Many Calgarians worry that a flooding event similar to that of 2013 will occur once again causing billions of dollars in damages and putting lives at risk. The City of Calgary is putting the safety of the community and economy as a top priority by ensuring that projects for developing the city’s flood resilience are progressing.

The flood in 2013 was the biggest flood in Calgary since 1932, leaving about $6 billion worth of damages and financial losses. Furthermore, this flood cost 5 lives and about 80,000 people were evacuated from their homes. The City of Calgary is working towards creating infrastructural improvements in order to prevent this level of devastation from hitting the city once again. 

After almost 5 years of work and $82 million later, the Glenmore Reservoir upgrades have been completed.

The following infrastructure improvements were made to the Glenmore Reservoir:

• Rehabilitating the dam 
• Addition of intermediate piers
• Weir crest extension 
• Addition of new, higher steel gates with independent hoists in replacement of the wooden stop log system 
• Replacing bridge deck to increase space for pathway users 

According to the City of Calgary, the infrastructure improvements will provide benefits such as increasing water drinking supply for the residents of Calgary and future generations, strengthening flood resilience during low river flows in the winter and high river flows in the spring, and providing recreational options for pathway users such as walking and biking lanes. 

How are these improvements going to ensure flood resilience for residents near the Elbow River?

The new gates are made of a higher and stronger steel in order to withstand loading from ice during the winter months. The independent hoists on the gates then makes it possible to control the higher water levels during the spring. These steel gates in replacement of the previous wooden stop log system increases the storage by approximately 10 billion litres. 

These upgrades such as increasing the water storage and building higher, strong walls are a step towards preventing flooding from occurring. The city official has claimed that these new gates will provide protection against a 1-in-30 year flood event. 

In addition to the Glenmore Reservoir, the City of Calgary is working on the Springbank Reservoir project to protect Calgary from another major flood. While this project has yet to break ground, the Springbank Reservoir is a new off-stream diversion project being built to protect Calgary from a flood similar to the one in 2013.

There is roughly a 1% chance every year of a major flood occurring in Calgary, for this reason, the city needs to be prepared to fight a 1-in-100 year flood event that has a possibility of occurring. The Springbank Reservoir is what will truly provide the city with the protection it needs.

This project however, is progressing slowly in order to make sure each step is monitored by city officials and engineers. The province officials have now acquired over 25% of the land needed for the Springbank Reservoir, allowing the capacity of water to be around 78 million cubic metres. This Springbank Off-stream Reservoir remains under the provincial and federal governments’ regulatory review and there is no clear date of when the project will be complete. 

The Springbank Off-stream Reservoir is the best flood mitigation option for the Elbow River. It is expected to reduce flooding by managing intensive flow rates and high water volumes. This is a large, dry reservoir that will temporarily store water during a flood. If the Elbow River floods, the water will be diverted into the dry Springbank Reservoir to prevent it from harming communities. 

A major concern for this project is the environmental aspect of how it may affect ecosystems and wildlife. The Environmental Impact Assessment pertaining to the Springbank Reservoir has been approved by the provincial government. It has been thoroughly studied and engineered to ensure that there are no adverse effects on the ecosystems or wildlife of the Elbow River. 

The Springbank Off-stream Reservoir will work in tandem with the Glenmore dam to handle the volume of water experienced in the 2013 flood. Together, these projects will work to reduce any future damages that could be caused by flooding. 

These projects become especially important in protecting the city from the impacts of climate change. As climate changes begin to pose a greater threat, it is more likely that Calgary will see extreme weather events such as flooding in the future years. For this reason, dams and reservoirs are the city’s top priorities in ensuring the city is ready for future flooding, and the projects are in place to prevent large-scale damages. 

Visit the city’s website to learn about Calgary’s Flood Zones. 

https://maps.calgary.ca/riverflooding/

Should you buy or sell a house in December? In this post we will explain the pros and cons of the December Housing Market.

The warmer months are when most people enter the housing market but there are some unique qualities to the December/Winter Housing Market that both buyers and sellers can take advantage of. From competitive list prices to quicker sales here are some factors you should consider if you are buying or selling a home in December.

Do House Prices Drop in December?

In general house prices are lower in December with some of the best deals for a few reasons. 

The winter market in general tends to be slower and sellers who list their properties now are very motivated to sell, which means they will be more willing to enter negotiations. To take advantage of this buyer you should find a realtor who is an expert negotiator.

The holidays are also approaching, which is a hectic time of year. Since there is less inventory in December this can lead to quicker sales if a seller has a competitive list price. Sellers are also more likely to receive offers closer to their list price. These facts along with less landscaping responsibilities, makes the December housing season less stressful for sellers.

Are There Less People Buying/Selling in December?

Yes, there is less inventory and less buyers this time of year. This can be both good and bad for both buyers and sellers.

Buyers are much less likely to find themselves in a bidding war since there is a smaller number of buyers this time of year. This time of year does mean buyers have less choice because of the limited inventory but winter sellers are generally willing to enter into negotiations.

For sellers in the December housing market there is limited competition, since most people wait to list their properties until the spring. This is because many sellers don’t want to list right before the holidays and others don’t want to deal with people tracking snow and dirt into their homes during each showing. Winter buyers are generally serious about buying and aren’t “just looking” like some spring and summer buyers. Winter buyers are looking for homes because they genuinely want or need a new home, or perhaps they are deal hunters. Sellers may meet with fewer buyers but there is a good chance you will have a successful sale.

Average Price of Listings and Inventory in December vs Other Months

On average December has lower prices compared to other months of the year. Here are some housing statistics for different months of the year.

Total Residential Price

• Dec. 2020 – $422,300
• April 2021 – $451,400
• Aug. 2021 – $459,600
• Nov. 2021 – $461,000

Rowhouse Price

• Dec. 2020 – $280,500
• April 2021 – $293,400
• Aug. 2021 – $300,600
• Nov. 2021 – $299,100

These show how over the course of a year the prices fluctuate and tend to decrease during the colder months and start growing as the weather becomes warmer. The following graph shows this change for Rowhouse prices in Calgary from January 2016 to November 2021.

To answer the initial question of “Should You Be in the Real Estate Market in December?”, the answer is YES. The December real estate market has many opportunities for both buyers and sellers which you won’t find during other times of the year. Now that Winter has arrived, keep an eye on the market to see if there are any great deals you may want to take advantage of.

Source: CREB | Real Estate Resources for Calgary

People tend to overpay for property in a hot market for emotional reasons. Although it is sometimes worthwhile, it is now more vital than ever to avoid overpaying for real estate. Inflation is a threat in the aftermath of the COVID-19 pandemic. Costs are rising across many sectors as economies recover from a severe economic disruption. Because real estate is rarely a short-term investment, understanding the cash flow and subsequent rate of return is crucial to attaining the goal of making profitable investments.

What Is An Inflation Hedge?

An inflation hedge involves investing in an asset that is predicted to sustain or increase in value during an inflationary period. Rent and property values tend to rise with inflation, hence real estate has long been thought to be a good inflation hedge. Real estate and farms have been shown to be excellent inflation hedges in the past.

Cumulative change in inflation and the new housing price index. (Statista, Statistics Canada)

This chart compares inflation to the new housing price index from 2000 to 2020. The change in cumulative inflation was 39 percent, compared to a change and increase in the new house price index of 51.8 percent. According to the data, the new price housing index outperformed inflation, demonstrating that real estate can be used as an inflation hedge.

As your home price increases over time, it lowers the loan-to-value of any mortgage debt, acting as a discount. Therefore, the equity on your property increases, but your fixed-rate mortgage payments remain the same.

Why You Shouldn’t Overpay  

As Will Rogers once said, “Don’t wait to buy real estate. Buy real estate and wait.” It is important to define and stick to a timeline when purchasing real estate to determine if it is worth it to overpay. Overtime, inflation will correct any mistakes made. Easily substituted suburban properties are likely to depreciate in value when held onto for a short period of time. New properties have initial depreciation where the value of the building decreases further than the value of the land increases. The property value will decline until there is more establishment in the area and inflation occurs. So, if you overpay for a property today and you hold onto it for 25 years, you are likely to get a great return on investment.

Final Thoughts

Overpaying is a broad term and could have different meanings to different people. The most important thing is that you know what is worth overpaying for. If you’re holding onto a property for a short period of time but you know you will highly enjoy it’s assets, it might be worth it to overpay.

A good real estate agent will more often than not tell you to not buy a property. Good real estate agents are most concerned with completing a  successful transaction where the client makes the right move for them. 

Buying a foreclosed home can be a complicated process. While it can be a great deal for those looking to get involved in investments, it is important to make informed financial decisions, understand the possible risks, and have a great Agent on your side.

Foreclosure is the new buzzword. In fact, you might have even heard it before and wanted to learn more about it. We can teach you the most important things that you need to know before buying a foreclosed home!

What is a foreclosure? 

What is Functional Obsolescence?

If you’re interested in investing in real estate, a term you should know is functional obsolescence. You’ve probably heard that you should avoid functional obsolescence in real estate in order to make profit. Maybe you’ve heard that certain designs are now functionally obsolete. 

So what does functional obsolescence mean in real estate? 

Is Buying a Newly Built Home Right For Me? 

Are you considering investing in a new home as your next big financial purchase? 

Lots of real estate investors find interest in buying a newly built home. After all, nothing is better than moving into a house built just for you. 

While a new home can be extremely appealing, it is important to consider any downsides that may come along with it.  

The Advantages of Buying a Newly Built House

There has been an increased amount of emphasis on sustainability in real estate. Properties with eco-friendly features promote a sustainable lifestyle and definitely stand out in the market. 

Why do we recommend you go green?

Making your property energy efficient and marketing it as a “green home” will be beneficial to both you as a landlord and your renters. This property would attract renters looking to reduce their carbon footprint through their lifestyle and of course, cost them much less in utility bills. 

Marketing your property as a green home will show that you are socially responsible and will attract tenants with the same mindset. Moreover, having energy efficient features to the unit will cost renters significantly less in utility bills. 

All the information and data provided in this article is credited to City of Calgary’s Land Use Bylaw. Please visit the City of Calgary for more information or a full read of the bylaw.

As a developer or home investor, you have probably heard of the City of Calgary’s Land Use Bylaw which defines rules and regulations of how specific zonings are to be used regarding the development of land in Calgary. 

As you may know, specific areas of the city are designated as “residential zones”. In these areas, there can be development of residential units such as single family housing, townhouses, low and high rise apartment buildings, and mobile homes. 

The new and emerging trends in architecture for 2021 are all about sustainability and practicality presented via design. As a society, we are evolving into being more environmentally aware of our footprint and it is reflected in the upcoming trends. There is now greater use of sustainable materials, outdoors spaces, and natural lighting, which all comes down to greater appreciating our planet. 

Here are the 5 latest and greatest trends in new developments for 2021

Whether you’re a first-time buyer or an experienced investor, a pre-construction property can be a great investment option for you. Although investing in pre-construction properties can be risky, you can also make significant profit from it. Buying a pre-construction property such as a new townhouse is a speculative investment decision that requires strategy and knowledge in order to generate profit in the near future.

What is a pre-construction property?

A pre-construction property is bought before the construction of the property. You essentially buy a pre-construction property based on blueprints, computer simulated walk throughs or renderings, or model homes. 

Here are some of our tips for your pre-construction property investment: