When you sell your property, you will be required to provide a current Real Property Report with the City of Calgary compliance stamp to your lawyer on or before possession day. This document will be forwarded to the buyer’s lawyer and must reflect the current state of the property and all permanent structures on it.

What is a Real Property Report (RPR)?

A Real Property Report (RPR) is a legal document prepared by a registered Alberta land surveyor. It provides a detailed, scaled drawing of a property, showing:

• Property boundaries

• Structures and buildings on the lot (e.g., house, garage, shed)

• Easements and utility rights-of-way

• Encroachments (structures that extend beyond property lines)

• Improvements such as decks, fences, and driveways

The RPR ensures that all permanent structures on the land comply with municipal bylaws and property regulations.

Why is an RPR Important When Selling a Home?

In Calgary, sellers (single family homes, semi-detached homes, townhomes, bare land condos) are required to provide a current RPR with municipal compliance before closing a sale. Here’s why it matters:

1. Confirms Legal Boundaries – Buyers need assurance that the property they are purchasing aligns with the legal land description.

2. Ensures Compliance with City Bylaws – The City of Calgary reviews RPRs to ensure structures meet setback requirements, zoning regulations, and permit approvals.

3. Prevents Delays in the Sale – An outdated or missing RPR can delay closing and cause last-minute legal complications with financial implications.

4. Protects Both Buyer and Seller – An RPR helps resolve disputes over fences, sheds, or encroachments before the transaction is finalized.

How to Get an RPR in Calgary

If you don’t have an existing RPR, you’ll need to hire a licensed Alberta land surveyor to create one. The process includes:

1. Surveying the Property – A professional will measure boundaries and structures.

2. Creating the Report – The surveyor prepares the official document with all necessary details.

3. Submitting for Compliance – The RPR must be reviewed and stamped by the City of Calgary to confirm that it complies with municipal regulations.

In Calgary, a Real Property Report (RPR) typically costs between $500 and $950 for a single-family detached home, with costs varying based on property size, complexity, and whether it's a new report or an update to an existing RPR. 

Here's a more detailed breakdown:

• New RPR: Expect to pay approximately $500 to $950 for a new RPR for a single-family detached home. 

• RPR Update: If you have an existing RPR and need an update, costs can be lower, but it depends on the changes since the original report. 

• Factors Affecting Cost:

  • Property Size and Complexity: Larger lots and more complex properties will likely cost more. 

  • Surveyor: Costs can vary depending on the land surveyor you choose. 

  • Rush Service: Some companies offer expedited services for an additional fee. 

  • City of Calgary Compliance Stamp: The City of Calgary compliance stamp costs $189. 

What If Your RPR is Outdated?

If you’ve made any changes to your property, such as adding a new deck, fence, A/C, garage, or shed, your old RPR will no longer be valid. In this case, you will need an updated RPR to reflect these changes.

Be aware that if you made a change such as a new deck, the City of Calgary will look at the entire property report and apply updated bylaws.

Common RPR Issues & How to Fix Them

Sometimes, an RPR reveals problems that could delay a sale, such as:

• Encroachments onto a Neighbor’s Property – This may require a legal agreement between homeowners.

• Non-Compliant Structures – If a garage, fence, or deck violates bylaws, you may need to apply for a variance or remove/modify the structure.

• Missing Compliance Stamp – Without a municipal compliance stamp from the City of Calgary, the RPR will not be accepted by buyers or their lawyers.

A Real Property Report is an essential document when selling a home in Calgary. Ensuring you have a current and compliant RPR can prevent last-minute issues, protect both parties, and streamline the transaction process. If you’re planning to sell, check your RPR early and update it if necessary.

Have questions about your RPR? Give me a shout.

As we get older, we start thinking more about how and where we want to spend our later years. One of the biggest questions many retirees face is whether to downsize to a smaller home or age in place. Both options have their pros and cons, and the right choice depends on individual needs, financial considerations, and lifestyle preferences.

The Case for Downsizing

Downsizing involves moving to a smaller, more manageable home, often with lower maintenance costs and fewer responsibilities. Sometimes it is within a retirement style community, enjoying connections with others at the same life stages. Here are some reasons why downsizing might be the right choice:

Financial Benefits

• Lower Monthly Expenses: A smaller home generally means lower utility bills, property taxes, and insurance costs.

• Profit from Home Equity: Selling a larger home can provide financial security, allowing you to invest, travel, or enjoy retirement without financial stress.

• Fewer Maintenance Costs: With a smaller home or a condo, you may reduce or eliminate the need for costly repairs and upkeep.

Lifestyle and Practicality

• Less Home to Maintain: A smaller space requires less cleaning and upkeep, making life easier and more convenient.

• Less Yard to Maintain: A smaller space requires less physical work, it may just be time to lighten the load – this truly depends on whether yard work brings enjoyment or not.

• Better Accessibility: Many downsized homes and outdoor spaces, especially senior communities, are designed with accessibility in mind.

• Closer to Family or Services: Moving closer to family, healthcare facilities, or entertainment hubs can improve your quality of life.

The Case for Aging in Place

Aging in place means staying in your current home while making modifications to accommodate changing needs. Here’s why this option might be appealing:

Familiarity and Comfort

• Emotional Connection: Many people prefer to stay in the home they love, filled with memories and sentimental value.

• Established Community: Remaining in a familiar neighborhood helps maintain social connections and a sense of belonging.

• Less Stress of Moving: Moving can be overwhelming and emotional, while staying put allows for continuity and stability.

Modifications and Support

• Home Modifications: Simple updates like grab bars, stairlifts, and walk-in showers can make a home safer and more accessible.

• In-Home Assistance: Hiring caregivers or using smart home technology can help with daily tasks and health monitoring.

• Yard maintenance and snow removal services: Hiring maintenance crews may be a lot less than a monthly condo fee.

• Financial Considerations: While home modifications can be costly, they may still be less expensive than purchasing a new property.

Key Factors to Consider

1. Health and Mobility: If mobility is becoming a challenge, consider whether your current home can be adapted or if a new, more accessible home is a better choice.

2. Financial Situation: Compare the costs of moving versus modifying your home and determine what makes the most financial sense.

3. Social and Emotional Well-being: Will downsizing bring you closer to loved ones, or will staying in place offer greater peace of mind? Many downsizing options provide fantastic community connection opportunities.

4. Long-Term Plans: Consider how your needs may change over the next 10-20 years and choose the option that aligns best with your future.

Deciding whether to downsize or age in place is a deeply personal decision that depends on various factors. Take time to evaluate your priorities, seek advice from financial and real estate professionals, and involve family members in the discussion. I am more than happy to have a conversation about what is best for you.

Whether you choose to move to a smaller home or stay where you are, the most important thing is ensuring a safe, comfortable, and fulfilling retirement lifestyle.

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Deciding whether to rent or buy a home is one of the biggest financial choices you'll make. The Calgary real estate market offers both opportunities and challenges for renters and buyers alike. To help you make an informed decision, let's break down the key factors of renting versus buying in Calgary.

1. Understanding the Calgary Real Estate Market

Calgary's housing market is known for its fluctuations, influenced by economic conditions, interest rates, and housing supply. Recently, home prices have risen, while rental rates have also increased due to higher demand. Whether you choose to rent or buy depends on your financial situation, long-term goals, and market conditions.

2. The Pros & Cons of Renting

Pros:

• Flexibility – Renting allows you to move easily if job opportunities or lifestyle changes arise, depending on the length of lease signed.

• Lower Upfront Costs – No need for a large down payment, just a security deposit and first month’s rent.

• Less Maintenance Responsibility – Landlords handle property repairs and maintenance.

• Access to Prime Locations – Renting can allow you to live in desirable neighborhoods where buying may be unaffordable.

Cons:

• No Equity Building – Your monthly rent doesn’t contribute to homeownership (can you put a maintenance amount into a savings each month – giving you the freedom to purchase in the future if you decide to and the discipline to maintain a maintenance fund for a future property).

• Rent Increases – Landlords can increase rent over time, making it less predictable.

• Limited Personalization – You may have restrictions on renovations and decorating.

• Lack of control – Landlords can be forced into a situation where they need to sell the property.

3. The Pros & Cons of Buying

Pros:

• Building Equity – Your mortgage payments contribute to homeownership rather than paying a landlord.

• Stability & Predictability – Fixed mortgage rates provide consistent monthly payments. Control over whether you sell or stay (or rent the property out).

• Freedom to Customize – You can renovate, paint, and personalize your home.

• Potential for Appreciation – Over time, home values in Calgary tend to increase, growing your investment long term.

Cons:

• High Upfront Costs – A down payment (typically 5–20%) and closing costs can be significant.

• Maintenance & Repairs – Homeowners are responsible for ongoing maintenance and unexpected repairs.

• Market Risk – Home values can fluctuate, impacting your investment.

4. Financial Considerations: Renting vs. Buying

5. When Does Buying Make More Sense?

Buying may be the right choice if:

• You have stable employment and can afford mortgage payments.

• You have saved for a down payment and closing costs. Check out this mortgage calculator. 

• You want to build long-term wealth through home equity.

6. When Is Renting a Better Option?

Renting might be better if:

• You are new to Calgary and unsure about long-term plans.

• You don’t have enough savings for a down payment and homeownership costs.

• You prefer to avoid the responsibilities of property maintenance (however a condo style might be the answer if this is the only reason).

Final Thoughts

The decision to rent or buy in Calgary depends on your financial situation, lifestyle preferences, and long-term goals. If you're uncertain, consulting with a financial advisor or real estate professional can help determine the best path for your situation. Whether you choose to rent or buy, Calgary offers diverse housing options to fit your needs. With years of experience in condos, townhomes, single family homes, I am here and would love to chat about your situation and answer any questions you may have.

Call or text Chris at 403-585-5362

Email chrismarshallrealtor@gmail.com

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Making your home more energy-efficient isn’t just good for the environment—it can also save you money on utility bills. Whether you’re looking to make small changes or invest in major upgrades, there are plenty of ways to reduce energy waste and improve your home’s efficiency. Here’s a comprehensive guide to help you get started.

Why Energy Efficiency Matters

Improving your home’s energy efficiency can lead to:

• Lower Utility Bills – Using less energy means spending less money on electricity, heating, and cooling.

• Increased Home Value – Energy-efficient upgrades can boost your home’s resale value.

• Enhanced Comfort – Efficient homes maintain stable temperatures and improved indoor air quality.

1. Upgrade to Energy-Efficient Appliances

Older appliances consume significantly more energy than their modern counterparts. Consider upgrading to:

• ENERGY STAR-Certified Refrigerators, Dishwashers, and Washing Machines – These appliances use less energy and water, saving you money in the long run. Dryers are a major consumer of energy – consider hanging laundry to dry.

• Energy-Efficient HVAC Systems – A modern heating and cooling system can dramatically reduce energy use.

• Smart Thermostats – Devices like Nest or Ecobee optimize your heating and cooling based on usage patterns.

2. Improve Your Home’s Insulation

Proper insulation prevents heat from escaping in winter and keeps cool air in during summer. Focus on:

• Attic Insulation – Heat rises, so a well-insulated attic can reduce heating costs.

• Wall Insulation – Insulated walls help maintain a stable indoor temperature.

• Weather Stripping and Sealing Gaps – Seal doors, windows, and other openings to prevent drafts.

3. Use Energy-Efficient Lighting

Switching to LED bulbs is one of the easiest and most cost-effective ways to reduce energy consumption. Benefits include:

• Lower Energy Use – They consume up to 75% less energy.

• Cooler Operation – LEDs generate less heat, reducing the strain on air conditioning systems. This is important for pot-style lighting, as heat goes directly into the attic (can lead to ice damns in the winter).

4. Optimize Your Heating & Cooling System

Heating and cooling account for a large portion of home energy use. Maximize efficiency by:

• Changing Air Filters Regularly – A clogged filter makes your system work harder.

• Installing a Smart Thermostat – Automatically adjusts temperatures based on your schedule.

• Using Ceiling Fans – Helps distribute air more efficiently, reducing reliance on HVAC systems.

• Scheduling Regular HVAC Maintenance – Ensures your system runs efficiently year-round.

5. Harness Renewable Energy Sources

Consider investing in renewable energy for long-term savings:

• Solar Panels – Generate your own electricity and take advantage of tax credits.

• Geothermal Heating & Cooling – Uses the Earth’s natural temperature for efficient climate control.

• Trees – Trees provide shade in the summer and wind protection in the winter.

6. Reduce Water Consumption

Conserving water also reduces the energy needed for heating and distribution. Easy ways to cut down include:

• Low-Flow Showerheads & Faucets – Reduce water use without sacrificing pressure.

• Fixing Leaks – Even a small drip can waste gallons of water over time. Toilets can be an un-noticeable culprit.

• Using Cold Water for Laundry – Saves energy used to heat water.

7. Make Smart Use of Natural Light

Maximizing natural light reduces the need for artificial lighting:

• Open Curtains & Blinds – Let sunlight in during the day to brighten and warm rooms naturally.

• Use Light-Colored Paint – Reflects light, making spaces appear brighter without additional lighting.

• Install Skylights – A great way to increase natural light in darker areas of your home.

8. Unplug Devices When Not in Use

Many electronics consume power even when turned off. Combat energy “vampires” by:

• Unplugging Chargers & Electronics – When not in use, they still draw power.

• Using Smart Power Strips – Automatically cut off power to unused devices.

9. Upgrade Windows & Doors

Older windows and doors often let in drafts, making your HVAC system work harder. Consider:

• Double-Pane Windows – Reduce heat transfer and improve insulation.

• Energy-Efficient Doors – Help prevent heat loss in winter and keep heat out in summer.

• Window Treatments – Thermal curtains or shades help maintain indoor temperatures.

10. Conduct a Home Energy Audit

A professional energy audit can identify specific areas where your home is wasting energy. During an audit, experts will:

• Use infrared cameras to detect leaks and insulation gaps.

• Check appliances and lighting for efficiency.

• Provide customized recommendations for improvement.

Final Thoughts

Making your home more energy-efficient doesn’t have to be overwhelming. Start with small changes like switching to LED bulbs and sealing drafts, then work your way up to larger upgrades like insulation and newer appliances. Over time, these adjustments will lead to substantial energy savings and a more comfortable, eco-friendly home.

By taking action today, you can lower your energy bills, add value to your home, and create a more comfortable home.

🏘In February, Calgary’s housing market saw a significant year-over-year increase in inventory, with the most notable growth in homes under $500,000, particularly apartments and townhouses.
📈Despite this surge, sales declined from last year, though they remained above historical averages. We are seeing a shift away from the strong seller’s market of recent years.
📈With an unadjusted benchmark price of $587,600—only 1% higher year-over-year—price growth has slowed, welcome numbers for buyers new to the market.

Note: February 2024 had 29 days, February 2025 had 28 days - this affects the number of sales recorded.

Data sourced from Calgary Real Estate Board.

Any questions about real estate, give me a call,
📱403-585-5362

February 2025 CREB Calgary Real Estate Full Report

February 2025 CREB Calgary REGION Real Estate Full Report

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When selling your home, first impressions matter. Home staging is a powerful tool that helps showcase your home’s best features, attract more buyers, and ultimately increase its value. A well-staged home can sell faster and for a higher price, making it a worthwhile investment. Here are expert home staging tips to maximize your home's appeal and value.

Step 1: Pre-Packing

Before staging, start by decluttering and pre-packing to create a clean, organized space that appeals to buyers.

• Remove excess clutter by donating, selling, or discarding unwanted items.

• Rent storage, use a friend’s garage, or utilize your own garage for pre-packing.

• Take down personal photos and replace them with neutral art or landscapes.

• Clear countertops of unnecessary items for a tidy look.

• Organize storage areas, aiming for half-full, color-sorted closets with clear floors.

• Use opaque bins instead of clear ones for a more polished appearance.

• Remove excess furniture to create more space.

• Take down heavy window treatments and ensure blinds function properly.

• Add healthy plants for a welcoming touch—trim overgrown ones and remove dead ones.

• Tips on decluttering: Why & How to Declutter Your Home in Quick and Easy Steps

Step 2: Preparation

A spotless, well-maintained home gives buyers’ confidence in its upkeep.

• Deep clean every room, including floors, walls, and baseboards.

• Professionally clean carpets and appliances.

• Spot clean walls, light switches, and door handles.

• Touch up or repaint areas that need freshening up, both inside and out.

• Oil squeaky door hinges and ensure all doors open smoothly.

• Seasonal maintenance: mow the lawn, trim trees and shrubs, tidy flowerbeds, and add fresh mulch.

• In colder months, keep driveways and sidewalks clear of snow, leaves, and debris.

Step 3: Maximize Natural Light

Bright homes feel more spacious and welcoming. Make the most of natural light by:

• Opening curtains and blinds to let sunlight in. Ensuring that any curtains are hung wider than the window, as to make the window appear larger.

• Cleaning windows (inside and out) as well as mirrors to enhance brightness.

• Using sheer window coverings to maintain privacy while maximizing light.

• Adding mirrors to reflect light and create the illusion of more space.

Step 4: Neutralize Your Color Palette

While bold colors may reflect personal style, neutral tones appeal to a wider range of buyers.

• Paint walls in neutral shades like beige, gray, or off-white.

• Use soft, cohesive tones for furniture and decor.

• Add subtle pops of color through accessories like throw pillows and artwork.

• Texture over bright color in order to add interest.

Step 5: Enhance Curb Appeal

The exterior is the first thing buyers see, so make it count.

• Mow the lawn and trim overgrown bushes.

• Add potted plants or flowers near the entrance.

• Repaint or clean the front door for a fresh look.

• Ensure house numbers are visible and attractive.

• Tips on Curb Appeal: Curb Appeal: 10 tips to add value to your home right now.

Step 6: Define Each Space

Every room should have a clear purpose to help buyers visualize how to use the space.

• Set up a dedicated workspace in a spare bedroom to highlight functionality.

• Stage an empty nook as a reading area with a cozy chair and lamp.

• Make sure the dining area is inviting with a set table and neutral centerpiece.

Step 7: Upgrade Lighting Fixtures

Lighting sets the mood and enhances the home’s ambiance.

• Replace outdated fixtures with modern, stylish options.

• Ensure all light bulbs work and are of matching tone (all cool or all warm color).

• Use a mix of ambient, task, and accent lighting.

• Add table lamps and floor lamps in dim areas for warmth and brightness.

Step 8: Modernize Kitchen and Bathroom Spaces

These rooms play a crucial role in home value and appeal.

• Replace old cabinet hardware with sleek, modern handles.

• Update faucets and fixtures for a fresh look.

• Add new towels, soap dispensers, and fresh flowers to bathrooms.

• If you have the time and money painting or replacing kitchen/bathroom cabinets that are in need of an update will make a significant impact.

Step 9: Arrange Furniture Strategically

Proper furniture placement and size can make a room feel larger and more functional.

• Keep pathways clear to make spaces feel open.

• Arrange furniture in a way that encourages conversation and flow.

• Use appropriately sized furniture to balance proportions in each room.

Step 10: Add Final Touches

Small details can make a big impact when staging a home.

• Place fresh flowers or greenery in key areas, but not over-done.

• Use cozy throws and decorative pillows to add warmth.

• Set the dining table with neutral, elegant tableware.

Photo Day Preparation

Great listing photos make a big impact on buyers, so prepare your home to look its best.

• Turn on all interior and exterior lights and lamps for a bright, inviting atmosphere.

• Hide clutter, including Kleenex boxes, shampoo bottles, and other personal items.

• Open drapes and blinds during the day to let in natural light, and close them at night for a cozy feel.

• Ensure furniture does not block windows, maximizing light exposure.

• Replace any burned-out light bulbs.

• Use high-wattage bulbs that match in color temperature (warm or cool) for consistency.

Showings

Creating a welcoming atmosphere for potential buyers during showings is key.

• Make the home smell fresh and clean—avoid strong artificial fragrances.

• Turn on all lights to brighten the space.

• Open drapes and blinds in the daytime for natural light; close them in the evening.

• Unlock all interior doors to create an open and inviting feel.

• Ensure the home is quiet by turning off TVs and other distractions.

• Leave the home during showings, and take pets with you if possible.

Staging your home effectively can make all the difference in attracting buyers and increasing its value. By following these steps—pre-packing, preparing, maximizing light, setting up for photos, and creating the perfect showing experience—you can create a space that feels inviting, spacious, and move-in ready. Investing in these small but impactful changes can help you sell your home faster and at a higher price.

If you're preparing to sell, consider hiring a professional home stager for expert guidance or implementing these DIY staging tips to maximize your home's potential!