CREBNow’s three-part series examining the news, community and culture of cycling in the city.

April 28 saw Calgary’s city council voting in favour of a downtown cycle track pilot.

The 8-7 vote comes on the heels of months of planning, community forums and debates on whether the track would be a feasible idea for downtown Calgary.

The pilot originally called for tracks on First Street S.E., Fifth Street S.W., Eighth Avenue W and Stephen Avenue, Ninth Avenue E, 12th Avenue and Eighth Street.… Read More

Cycle pilot approved is a post from: CREBNow

With National Environment Week in full swing, Built Green Canada has issued a challenge to municipalities across the country to encourage green building as part of their policies.

Built Green, in a release, explained municipalities that incent builders to construct with more sustainable means using programs like Built Green reduce the load on civic infrastructure such as water, electrical, waste and more. 

“While energy efficiency is a fundamental component of these programs, integrating the EnerGuide label through Natural Resources Canada, built green Canada goes beyond energy efficiency moving the industry toward a more holistic approach to sustainable building practices,” said Jenifer Christenson, Build Green Canada executive director.… Read More

Built Green Canada challenging municipalities is a post from: CREBNow

Residents in Cochrane who live in condos, apartments and townhouses will soon have access to home recycling.

In a release, the Town is changing its Waste Management Bylaw to include multi-family complexes.

“The revisions to the bylaw help multi-family complexes include recycling in their waste service,” said Sharon Howland, manager of waste and recycling.… Read More

Multi-family recycling in the works for Cochrane is a post from: CREBNow

Here is your Morning News Rundown for Thursday, June 5:

City Narrows List Of Communities Due For Skate Parks – Calgary Herald

Bow River Forecast To Crest On Flood Anniversary…But Not At Flood Levels – Calgary Herald

In Toronto’s Housing Market, ‘$2-Million Is The New $1-Million’ – Financial Post

McKenzie Towne Eyes New Recreation Facility To Fill Widening Community Gap – Metro Calgary

Morning News Rundown is a post from: CREBNow… Read More

Morning News Rundown is a post from: CREBNow

Calgarians are invited to learn about the importance of preparing for disasters and emergencies of all kinds at the fifth annual Disaster Alley May 4.

Hosted by the Calgary Emergency Management Agency (CEMA), Disaster Alley gives Calgarians the opportunity to learn disaster preparation as well as what takes place when first responders prepare for emergencies and disasters such as floods, tornadoes, train derailments and more.… Read More

CEMA hosts fifth annual Disaster Alley is a post from: CREBNow

New listings improve for all product types in the city

Following a slow start to the year, improved weather and price gains supported new listings growth.

New residential listings in April totaled 3,754 units, an eight per cent increase over the previous year. Meanwhile sales activity totaled 2,545 units for the month, a seven per cent increase over April 2013.… Read More

Price gains encouraging new listings is a post from: CREBNow

Here’s your morning news rundown for Thursday, May 1.

• Calgary MLS sales and prices rise from last year – Calgary Herald 
• Real Estate Expert Joanna Josephson of AZ Provides Tips for… – Digital Journal
• Real estate: Tips for buyers and sellers – Appeal-Democrat
• Harsh winter can’t keep Canadian economy down – Vancouver Sun
• Canada’s economy weathers harsh winter with strong February growth – Calgary Herald

Morning news rundown is a post from: CREBNow… Read More

Morning news rundown is a post from: CREBNow

Richard, you have made our “Journey of Our Life” a reality. Thank you, you are the best!

Barb and Lawrence

Richard, we can’t thank you enough for the most efficient and professional real estate transaction we have ever done. It was such a pleasure and we know that we will get the chance to recommend you to others very soon. We will definitely call on you the next time we or anybody we know needs a realtor.

Ernie and Jan Nowlin

Over the past 15 years I have had the opportunity to use the services of Richard six times. I have been impressed with his low-key approach, enthusiasm, professionalism and sincere care for his clients. I will use Richard’s services again and have recommended him to my friends.

Myles Remple

Many thanks for all you have done for us, going above and beyond! We could not have done it without you!

Cindy and Dru

We would like to express our sincere thanks for the wonderful job you did in selling our home. We realize what an enormous amount of time and effort you dedicated to our sale, and also appreciated the words of wisdom and optimism you offered. We will highly recommend your services to our friends and neighbours!

Bill & Laura Hardman

We just wanted to thank you for taking such excellent and professional care of all the matters relating to the sale of our previous home and the purchase of the new one. Your prompt attention to all our enquiries, good advice as well as all the work associated with marketing our property are greatly appreciated. We have a better understanding now how valuable it is to work with a good realtor!

Mark & Sigrun Magnason

If you own a condo you pay condo fees. It’s a necessary part of condominium life, given that common property expenses, management and reserve fund contributions need to be jointly paid by all owners. But not many of us are fully acquainted with some of the nuances behind the fee.

Most owners assume that the condo fee amount they pay is based on the unit factor of their unit and that is based on the size of their suite compared to all the others in the building. The larger your suite, the larger your unit factor. But this is not always the case. In fact, there is no regulated standard for how unit factors are determined. They can be up to the discretion of the developer. This leaves the door open for a developer to assign unit factors based on the approximate market value of each unit. This could mean that the higher a unit is in a building, not only does the price go up but the associated condo fee would also go up compared to a similar sized unit lower in the building. Or in the case of a townhouse complex the developer could give each unit the same unit factor irregardless of the size of each unit. Each unit would then pay exactly the same condo fee as each of their neighbours. This is quite customary in bare land condos.

Of course the fee you pay is based on your proportional share of the annual budgeted amount for the building. If you don’t like the fee you are paying, there isn’t much you can do about reducing the number of unit factors you have. The only variable to manipulate is the budgeted amount. I have seen many condominium boards take an aggressive stance when it comes to the budget. Many cost saving measures can be implemented if a board is savvy. Look for opportunities to reduce energy costs, renegotiate contracts for management, janitorial or landscaping positions, look at fixed contracts for utilities, all which could lower the total budgeted amount for the building. If you have some ideas on how your building can save money why not volunteer for the board? Condominium boards are always looking for enthusiastic, solution oriented owners.

And remember that condo fees are not optional! In the rare instance where an owner does not pay their fee over a period of time, the board has the power to caveat an owner’s property for the outstanding amount. In the event the property is sold, the outstanding balance is the first item to be paid from the proceeds of the sale, before any outstanding property taxes or mortgages! Condo fees carry a lot of responsibility and clout. They ensure your condominium communities ongoing financial feasibility and look after you and your neighbour’s mutual investment.

Spring is a busy season for most of us. We shed off the short days and long nights of winter and embrace the longer daylight hours that accompany spring. With these extra hours of daylight we fill up the time quickly. The road construction season is in full swing and home and garden centres have people lined up at the checkouts! It seems we all realize there is work to be done after the long winter months.

Your condo building is no different. Maintenance and other jobs that have been waiting to get done since the fall now press for attention. Also, spring is a prime time for condo corporations to have their annual general meetings held. As a condo owner, spring is a busy season for you, too!

Maintenance work that needs to be completed can affect you, individually. Several, standard, annual items may include parkade cleaning (do you need to be home to move your vehicle), window cleaning (maybe keep those blinds closed), and exterior building maintenance (some building exits may be inaccessible). It is important to be aware of what is happening around your building and when so as not to experience any unnecessary surprises. Most management companies do an excellent job of keeping owners informed of spring maintenance activities happening around your building.

There may be a need for the management company to have access to your unit for some maintenance items. These could include fire protection equipment check-ups, heating system maintenance, window replacement or other items. It is important that the management company have key to access the unit if you are not going be there. Most of these activities will occur during business hours so leaving a key with the building manager will help expedite the work to be completed.

If spring is when your building holds its annual general meeting, plan to make room in your busy schedule to take part. AGM’s are a great opportunity to meet your neighbours, the building manager and hopefully offer you an opportunity to get more involved in your condo community. Consider volunteering for the board or one of the committees, perhaps the landscaping committee! If you have green thumb and feel it is not getting enough use living in a condo, why not flex that thumb muscle for the benefit of the whole building. Your neighbours will love you for it and you will be enhancing your investment at the same time.

Springtime in your condo building can be a very busy and rewarding season. Why not make the most of it!

It has been yet another wet and rainy June in Calgary. We have all been impacted by the amount of water Mother Nature has thrown our way this past month. For Southern Alberta, too much water is not a typical problem. Our semi-arid climate can leave us prone to droughts as we experience several years ago. Finding ways to preserve the ground water and implementing methods to minimize water usage in the province is a hot topic. The City of Calgary is proactive in encouraging water users to reduce consumption.

A huge water waster is hiding in every residence. The average toilet can waste thousands of litres of water a year. With water and sewer costs metered in condo buildings, this can cost you and your condo corporation thousands of dollars a year as well. Toilets account for an average of 30% of the total water usage for a residence. Conventional models can consume up to 18 litres per flush, as compared to 6 litres for the new low flush models. That’s over 66% savings in water and cost per flush!

The City of Calgary offers a $50 rebate for every conventional toilet replaced with a low flush model. Some modes cost as little as $150 and each will save you up to $100 in water cost the first year alone. Each year thereafter you are saving not only water but money, too. Dual flush models will save you even more money and water, and are included in the rebate. For more information call 311 or visit www.calgary.ca/waterservices.

Although this is an excellent way for individuals to do their part, imagine if an entire condominium building embraced the rebate program. As most condo buildings have only one water meter, the corporation pays the water and sewer cost from the condo fees collected. A large building can have water and sewer annual bills of $45,000. If 30% of that water usage is from toilets ($13,500) and installing low flush toilets in the building would save 66%, the corporation could reduce it’s budget by nearly $9000 a year and collect the $50 rebate per conventional toilet replaced.

This is another example of an idea making green sense, and dollars and cents, too!

Maybe you have heard of the residential rental crunch the city of Calgary is experiencing this year. According to Canada Mortgage and Housing Corporation, Calgary’s vacancy rate is below 0.5%. The situation has been so extreme the U of C’s student union put out a call for Calgarian’s to consider housing a student for the year, due to the remarkably low number of affordable suites available for students to rent. Obviously there is a need for more rental suites in the city and not just the “affordable housing” that is in the headlines.

Combine this with the large supply of properties currently for sale in the city and the savvy investor will see an opportunity in the market. In the inner city alone there are nearly 200 condos for sale under $300,000, many of which would make excellent investments as rental units. Finding a tenant is not a problem in today’s tight rental market and there are solid investments to be found with the abundance of properties to buy.

Given the real estate environment in the city you may be looking to expand your investment portfolio into real estate. Of course the question becomes where to start. Begin with a call to your banker or mortgage broker. You may also want to speak to your tax accountant to explore how owning a rental property will affect your tax position.

Once you know what price point to focus on, start looking at properties. But why look to condos and not single family houses? Several reasons jump to mind: less property to manage and maintain (ie roofs, fences, furnaces, etc), the initial investment is lower due to the lower price point compared to single family homes and typically there is less wear and tear on the suite based on renter demographics. Proportionally, the rent received per dollar invested can be greater in inner city condos compared to single family homes.

If the condo rental market looks good to you, find a realtor who specializes in the condo market segment to guide you through the purchase process. You may also want to explore the option of having a management company look after the property, find tenants, collect rent, etc. Consider the option of renting the property fully furnished, which will bring in much larger rental income. Find out what different types of properties are renting for; a one bedroom suite verses two, with parking and without, one community compared to another, etc. In addition to looking in the classifieds section of the local paper for this information there are several online classified rental sites for the Calgary area that are excellent, including pictures and greater detail than the paper offers. In addition, once it is time to find your future tenant you can utilize these sites at a very reasonable rate.

It is important you familiarize yourself with the laws pertaining to landlords and tenants in Alberta. Check out www.servicealberta.gov.ab.ca as well as www.landlordandtenant.org for more information. Good luck with your income property!

Imagine flying over the downtown core and below you is a checkerboard of green gardens and oasis’. Sound improbable in our highly populated inner city? Calgary has a surprising amount of wasted open space. In the densely packed downtown core including the areas of Eau Claire, West Downtown and the Beltline, prime real estate space atop roof tops is given too little consideration in a city that values each square foot so highly. These unused spaces can offer extensive benefits to city dwellers, developers and concerned citizens alike when retro-fitted as “green roofs”.

A green roof consists of a waterproof, root-repellent membrane, drainage system, filter cloth, lightweight growing medium and vegetation ranging from grasses and plants to trees. A few of the benefits green roofs offer include:

• Providing much needed amenity space for building users
• Increasing the roof life span
• Reducing storm water run off
• Providing noise insulation
• Filtering pollutants and CO2 out of the air
• Providing locally grown food (from roof-top vegetable gardens)
• Increasing habitat for birds in built-up areas
• Reducing heating (by adding mass and thermal resistance value) and cooling (by evaporative cooling) loads on a building
• Reducing the urban heat island effect

For the vast majority of people, emerging technologies and new ways of thinking need to make economic sense in order to be embraced. True, the construction of a “green roof” can be as much as twice the cost of a conventional roof, even though the public and private benefits are numerous. Successful “Green Roof” initiatives in Toronto, Chicago, Portland, Minneapolis and New York have implemented incentives for developers to incorporate at least 75% coverage of new building roofs as “green” in exchange for increased zoning density. Other initiatives could include tax incentives to retrofit existing buildings to “green roofs”.

Could this type of policy driven change be adopted in Calgary? Calgarian’s are quick to apply the spirit of “because we can” to a situation to improve it for the better. Our cities high rates of volunteerism is a great example of the “Because We Can” spirit so prevalent here. Why should our city’s stakeholders look to green the rooftops of Calgary? Simple answer:

“Because We Can!”