton, the North-Central Francophone School Authority, which includes surrounding communities. Most recently the city has seen a small number of public charter schools open, independent of any board. All three school boards and public charter schools are funded through provincial grants and property taxes.

Edmonton Real Estate

CREA - Canadian Real Estate Association

Realtor.ca - Multiple Listing Service

AREA - Alberta Real Estate Association

EREB - Edmonton Real Estate Board

CMHC - Canada Mortgage & Housing Corporation

AMBA - Alberta Mortgage Brokers Association

CAHPI - Canadian Association of Home & Property Inspectors 

City Crime Check -Edmonton Police Crime map

Our Real Estate Blog - Edmonton Real Estate Blog


Buying a home in Edmonton Alberta

Finding a home in Edmonton is not an easy task. Unlike most cities, Edmonton's real estate is extremely sporadic. The best way to choose a home in Edmonton is to first choose your lifestyle. Then choose a REALTOR® who specializes in the community you want to live in. Relocating to Edmonton Alberta?


Learn more about our great neighbourhoods.


For military members relocating to CFB  Garrison click here

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Data is deemed reliable but is not guaranteed accurate by the REALTORS® Association of Edmonton.