E4087408 : Just Listed

By on Thursday, November 2nd, 2017 in Uncategorized. No Comments

This 1774sq ft, 3 bedroom, 2.5 bath 2 storey in Windrose has a great lot and is a rare gem! Immaculately maintained home with open concept main floor is perfect for your growing family. Immediate possession means a lovely Christmas, with the tree beside the beautiful gas fireplace. Large kitchen with island is perfect for cooking and meals together as a family. Beautiful double doors lead out to the expansive back deck, with enough room for entertaining! Main floor laundry room is a delight! On the second floor is a huge bonus room with large window, ideal for a theater space or family room! There are three generously sized bedrooms, with the main boasting a 4 pc ensuite, complete with corner soaker tub and walk in closet! The attached double garage has plenty of space to store all of your toys/hobbies, and includes a newer garage door and motor. This home has the right price, right size, right location! View Listing Details …

Is Buying a Rental Property the Right Choice for You?

By 179479 on Wednesday, November 1st, 2017 in Uncategorized. No Comments

If you asked most people who don’t own rental property if they’d consider buying one, many would say absolutely!  The thought of ‘sitting’ on a property while someone else pays down your mortgage is of course very appealing. Ask the same question to someone whose owned rental property and at least half of them would say, “No thank you” or “Never again!”.


Owning rental property appears easy until you do it. Being a landlord doesn’t mean you ‘sit’ on a property and wait, it means you own a second job. There’s more to it than just finding a tenant. You need a tenant who’s responsible enough to pay monthly rent and preferably one who wants to take good care of the property. You need to be available for inspections, walkthroughs, routine fixes (which rarely happen at convenient times), costly upgrades like fencing, shingles, flooring etc. You need to sort tenant inquiries, show the property, deal with vacancies, contracts and more.


If you rent to the wrong tenant, you could have even bigger challenges to deal with such as non-payment, damages to the property, eviction notices and even worse, court. Hiring a property manager can help, however it does affect monthly cash flow (if you even have any to start with) and it’s even unlikely the property manager will care as much about the attention to detail as you will.


Even so, if you’re willing to deal with the risk and take on a second job for little to no pay for the upcoming one to two decades (no joke), it’s quite incredible how well rental property can ‘pay off’ in long term.


So, how do you know if it’s the right choice for you?

  1. Do you have a down payment saved? Most lenders require a 25% down payment. If these funds or more are already available, that’s a great start.
  2. Will you have an emergency fund set aside? An emergency fund is a necessity to maintain financial peace. These funds help when unexpected repairs or maintenance come up such as needing a plumber or duct cleaning. You also want it for major items like furnace or appliance replacement. Most leases are one year and should your tenant decide to move you want to be prepared to cover 1-2 months’ vacancy as well. A healthy start to an emergency fund is 3 months’ worth of expenses.
  3. Are you good at repairs? If not, do you know people who are who could be available within a 24-28hr period when (not if) a need comes up?
  4. Are you intuitive with people? Do you have a good judge of character? There are ‘professional’ tenants who are really good at telling you what you want to hear. They have all the right answers, but it is not a true representation of their character. You need to determine who the right person is to care for your property and pay the bills.
  5. Are you prepared to deliver eviction notices if needed? This is the hardest part of being a landlord. You want to be understanding and patient for people’s situation, however sometimes tenants can take advantage if or when you become lenient. The bottom line is bills need to be paid, and it’s up to them to pay as that’s what they agreed to do. Sometimes this means making a tough call if you feel you’re being taken advantage of.
  6. Are you prepared to be honest and work hard for your tenant? There are as many poor landlords as there are poor tenants, and as many good landlords as there are good tenants. As a landlord, you are just as responsible for the upkeep of the property as they are. Do your part, take care of them, be respectful and you are more likely to receive the same in return!

If you answered YES to the reasons above, then buying a rental property may very well be the right choice for you.

Join us again next week as we share more about this topic. If you’d like more information about buying an investment property, give us a call! We’re happy to answer any questions you have.  And if you’re considering selling your home, it’d be our pleasure to meet with you, get an 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


E4087394 : Just Listed

By on Wednesday, November 1st, 2017 in Uncategorized. No Comments

What’s not to love about this 1336 sq ft, 3 bed/2.5 bath, 2 Storey home in popular Southfork? This home is perfect for a young family or someone looking to purchase their first home. Less than 3 years old, everything is crisp and clean! The open concept main floor is a perfect gathering space! The kitchen features lovely white cabinets, tile back splash and SS appliances! Beautiful lighting and large windows create the perfect atmosphere! Upstairs the master suite is an ideal retreat space. Boasting two large front windows, a walk in closet and 4 pc ensuite with a full tub! The second and third bedroom are on the back side of the home with the stairs and bathroom separating them from the master.u00A0 The basement is ready for your unique needs, perhaps a playroom or theater space, or a fourth bedroom for a teen! The double detached garage has plenty of space for your toys and/or vehicle. This home is move in ready! View Listing Details …

E4087004 : Just Listed

By on Monday, October 30th, 2017 in Uncategorized. No Comments

Located in Southfork across from a park!! Fresh and modern, this 1376 sq ft, 3 bed 2.5 bath, 2 storey is a beautiful place to call home! Curb appeal is high with large front veranda on a quiet street! The lovely dark hardwood compliments the trendy paint and trim, and super bright front living room! The open concept main floor is perfect for entertaining or family hang out time There is even a delightful kitchen breakfast nook area looking out into the back yard. The tiled floor kitchen with white cabinets and island are pleasing to the eye! 2 spacious spacious beds upstairs and bonus room with cozy carpeting and the master boasts a walk in closet and very nice 4pc ensuite . This home has plenty of room for you and your growing family! Central air included!! The basement is 80% complete with a family room great for the kids to hang out in!! All thats left is the bath to finish. Out back is a heated and spacious detached dbl garage to keep the vehicles warm. Family friendly neighborhood of Southfork!! View Listing Details …

E4086838 : Just Listed

By on Thursday, October 26th, 2017 in Uncategorized. No Comments

This 767 sq ft, 3 bed/2 bath bi-level in Devon is the perfect place to start for first time buyers! With a huge landscaped lot, a plethora of perennials, new 2 tiered deck, fire pit, fenced yard, and large garden area, this is the outdoor living space you’ve always dreamed of! Not to mention close proximity to the river valley! Many upgrades inside include newer paint, windows, kitchen cabinets and lovely flooring in the basement. The main living area is wide open and feels fresh and welcoming with oodles of natural light. There are two good sized bedrooms on the main floor along with a beautifully tiled 4 pc bath. In the bright basement, there is a third bedroom, a great family room/kids play area, a second 3pc bathroom, as well as some great storage space. The driveway is roomy with plenty of space for your boat, rv or extra vehicles. Great price, great location, great home! View Listing Details …

What Risks Do You Face When You Don’t Get a Permit?

By 179479 on Wednesday, October 25th, 2017 in Uncategorized. No Comments

Last week we talked about permits, the type of projects you need them for, and why they’re important. If you missed the article, check out our blog post titled, “What you need to know about building permits” at www.WeSellLeduc.com/blog


Today we want to share what complications can arise when you don’t get permits in place before starting your building or renovation project. Often when we list a property for sale, we learn the seller didn’t get a permit for their deck, shed, some of their basement development or other building projects. Without these permits in place, there is no guarantee that the work was completed according to building codes and safety guidelines.

Obtaining permits is the law. Without them, you risk being held liable if anything was to happen to an occupant in the home. After speaking with the planning and development department with the City of Leduc, we learned that one could receive up to 6 months’ jail time and up to $150,000 fine if they don’t have proper permits in place should a serious injury or death occurred that could’ve been avoided. Suddenly the extra $50-200 charge you thought was unnecessary for a permit just became a wise investment.


Whether you plan to stay in your property long term or sell in the near future, it’s your responsibility as the homeowner to ensure permits are in place.  Maybe you bought your property years ago before permits were strictly enforced and are thinking of selling. If so, find out if there are any missing permits before putting your property up for sale.


If permits are missing, and you’ve accepted an offer on your home, it could mean major costs down the road. For example, let’s say you built a 2-tiered deck with a built in hot tub and a garden shed. If the electrical work for the hot tub wasn’t done correctly, it will have to be redone.  We’ve seen problems with decks being built too big for the amount of pilings, which can result in a rebuild. Or maybe your shed doesn’t comply with the right distance from a neighboring property and now it has to be moved. This could mean renting pricy machines to move it, or having the shed torn down and rebuilt. These are time intense and costly projects that could’ve been avoided had you got a permit and follow up inspection in place from the beginning.


Without permits in place, the City will not issue compliance with your real property report (RPR). A real property report determines that the house and all additional buildings or structures comply with city codes and guidelines. Many buyers will not move forward with the purchase of a home without a current RPR as the risk is too much for them to take on, especially when there are unknowns.


Let’s say you have an accepted offer on your property but still need to finalize permits. This could lead to further complications at time of closing such as lawyers holding back money until the permits are in place.  It could also delay closing, if the buyer’s lawyer suggests waiting until permits are finalized. Although less likely, it’s even possible the buyers may not close at all and your sale falls through.
The risks overall are too great to skip this viable step. Apply for your permits by contacting the City of Leduc at 780-980-7124 or going to www.leduc.ca for an online application.


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










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