E4086138 : Just Listed

By on Friday, October 20th, 2017 in Uncategorized. No Comments

Stunning 2290 sq ft 2 Storey in popular Southfork has 3 bedrooms & 2.5 bath & is move in ready! The open concept living room/dining room/kitchen is perfect for family time or entertaining. The hickory cabinets, handsome hardwood, tile backsplash & S/S appliances make the kitchen a dream come true! In the living room is an impressive stone faced gas fireplace & the dining space opens to the large deck & fenced back yard, making BBQ’s a breeze! A 2 pc bath & a bonus den off of the kitchen finish the main floor. Upstairs you will be pleased with the spacious family room that includes a reading nook & plenty of natural light from the morning sun with east facing windows. 3 bedrooms on the second floor of this home, including a lovely master with 5 pc ensuite boasting a corner Jacuzzi tub, double sinks & stand up shower. The basement has 9′ ceilings & is ready for you to design for your specific needs! The double attached garage and large front driveway ensure tons of space for your vehicles and/or toys! View Listing Details …


What you need to know about Building Permits

By 179479 on Thursday, October 19th, 2017 in Uncategorized. No Comments

If you’re planning a renovation or a building project, you’re probably like many homeowners who are eager to get the project underway. Before doing so be sure to see which projects require permits or you could find yourself with unnecessary complications that could’ve been avoided.  Today we want to share with you what you need to know about permits and why they’re necessary.

 

Who gets the permit?

As the homeowner, you are legally responsible for obtaining any required building permits. If you hire a renovator or contractor to do the project, they can obtain permits on your behalf. Before any work has begun, clearly understand which permits are required and who will get them. If your renovator agrees to get the permit(s) for you, you will need to sign a letter authorizing them to do so.
What projects require permits?

A building permit is generally required for renovations or additions that involve changes to the structure or systems within your home and/or on your lot. This includes new structures such a garage, deck (higher than 2ft), storage shed (dependent on its size), additions etc. Permits must be obtained when developing basements, and at various stages including construction, electrical, plumbing, gas for a fireplace etc. If removing a large structure, you may require a demolition permit. When installing a hot tub or fire pit, these too require permits.  For more a list of all permits, visit our city website at www.leduc.ca

 

Where do you get a permit?

To obtain a permit application, visit www.leduc.ca. In the search option on the top right corner, type in permits and various options including more information and applications are available. You can also contact our City of Leduc planning and development office at 780-980-7124.

 

When do you need to get a permit?

Once your plans and drawings for your renovation or building project are complete, they will need to be taken to the city along with an application in order for a permit to be issued. This must be done before any work begins. Most building projects will take up to 2 weeks for approval.  At various stages, inspections will also be required depending on the project.

 

Why do you need a building permit?                             

Your renovation or building project must meet basic requirements for health, safety and structural soundness set out by building codes.  Beyond this, the permit process makes sure that your plans are in line with municipal and provincial requirements, such as zoning regulations. Getting permits protects you from potential lawsuits due to negligence should a major issue arise because permits weren’t in place.

 

 

We’ve worked with sellers who either forgot to, or didn’t know they had to obtain a building permit. Surpringly, we even saw a circumstance where the builder overlooked getting permits. Not doing so, increases the risk of unnecessary complications during a sale. Next week we’ll discuss the risks you face when you miss this valuable first step so that you gain a better understanding of why you need to get your permits in place before any work begins.

 

If you’ve considered buying or selling a home, give us a call. We’d be most happy to meet with you, get a better understanding of your goals and see how we can help. If you’ve enjoyed our articles, check out our blog at www.WeSellLeduc.com/blog.

 

Jason Rustand with RE/MAX Real Estate serves with the highest level of integrity and excellence every time.  For more info on this topic or others follow Jason Rustand Team on Facebook and Instagram, call Jason direct at 780.919.0004, email jrteam@shaw.ca or visit WeSellLeduc.com

 

 

 

 


E4085750 : Just Listed

By on Tuesday, October 17th, 2017 in Uncategorized. No Comments

Warm & inviting, this gorgeous 1820sq ft, 3 bed/2.5 bath, 2 storey, on a cul-de-sac, in highly sought after Southfork is calling you home! Huge pie shaped lot, fully fenced with a great sized deck (w/LED lighting) is perfect for summer BBQ’s, a playhouse for the kids or room to run for your fur babies! Not to mention close to a brand new school! Inside you will feel cozy from the spacious front entrance to the open concept kitchen, dining room, living room. Perfect for entertaining with B/I speakers & oodles of natural light from lots of windows. The kitchen has tons of cupboards & counter space, including a built in desk area. Finishing the main floor is a half bath and laundry room. Upstairs there is a lovely bonus room where you can relax and watch movies or read a book! The large master suite has a gorgeous 4 pc bath with soaker tub & stand up glass shower; a lovely private retreat space! Two more bedrooms & 3 pc bath complete the upper floor. The basement is ready for your unique needs & design! View Listing Details …


Things You Think Add Value to your Home, but Don’t

By 179479 on Monday, October 16th, 2017 in Uncategorized. No Comments

Some home improvements are home owner preferences, and though you as a home owner appreciate the added convenience or appeal, the average buyer may not see as much value in it, therefore are not willing to pay more for it.
These home improvements come down to usability, future expense, and personal choice.

Bottom line, if it isn’t practical and/or it it’s going to cost the buyer future dollars to maintain, they probably won’t see it as offering additional value.

 

What are the most common things we see?

 

Wall to wall carpeting. More and more buyers today prefer hardwood, laminate, vinyl or tile floors in their main living areas. With an increased value on health and wellness, carpet is a potential trap for allergens, dust, dirt and more. If you already have carpets in good condition, there likely is no need to remove them. We just wouldn’t recommend installing new wall to wall carpet as a selling feature, when many buyers prefer flooring that is easier to clean and more durable. The exception to this would be in the basement. Here, carpet is most commonly seen as it brings a warm, ‘homey’ feel.

 

Extensive landscaping. Design and décor options are endless for both the interior and exterior of your home. Many landscaping jobs can be upwards of $50,000 and well beyond. If you choose to landscape extensively for your own enjoyment, that is fantastic, just keep in mind a buyer may not be willing to pay above and beyond for it. This depends on the property value as well. If your value is around $600,000+ then a buyer is likely willing to pay extra compared to those in the $400,000 range.

 

High end upgrades. High-quality upgrades generally increase the value of high-end homes, but not necessarily in mid-range homes. You want your upgrades to be consistent to maintain a similar style and quality throughout. This means you wouldn’t want to put in a $40,000 kitchen just to have a bathroom that is original from the 80’s. Worse would be to invest $100,000 into your main floor and exterior, however your basement is virtually non-functional. You’re better off to spread your investment to more areas to maintaining consistency, better meeting your potential buyer’s expectations.

 

Invisible improvements. Many buyers anticipate internal systems like plumbing, electrical and HVAC units (heating, venting and air conditioning) to be in good working order with years remaining before replacement. If these systems aren’t working, a buyer will likely be turned away. Buyers typically are not willing to pay extra just because the hot water tank was replaced. You’re better to see these improvements as regular maintenance, rather than an expected increase to property value.

 

Pool and/or Hot tub.  We have a hot tub and love it, however it does come with added work. Unless a buyer is an avid hot tub user, it’s unlikely they’ll pay more for it. Hot tubs and/or pools come with extra water, heating and maintenance costs. The one exception would be where a pool is standard to your area, such as living in a warm climate like Phoenix, California, Florida or Texas.

 

If you’re planning to sell your home and would like more information about what upgrades would help increase its value, give us a call! We’d be happy to meet with you, get a better understanding of your goals and give you our honest feedback on what options are right for you.  If you’ve enjoyed our articles, check out our blog at www.WeSellLeduc.com/blog.

 

Jason Rustand with RE/MAX Real Estate serves with the highest level of integrity and excellence every time.  For more info on this topic or others follow Jason Rustand Team on Facebook and Instagram, call Jason direct at 780.919.0004, email jrteam@shaw.ca or visit WeSellLeduc.com

 

 


3rd Quarter Stats

By 179479 on Monday, October 16th, 2017 in Uncategorized. No Comments

Here we are, well into the fall season, snow has come (and thankfully gone), and we find ourselves already into the 4th quarter of 2017. Maybe you’re like me wondering how this year, not much different from the past, has gone by so quickly. We couldn’t be more thankful to serve in a flourishing community, and today we’re excited to share with you our most recent sales stats for Leduc, AB.

 

Detached Single Family Homes # of sales Average Days on Market Average Sale Price
3rd Quarter 2017  82 55 $372,114
3rd Quarter 2016 98 58 $369,477
Year over Year (+/-)     +0.7%

 

Half Duplexes # of sales Average Days on Market Average Sale Price
3rd Quarter 2017  19 71 $323,370
3rd Quarter 2016 17 73 $312,088
Year over Year (+/-)     +3.5%

 

Condos (incl. townhouses) # of Sales Average Days on Market Average Sale Price
3rd Quarter 2017  22 85 $233,400
3rd Quarter 2016 24 88 $238,616
Year over Year (+/-)     -2.2%
***Note: All numbers above taken from rae.paragonrels.com***

 

Leduc’s 2017 third quarter sales held steady and strong. We experienced a TOTAL of 103 residential sales (including attached dwellings – not in charts), averaging 57 days on market and at an average sale price of $360,015. Comparing these numbers to our 3rd quarter in 2016, we saw 122 residential sales, averaging 63 days to sell and at an average sale price of $356,352.

 

Year over year, properties sold on average 3 days faster while the average price was up 1.02%. Naturally, these numbers are representing our community as a whole, and will differ somewhat from one neighborhood to the next.

 

We are proud to say that Leduc continues to offer incredible value with a growing number of amenities, resources, family support and conveniences. Our population has reached over 30,000 people (according to 2016 census). Not surprisingly more and more families are moving out of Edmonton and into communities like ours.

 

If you’re thinking about buying or selling a home and aren’t sure if now is the right time, give us a call. We’d be happy to meet with you, get a better understanding of your goals and give you our honest feedback on what options are right for you.  If you’ve enjoyed our articles, check out our blog at www.WeSellLeduc.com/blog.

Jason Rustand with RE/MAX Real Estate serves with the highest level of integrity and excellence every time.  For more info on this topic or others follow Jason Rustand Team on Facebook and Instagram, call Jason direct at 780.919.0004, email jrteam@shaw.ca or visit WeSellLeduc.com

 

 


E4084668 : Just Listed

By on Friday, October 6th, 2017 in Uncategorized. No Comments

Fantastic 1294 sqft 5 bed, 3 bath bungalow located on a corner lot in Caledonia close schools and the Leduc Rec Center. This cozy and very well maintained home has many upgrades done in recent years including a brand new hot water tank, dishwasher, paint throughout & basement carpets. Windows, furnace & baths (approx 10 years). The tiled entrance opens up to the bright living room with brick wood fireplace and laminate floors. The tiled kitchen is roomy with lots of counter space and ample cabinets. The dining area can fit a good sized table for those family meals and also quick access through the patio to doors to the deck/backyard. The main floor is finished off with 3 beds including the spacious master with a 3 pc ensuite and full bath. The open basement is fully finished with a family room, 2 extra bedrooms or even 1 can be a rec room for the kids, 3 pc bath & laundry room!! The 6900 sqft lot has tons of space in the backyard for a playset, trampoline and room to spare! Come check it out!! View Listing Details …


9 Buyer Traps and How to Avoid Them – Part 2

By 179479 on Tuesday, September 26th, 2017 in Uncategorized. No Comments

Today we continue talking about common and costly mistakes buyers make that can trap them into paying too much, losing their dream home or worse, buying the wrong property for their needs. If you missed Part 1, you can find it at www.WeSellLeduc.com/blog

 No mortgage pre-approval

A pre-approval collects all of your financial information and runs it through a qualification system to ensure your income and debt ratios are within the right range of affordability for the price point you want to buy. When you have a pre-approved mortgage, you can shop for your home with a greater sense of freedom and security, knowing as long as there are no unexpected surprises, funding should be available when you find the right home.  Not having a pre-approval done could result in significant increased stress and frustration.

No commitment letter

Before removing your financing condition, get a commitment letter from your mortgage specialist stating that your mortgage is unconditionally approval. Often mortgage specialists will offer a conditional approval, however there are certain requirements that must be met before a firm approval is in place. Removing your subject to financing without this firm approval could put you in a tough position of buying a property you can’t yet afford.

Inaccurate Survey

For residential property, the offer to purchase agreement states that the seller will provide a current real property report (also known as a survey or RPR). If this survey is not current, you may find that there are structural changes that are not shown. Examples could include a storage shed, a neighbor’s new fence that is extending a boundary line or an addition to the deck. Be very clear that the survey is current; meaning what’s on paper is an accurate reflection of the property.  Otherwise, you could be held liable for future changes, which could be very costly. For support on an up to date survey (real property report), talk to your Realtor or lawyer.

Unclear Title

Ensure early in the negotiations that the transfer of title for your new home can be done free and clear. The last thing you want to discover when you’re in the home stretch of your purchase is that there are encumbrances on the property such as tax liens, undisclosed owners, easements etc. that slow down or prevent you from taking over ownership.

Not doing a final walk through

A final walk through is commonly seen when the seller agrees to do some clean ups or repairs to the property before possession. This benefits the buyer so that if there are any concerns of work being completed, it can be discussed a few days prior to your move in day. Not doing so, could result in delayed possession, or lawyers battling it out to get the work completed after your move in, which of course result in added costs. During your walk through, bring your list of agreed upon fix ups and walk through them, checking them off one by one.

We’ve only shared a few of the many potential pitfalls buyers can fall into and not realize it simply because they don’t know what they don’t yet know.  Having a trusted, experienced Realtor on your side helps to alleviate these concerns so that you can confidently take the right steps to get into the right home. If you or anyone you know has considered buying or selling a home, give us a call. It’d be our highest honour to serve you!

Jason Rustand with RE/MAX Real Estate serves with the highest level of integrity and excellence every time.  For more info on this topic or others follow Jason Rustand Team on Facebook and Instagram, call Jason direct at 780.919.0004, email jrteam@shaw.ca or visit WeSellLeduc.com

 


9 Buyer Traps and How to Avoid Them-Part 1

By 179479 on Tuesday, September 19th, 2017 in Uncategorized. No Comments

No matter which way you look at it buying a home is a major investment. For many home buyers however, it can be an even more expensive process than it needs to be because many fall prey to a few common and costly mistakes, which trap them into either:

  • Paying too much for the home they want, or
  • Losing their dream home to another buyer, or
  • Buying the wrong home for their needs.

A systematized approach to the home buying process can help you steer clear of these common traps, allowing you to trim costs and secure the home that’s best for you. Over the next two weeks, we’ll talk about nine common and costly homebuyer traps, how to identify them, and what you can do to avoid them.

Lack of research                                                          

Do you know if the asking price is at fair market value? As a buyer, what price do you offer? Offer too low and you risk offending the seller. Offer too much and you overpay for the property. Failing to research the market and fully understand what comparable homes are selling for could result in either. Working with a trusted Realtor allows you to ride on their years of professional research to fill any gaps you haven’t yet discovered.

Buying the Wrong Home

Do you know specifically what you’re looking for in a home? Though it’s a simple question, the answer can be quite complex. More than one buyer has been swept up in the excitement of the buying process only to find themselves owning a home that is too big, too small, or in the wrong location. You could find yourself moving schools, with a longer than desired commute to work, or a dozen more fix-ups than you really wanted to deal with now that the excitement has died down. Take the time up front to clearly define your wants and needs. Put it in writing and use it as a checklist to confirm you’re meeting your greatest desires for the future.

Not getting a home inspection

We always advise clients to get a professional property inspection. We know it’s in their best interest and for their peace of mind. Would you believe over 10 years ago I bought property without doing an inspection? Only a few years earlier I sold the property to clients, whom had an inspection done and the report still available, so I assumed the property was still in solid condition. Big mistake. Within only a couple of years, we ran into some fairly substantial issues. A $500 up front investment would’ve saved us thousands.

Unknown Costs

Make sure you identify and uncover all costs, large and small, far enough ahead of time. As your possession date approaches, you will sometimes discover added expenses you didn’t account for such as deposits, taxes, inspections and more. Understanding all potential costs in advance helps you prepare while alleviating added stress.

Join us next week as we continue with more common buyer traps. If you’ve enjoyed our articles, check out our blog at www.WeSellLeduc.com/blog. If you or anyone you know has considered buying or selling a home, give us a call. It’d be our highest honour to serve you!

 

Jason Rustand with RE/MAX Real Estate serves with the highest level of integrity and excellence every time.  For more info on this topic or others follow Jason Rustand Team on Facebook and Instagram, call Jason direct at 780.919.0004, email jrteam@shaw.ca or visit WeSellLeduc.com

 

 

 


E4082051 : Just Sold

By on Friday, September 15th, 2017 in Uncategorized. No Comments

Meticulously maintained 1302sq ft (approx. 1950 on 3 levels) 4 bed, 2.5 bath split level is located close to beautiful walking trails, Fred John’s Park & the golf course. Built in 1985 & owned by only 2 families, you’ll appreciate the pride of ownership throughout. Living room offers large picture window, dining room, kitchen with tons of oak cabinets, granite counters, (2008), newer fridge & stove (2013), dishwasher (2008), & nook overlooking patio doors headed out to deck. Upper level offers spacious master, 3pc ensuite, 2 more beds & full bath. On the 3rd level you find an open family room, perfect to relax by the cozy gas fire place, read and watch TV. 4th bed/den & 2pc bath also on 3rd level. 4th level unfinished, lots of storage. Oak railings accent home. Newer shingles (2009), windows (2012) & furnace (2006). Central vac system. 2nd fridge & freezer. Beautiful corner lot, with good sized deck & storage shed. The entire yard has tons of flowers and perennials! You will be pleased!!!!! View Listing Details …


E4082051 : Just Listed

By on Friday, September 15th, 2017 in Uncategorized. No Comments

Meticulously maintained 1302sq ft (approx. 1950 on 3 levels) 4 bed, 2.5 bath split level is located close to beautiful walking trails, Fred John’s Park & the golf course. Built in 1985 & owned by only 2 families, you’ll appreciate the pride of ownership throughout. Living room offers large picture window, dining room, kitchen with tons of oak cabinets, granite counters, (2008), newer fridge & stove (2013), dishwasher (2008), & nook overlooking patio doors headed out to deck. Upper level offers spacious master, 3pc ensuite, 2 more beds & full bath. On the 3rd level you find an open family room, perfect to relax by the cozy gas fire place, read and watch TV. 4th bed/den & 2pc bath also on 3rd level. 4th level unfinished, lots of storage. Oak railings accent home. Newer shingles (2009), windows (2012) & furnace (2006). Central vac system. 2nd fridge & freezer. Beautiful corner lot, with good sized deck & storage shed. The entire yard has tons of flowers and perennials! You will be pleased!!!!! View Listing Details …