Do I need a Permit for …. ?

In Edmonton, as in almost every other city, the municipal government wants to ensure that housing is safe for all. Part of this is the system of permits the city has in place to govern major renovations. (That was the politically correct way to say, “yup, as if our property taxes weren’t enough, the city wants to charge us for a permit every time we want to improve our own home”)

As a Realtor in Edmonton I run across a lot of porperties that have been upgraded. Many have the proper permits in place, many do not. This can be a large problem when it comes to selling the property, as that is when the lack of permits comes to light.

Very generally speaking, if you are doing a reno that does not alter the structure of the house, the mechanics of the house or the layout of the whole property; then you do not need a permit. For example: You can replace your flooring, replace a window of the same size as the old one or put new shingles on your roof without a permit. However, if you want to change the plumbing, add a covered deck or build an outbuidling of some sort, you will need a permit.

If you need more detailed information, the city offers complete guidelines herehttp://www.edmonton.ca/bylaws_licences/licences_permits/additions-and-improvements.aspx

Winter is Coming, Get Your Home Ready

Winter is fast approaching…(groan).  To insure that you don’t run into any nasty surprises with your home over the cold months, Brad Rodway (owner of Look Home Inspections) has supplied us with some quick tips.  His advice will give you a great head start on preventing the damage a cold Edmonton winter can do you your home.  Visit his company’s website for more information about the type of inspections they provide.http://www.lookinspections.ca/ Even if you are not purchasing a house, it can be very beneficial to have an inspection done on your current home. That way you can identify any potential problems and nip them in the bud!

Furnace Inspection

• Call an HVAC professional to inspect your furnace and clean ducts. Local Gas companies will inspect your furnace at no charge.
• Stock up on furnace filters and change them monthly.
• Consider switching out your thermostat for a programmable thermostat.

Get the Fireplace Ready

• If the chimney hasn’t been cleaned for a while, call a chimney sweep to remove soot and creosote.
• Buy firewood or chop wood. Store it in a dry place away from the exterior of your home.
• Inspect the fireplace damper for proper opening and closing.
• For gas fireplaces, if the glass has a cloudy residue on the inside, carefully remove the glass as it is heavy. Clean the glass with either vinegar and water or a glass cleaner specific for gas fireplaces. Do not use windex or other regular glass cleaners as they leave a residue that will cloudy up instantly once you turn the fireplace on.

Inspect Roof, Gutters & Downspouts

• Clean out the gutters and use a hose to spray water down the downspouts to clear away debris.
• Consider installing leaf guards on the gutters or extensions on the downspouts to direct water away from the home.

Check the Exterior, Doors and Windows

• Inspect exterior for crevice cracks and exposed entry points around pipes; seal them.
• Use weatherstripping around doors to prevent cold air from entering the home and caulk windows.
• Replace cracked glass in windows and, if you end up replacing the entire window, prime and paint exposed wood.
• Switch out summer screens with glass replacements from storage. If you have storm windows, install them.

Check Foundations

• Rake away all debris and edible vegetation from the foundation.
• Seal up entry points to keep small animals from crawling under the house.
• Seal foundation cracks. Mice can slip through space as thin as a dime.
• If the ground is sloped towards the foundation, consider adding soil in order to slope the ground away from the foundation at approx. 10 degrees.

Prevent Plumbing Freezes

• Drain all garden hoses.
• Drain air conditioner pipes and, if your AC has a water shut-off valve, turn it off.
• If you have outdoor faucets that are not frost free, turn of the water valves for the faucets. The shut off valves should be located in the ceiling of the basement in close proximity to the outdoor faucet location, not always so in some houses.

Install Smoke and Carbon Monoxide Detectors

• Buy extra smoke detector batteries and change them when daylight savings ends.
• Install a carbon monoxide detector near your furnace and / or water heater.
• Test smoke and carbon monoxide detectors to make sure they work.
• Buy a fire extinguisher or replace an extinguisher older than 10 years.

Service Weather-Specific Equipment

• Drain gas from lawnmowers.
• Service or tune-up snow blowers.
• Replace worn rakes and snow shovels.
• Clean, dry and store summer gardening equipment.
• Sharpen ice choppers and buy bags of ice-melt / sand.

Edmonton Real Estate Stable in the Midst of Economic Uncertainty

The average* price of a single family home has remained remarkably stable for the past four years according to figures released by the REALTORS® Association of Edmonton. The average selling price in August has varied from a high of $372,000 in 2008 to the low of $367,700 in 2009. Last month SFDs sold on average for $370,438. Prices have varied within a range of just over one percent.

“Consumers are wary in the face of uncertainty in the global economic markets and they receive constant reminders from federal officials about the dangers of carrying too much debt. Other real estate markets have seen recent boom and bust cycles that are not evident in our local market,” said REALTORS® Association of Edmonton President Chris Mooney. “Residential property is holding its value and the economic prospects for the Alberta and Edmonton markets show real growth potential in the next few years.”

Condo prices have slipped seven percent since 2008 because of an oversupply and lack of demand resulting from tighter mortgage qualification rules. In August 2008, the average price for a local condo was $248,000. This past August it was just $231,735. Overall, the all residential price has varied from $329,600 in 2008 to $324,217 this year (August figures).

In August 2011, there were 969 single family homes reported sold through the Multiple Listing Service® with 428 reported condo transactions with a total of 1,507 reported sales of all types of residential property. There were 1,564 total residential sales in July 2011 reflecting the typical pattern of slower sales as we head into fall.

“A stable market place and slightly lower prices combined with a slower sales cycle means that there are homes available in all price ranges,” said Mooney. “The residential median price ($315,000) remained almost the same as the previous month while the average prices dropped. This indicates that there is a softening of prices at the upper end of the market. Under these conditions, sellers with property priced below the average price for their property type and location will attract more attention and get a quicker sale.”

The sales to listing ratio notched up four percent to 51% as a result of steady listing activity and the typical sales cycle stretched to an average of 57 days-on-market indicating slower sales in August.

Highlights of MLS® System activity

	August 2011 Activity	% change August 2010
Total MLS® System sales this month	1,709	17.70%
Value of total MLS® System sales – month	$557 million	14.20%
Value of total MLS® System sales – year	$4.49 billion	0.10%
Residential¹ sales this month	$488 million	17.70%
Residential average price	$324,217	-0.31%
SFD² average selling price – month	$370,438	-0.20%
SFD median³ selling price	$355,000	+1.40%
Condo average selling price	$231,735	-2.02%