Holiday Greetings – A Recipe – Some Jokes

These are unprecedented times that call for following new health recommendations for celebrating Christmas 2020. We will be enjoying the holiday season with members of our household only. Our children are excited despite not seeing friends and other family members. They have our attention and time which is what kids really like.

We are very happy. Life is good. I hope you take this time to have fun with your loved ones. Stay warm and stay safe and have a happy and healthy New Year in 2021.

Our best wishes to you, from Chris, Nancy, Meah and Nick

Please enjoy the recipe and jokes.

Savory Roasted Chickpeas - A Nutritional Snack! - 3 Easy Steps

Did you stock up on cans of chickpeas during the corona virus pandemic? With this easy recipe you can use them to make a nutritional snack for the whole family.

Ingredients:

2 tablespoons olive oil

1 tablespoon ground cumin

1 tablespoon smoked paprika

1 teaspoon garlic powder

1/2 teaspoon chili powder (optional)

1 pinch each of sea salt and ground black pepper

1 (15 ounce) can chickpeas, rinsed and well drained

Directions:

Step 1 - Preheat an oven to 350 degrees F (175 C).

Step 2 - Whisk oil, cumin, paprika, garlic powder, chili powder and black pepper in a small bowl; add the chickpeas and toss to coat. Spread onto a parchment-lined baking sheet.

Step 3 - Roast stirring occasionally, until nicely browned and slightly crispy, about 40- 45 minutes.

Snack on these instead of chips. Try it sprinkled on a salad for extra protein.

 

Christmas and New Year One-liners

What do you call an obnoxious reindeer? RUDEolph.

Where does Santa keep all his money? At the local snow bank.

What goes "oh oh oh"? Santa walking backwards

What's the problem with jogging on New Year's Eve? The ice falls out of your drinks!

A New Year's resolution is something that goes in one year and out the other.

In 2021, I will become a vegan for a day and then realize that it was a missed steak.

source: http://www.jokes4us.com/holidayjokes/newyearsjokes.html

Go Big! - Home Owners Seek to Upgrade

 Go Big! - Home Owners Seek to Upgrade 

Big Backyard - Big-time Fun

The Trend for Tiny Homes is a Thing of the Past

The recent market trend for that tiny, more efficient home has ended. Covid-19 has changed the way people live and where they work. Goodbye commute, many Calgarians work from home. This is a movement that will stay for the 'for-seeable' future and may be a development that is here forever. People think about the square footage they now occupy day in and day out. They want to increase the space of their home and by a lot!

Single Family Home Sales are Up

The time when buying downtown meant a place to invest is no longer a sure bet, at least not for the time being. The real estate movement these days is buying into suburbs, up by 45%. The average price is in the $600,000 range. Consequently, apartment sales this past season have fallen by one per cent compared with the same time last year.

Main Floor Office Space a High Priority.

"Buyers during the COVID pandemic are favouring larger homes," says Barb Richardson, senior vice-president at Sotheby's International Realty of Canada. It reflects a growing preference among buyers for space. Having plenty of room especially for an office on the main floor is important. "Office space in homes is paramount," she says.

Big Backyards are in Demand

Most families dream of a back yard where the kids can play and be safe. Due to the Corona Virus pandemic, it is more important than ever. Recent numbers from the Calgary Real Estate Board show that there is an increase in buyers wanting a big yard, landscaping and even a vegetable garden.

Think of Selling to Upgrade - Don't Expect a Crowd at Open Houses

Calgary realtors say they are surprised by the level of activity in the city's housing market but open houses aren't what they used to be. The Calgary Real Estate Board (CREB) has reported that much has changed when it comes to open houses because of Covid-19.

New technology with 3-D scans of the homes, inside and out allows buyers and sellers to have open houses 24/7 online. Realtors have stated that website traffic has definitely spiked since the pandemic hit.

Any questions? Give Chris a call 403-6804479

Losses - Disaster - Lower - Declining - Falling but Wait!

Losses - Disaster - Lower - Declining - Falling but Wait!

These words all sound like doom and gloom. This is an unprecedented time in Calgary's history, Covid-19, job losses, oil prices, fear, yes but what if you still want to sell your home or buy one? The housing market has, over the last few weeks, adjusted to the pandemic.

The Facts - Should You Buy Now?

According to the Calgary Real Estate Board, April sales hit 573 units, a decline of 63 % over last year. CREB® chief economist Ann-Marie Lurie, said, "The combined impact of COVID-19 and the situation in the energy sector is causing housing demand to fall." But she also stated, "Demand is also falling faster than supply. This is keeping the market in buyers' territory and weighing on prices."

Buyers have Power

A greater share of home/condo sales has occurred in the lower price ranges. A homebuyer household earning $99,000, which is the median Metro Calgary household before-tax income, could get a mortgage that would be enough to buy for example a small condo. Maybe a $475,000 house is now achievable. Many sellers are uncertain about the state of the economy and more nervous about selling their home, which gives buyers increased power they normally don't have.

When will it End? Who Knows?

When the news of the world turns negative, you may be tempted to stop. During a shattered market economy it seems like the world is ending when you are in the middle of it. Time and again, when terrible events occurred, the same thing always happened, they ended. Throughout history when people seem to think the situation is hopeless, we always pulled through. This time should not be different.

Two examples of market extreme, is the internet bubble of the late 1990s and the stock market crash of 2008. In those moments, we saw the same headlines of doom and gloom. The trends kept going in the downward direction—until, that is, they didn't.

After the storm you may be happy you invested in something stable like a home. 

Several Incentives Help Cushion the Blow

There are many risk factors with Covid-19. Risks are events that may or may not happen. People need to live someplace. Why pay rent? A home is something many first-time buyers can now be hopeful for. The Federal Government, the Bank of Canada and the country’s biggest commercial banks are pulling out all the stops to try and head off a serious recession.

The central bank has cut interest rates spurring mortgage rates lower.  Banking regulators have loosened bank capital requirements to free up C$300 billion of lending capacity. Robert Hogue, senior economist at RBC Royal Bank says, "In all likelihood, this will be a temporary hit with a rebound taking place later this year once the COVID-19 situation settles down."

The Facts - Should You Sell Now?

Given the current recession combined with the pandemic, sellers may want to push ahead and sell. Home prices may not regain the current low levels because a Coronavirus-induced recession may inflict long-term economic damage.

If you're selling a home during the pandemic, you can expect technology to play a big role.  

For details on restrictions and challenges see my blog on What I Am Doing - Virtual Touring. https://yourhomeinalberta.blogspot.com/2020/03/what-i-am-doing-during-covid-19-pandemic.html

Carry on and Keep Calm and…

If you have questions give me a call, Chris at 403-680-4479

2020 Vision - Clear Path for Alberta's Future

2020 Vision - Clear Path for Alberta's Future

Victory for Trans Mountain

The recent Supreme Court decision removes the remaining obstacle for the Trans Mountain pipeline project to go ahead. The court upheld Ottawa's authority under the Constitution to decide on oil crossing over provinces such as between Edmonton to Burnaby, B. C.

Oil Prices - Up – Prospects - Up

Natural Resources Minister, Seamus O'Regan welcomed the ruling, saying that it is a core responsibility of the federal government to help get resources to market and support good, middle-class jobs. Other major oil pipeline developments, Keystone XL and Enbridge's Line 3 are also gaining traction just in time for oil prices, due to years of curtailment about to gain ground.

Jobs - Sunny Outlook Blowing Our Way

There is good news on the horizon for the Solar/Wind Industry job market and could explain the recent lower unemployment rate. Many mega projects, like the $200-million Danish-Canadian, TC Energy Corp. and the $500-million project in Vulcan County, Strathmore Solar Farm and others have received approval, started construction or applying for expansion.

Berkshire Hathaway, a subsidiary of Warren Buffett's US company, is breaking ground on solar and wind farms. Buffett announced that he is pursuing partnerships with solar, wind and other technology companies in Alberta.

Confidence in the Economy - Impressive

"Alberta is proud to be home to so many great innovators and entrepreneurs," said Jason Kenney. "This exciting new energy project will add to Alberta’s impressive renewable energy network, and is a vote of confidence in our economy." Also on the horizon is the 'Beyond Meat' market. Spin-off jobs are possible with the building of a huge pea-protein processing plant in western Canada. The pea-protein craze has led to Manitoba constructing its second 20,000-ton facility and this still won't meet the demand that is expected to grow for these products.

Stable Market - Sales Slow but Steady

According to predictions for 2020 by Calgary's Real Estate Board, and several real estate firms, sales are forecast to remain slow and steady. This means a return to a stable and balanced market. The job market is growing. The 'Millennials' and first-time home buyers have now had time to save for a larger down payment in order to pass the mortgage stress test. At the same time 'Baby Boomers' and 'Empty Nesters' seem to be opting towards renovations and refinancing versus selling to down-size. This may mean supply will remain low as the demand increases which could push prices up. For more on this visit CREB.com and click on media releases.

For more information give Chris a call #403-680-4479

Should You Test Your Home for Radon? YES!

Should You Test Your Home for Radon? YES!

What is Radon?

It is a radioactive gas, formed by the breakdown of uranium, a natural radioactive material found in soil, rock and groundwater. It is colourless, odourless and tasteless. When radon is released from the ground into your home through the basement, it is diluted and low in concentration but some Alberta home have higher levels than recommended by the International Commission on Radiation Protection.

Radon is the Leading Cause of Lung Cancer in Non-Smokers in Canada!

The risk is high. Radon exposure is nearly everywhere in the northwest corner of the continent. The scale of radon exposure in the Canadian Prairies is the second highest on Earth. A recent University of Calgary study, reported that one in eight Albertan homes tested over safe levels of radon gas. Results may not be seen for years but the damage to your DNA is a real concern. Exposure is estimated to be the cause of 16% of lung cancers.

Indoors - Radon can be a Big Problem

When radon mixes with the air outside, it is not a problem: the air outside dilutes the amount of radon. But when radon seeps into a closed-in space like a house, it can be harmful. You and your family can breathe in high levels of radon without knowing it. Every house in Alberta has a yearly freeze-thaw action due to the water underground. This movement causes continuous erosion. If your house is older there could be extensive gaps, fissures and cracks and many other holes allowing the gas to seep in. Testing should be done every five years or after major renovations or changes to the HVAC system. Even if neighbouring homes test low for radon, yours could still have high levels.

How Do You Test for Radon?

If your house is newly built you have to wait until the concrete cures. This takes 18 months. Then a proper radon test takes a minimum of 90 days and should be done in the winter. According to the Canadian Lung Association, web site, you should put the test device on the lowest level of your house that you use regularly at least four hours a day. Make sure it won't get knocked over. Then you mail the test device to the company’s laboratory according to package instructions. The company will analyze the test device in their laboratory and mail or email you the results.

What do I do if I have high radon levels?

Health Canada radon guidelines say that no action is required if radon is below 200 Bq/m3. However, even low levels of radon can be harmful. It is better to try to lower your home's radon level as much as possible. You need to repair your home if your home’s radon level is between 200 and 600 Bq/m3 within in the next two years and if over 600 Bq/m3 then you should repair your home within one year. You may need to hire a contractor to figure out where the radon is coming in so that you can make repairs to block the radon.

Government Mandated - Remediation.

The government has mandated that every home built since November, 2015 should have a sub-slab depressurization rough-in installation site. This allows for an effective form of radon reduction with reduced costs. Your Real Estate agent can tell you if a home that you are interested in has a rough-in depressurization site, has been recently tested, see the copy of the recorded test result and tell you if the necessary remediation has been done to make the home safe. If there is work that needs to be done to reduce radon, the estimated cost is around $2,000 to $3,000 but much less if you have a sub-slab rough-in.

Are Our Calgary Schools Safe? – They are On-To-It

You may soon receive a notice that the CBE will be conducting tests for radon gas in a number of schools across our system. Thankfully they are being proactive about our children's safety.

Christopher Ashby
REAL ESTATE PROFESSIONALS
100, 5810 2 STREET S.W.
CALGARY, AB T2H 0H2
Mobile: 403-680-4479
Office: 403-253-5305
Fax: 403-775-5156
E-mail: chris@yourhomeinalberta.com

Website: http://www.YourHomeInAlberta.com

Economic Recovery for Calgary – Will it happen again?

Economic Recovery for Calgary – Will it happen again?

Albertans have Confidence



Now that Alberta is seeing increased confidence as the oil and gas market starts its recovery, the wheels are in motion for Calgary real estate. Market indicators show that first-time and luxury home buyers are looking to get in and up. They have faith that life will get better.



According to the CMHC – Market Movement

Even with increased interest rates and new mortgage rules, first-time and move-up home buyers are leading the residential charge in multi-family residences and luxury homes, respectively. Meanwhile, Millennials and younger couples are balancing the condo market.

Over-building - Looks to be Subsiding

Senior market analyst with CMHC, James Cuddy, says, "Over-building has started to come back a bit." Also, vacancy for rentals fell from 6.3 per cent in October 2017 to 3.9 per cent in the same month in 2018. "Last year was the first year we saw positive price increases in terms of rental rates” since 2014." says Cuddy. This is good news for the housing market.

Cuddy notes, "Ultimately in Calgary, it will get to a point where renters are making that trade-off decision between the cost to rent and the cost to buy."

Absorption Rates – Percent Rising

CREB statistics for May show a positive market indicator of absorption rates – the number of sales vs. the number of homes listed. CREB chief economist Ann-Marie Lurie explains that the sales of real estate has remained low compared to historical activity for May, but, "the easing prices have brought some people back to market, while also preventing some others from listing their homes."

New listings in May pulled back significantly from previous year's levels. Combined with an improvement in sales, this resulted in inventories declining from 4,504 units last May to 3,921 units this month. This is the first time since May 2017 that year-over-year inventories declined.

Altus Group - Indicator of Market Improvement

Altus Group released its 2019/2020 forecast this month revealing the city’s struggling housing market should benefit from growing migration, which will elevate demand for housing and boost starts. Calgary’s slumping real estate market appears to be headed toward recovery near the end of this year and into next, according to a new report.

"We will probably see more of the same for housing from last year into this year initially," says Peter Norman, vice-president and chief economist of research, valuation and advisory. He adds that the conditions look like they will slowly improve into 2020. "Yet the slump in prices also creates greater affordability, which along with strong job growth expected in 2020 —15,600 new jobs — will drive demand amidst falling inventories."

Luxury Market

CREB’s current files show that in 2018, the most expensive house sold for $5 million and, so far in 2019, a sale price has hit $4,587,000. It is worth noting that an all-time Calgary luxury market sale happened in the 2013 heyday when one Calgary home sold for $11.1 million. You may want to check out my blog on the luxury market back in 2014. "Huge Appetite for Calgary's Best Homes": https://yourhomeinalberta.wordpress.com/2014/05/02/74/

Office, Commercial and Industrial Sectors – Trend also UP!

A Price Waterhouse Coopers (PwC) report states that Calgary’s industrial real estate market continues to gain momentum, showing positive absorption in 2018. There is a flight to quality in office so landowners are getting creative by developing unique, collaborative spaces to target Millennials, Start-ups and Tech Firms. Some are dog-friendly, offer perks such as a basketball courts putting greens as well as dog spas and outdoor dog parks.

Follow my posts on facebook: https://www.facebook.com/LiveInOkotoks/ or Call Chris 403-680-4479

Curious about Condo Ownership? Read On

Curious about Condo Ownership? Read On

Wish You Owned a Condo? Good News for Buyers and Sellers

New governance regulations, for Condo ownership, were approved by cabinet recently. "About one out of every five Albertans lives in a condo and our government has their back," says Brian Malkinson, Minister of Service Alberta.

Rules Change – More Protection for Condo Owners' Investments

A condo is a substantial investment. The new rules can be found at https://www.alberta.ca/assets/documents/condominium-property-regulation.pdf

If you are considering buying a condo it is recommended that a professional read the bylaws and review the financials first.

Access to Condo Documents - New Changes! - What You Need to Know

In previous years gaining access to this information could be expensive! But now prices will be set. With new regulations it will now be easier to access condo documents and the new rules will clarify which documents must be provided to new owners and when they need to be provided. It will also stipulate what exactly needs to be included in them.

New Regulations Will Make Condo Life Better

Anand Sharma of the Canadian Condominium Institute (CCI) appeared on media channels recently to explain the many of the changes. "This is huge for condo owners," said Sharma, who is president of the North Alberta chapter of the CCI. "We’ve been waiting for this regulatory change for 18 years. It was a big piece of legislation." These new regulations will make it better for everyone in the industry.

Condominium Boards - More Important – More Transparent

There is good news for potential buyers. As a result of surveys, consultations and studies by condo owners (more than 5,000 across the province) in cities like Edmonton, Calgary, Lethbridge and Fort McMurray there are now new bylaws for condominium boards. These new rules come into effect in July of 2019. The Minister has also stated that, "Alberta condominium boards will have to be more transparent as a result of changes made to the province's Condominium Property Regulation."

Revamp of Voting Rules and Much More - This is Huge!

The new rules mean owners will get more notice to attend general meetings and see 'Agenda Topics' beforehand. Other changes include adjustments to make the rules fairer on how condo corporations can issue bylaw fines and how reserve funds are managed. Some changes related to insurance matters were also made.

Condo Fees – More Pressure on Condo Boards for Accountability

Condo boards will not be able to raise condo fees without justification. Sharma said, "They have a fiduciary responsibility."

He went on the explain that the new regulatory framework is going to put a lot more pressure on condo boards in terms of professionalizing the industry and professionalizing their action. For example the reserve fund studies will not be able to be penned by just anybody, as the updated regulations define the 'study-provider' qualifications.

Insurance and Deductibles - What You Need to Know

While it's not mandatory under the Condominium Property Act or Regulation to have insurance to cover insurance deductibles, a condo board can now enact a local bylaw. And effective Jan. 1, 2020, condo boards will be able to go after condo owners for outstanding insurance deductibles up to a maximum of $50,000. Sharma advises condo owners to look into an insurance plan. "Start preparing for that," Sharma said.

Any questions about the new condo regulations and what they mean for you? Please give me a call 403-680-4479.

Class Action Law Suit - Alert! KITEC Plumbing

Do You Have This Plumbing?

Class Action Law Suit - Alert! KITEC Plumbing

A Flood Waiting to Happen – Save Money Now - Deadline Looming

It is important to take a look at the plumbing in your home. If you have Kitec plumbing, both the fittings and pipes are prone to deterioration.  It was a type of plumbing sold between 1995 and 2007. To be eligible for settlement benefits, you must file a claim before January 9, 2020 or you will not receive payment.

Kitec – The Go-to-Pipe

During this time most plumbers and heating companies agreed it was the 'go-to-pipe'.  It was popular and inexpensive. That was before the recall. The good news is Kitec products are the subject of a class-action lawsuit. The settlement is worth tens of millions of dollars. Homeowners are eligible for partial compensation to pay for repairs.

Courts Have Granted Class Authorization

The USA courts, as well as Canada nationally have certified and approved cases for settlement purposes. You can begin the procedure of processing a claim. See Claim Forms: http://www.kitecsettlement.com/index.cfm. The site estimates there are approximately 292,000 installations/properties with the Kitec system in North America.

Do You Have Kitec? - How to Find Out

Start by looking near the hot water tank or in the mechanical room. The Kitec system is usually blue in color for cold water applications and orange for hot water. The plastic piping and aluminum, over time, expand and contract at different temperatures. It can cause them to burst. It may also result in clogging and poor water pressure and flow. Also check your home’s electrical panel doors. Professional plumbers typically added a sticker to the electrical panel stating that Kitec was used. A Kitec pipe can be marked with one of about 10 different brand names, for example PlumbBetter, IPEX AQUA and WarmRite. All visible fittings should be stamped with Kitec or KTC. Unfortunately Kitec brass fittings when in contact with well water with a high mineral content or acidity will chew away and cause them to fail.

Don't Risk Water Damage to Your Home

Most sellers and owners are completely oblivious to the fact that there's potentially an issue with the plumbing. Some will pay to replace it. Others will insure homes but at a higher rate. Some insurance companies give homeowners a certain amount of time to replace it or lose their insurance. In the event your pipes break, everyone should know how to turn off the water.

If you have questions or concerns or if you need help figuring out if you have this type of plumbing, give me a call. I am happy to help. 403-680-4479

Buyer's Market? Yes for Some

Buyer's Market?  Yes for Some

You may have notice some recent 'Listings Alert' emails from me. They show numerous active properties, but of interest, is that many of them show: "Price Change". What does this mean? Is this now a Buyer's Market? What is clear is that there are significant changes in the Real Estate Market for Calgary and the surrounding area.

Decline - CREB Has the Figures to Prove It

The Calgary Real Estate Board says sales totalled 1,272 in September, down 13 % from the same month a year ago, "well below" long-term averages. CREB chief economist Ann-Marie Lurie says, "Concerns in the employment market, higher lending rates, and shaken confidence are weighing on house demand."

Good for Buyers

From a price perspective, Gary MacLean, a 32-year realtor with ReMax Central, says prices at the end of September were sitting at 2014 levels. Recent figures from CREB show the biggest sales decline are those homes in the $600,000 to $999,999 range. Home sales, overall declined nearly 10 per cent in October across the city. Detached home sales are down to levels not seen since the late 1990's. MacLean says that it is, "Great news for those buying. I can think of nowhere you can buy a home in 2018 at 2014 prices."

Modern Family Home Ownership Trend

Sotheby International Realty president and CEO, Brad Henderson says, "Even though everybody is talking about it being a buyer's market, we’re not seeing buyers really being active." From the 2018 Modern Family Home Ownership Trends Report, Sotheby explains that, "about half of Canadians have abandoned the dream of owning a single-family home." This is due to challenges, preferences and home-buying habits of modern families, specifically between the ages of 20 and 45.

More Power for Active Buyers

There is reason to have a positive attitude about the future in Alberta. Oil is still at a good rate. Interest rates seem to be holding fairly steady with no major increases lately. There are no more changes looming for mortgage rules. November CREB Report states that there is some easing in new listing growth. If they are down that is a sign that inventory will slow soon. With the younger set waiting, that means the buyers that ARE active have more negotiating power. Keep your eyes on the listings then give me a call # 403-680-4479

Building a Home in a Brand New Community – What We Didn't Expect

Grass is not just a Decoration!

Building a Home in a Brand New Community – What We Didn't Expect

We have moved in. We love our new house but we are now in a community-wide limbo of development. Sure there has been some post-possession calming down for us but the neighbourhood is one big bustling construction site.

Noise - There is So Much going on!

The construction of other homes continues on in the Riverstone Community. These guys start early! During the summer, with the kids not having to get up early for school, we had hoped to sleep in a little but not a chance with all the noise. We often hear big trucks rumbling by as early as 7 AM. Excavators, bulldozers, Bobcats, dump trucks, delivery vehicles and other large vehicles operating heavy equipment all day long. Supplies are being delivered for building decks, screened-in rooms, backyard landscaping and pouring of concrete driveways. Oh wait. That was us. We were no different. We have contributed to that same kind of noise.

Dust – Dust – Dust and Mop

Green grass is not just a decoration. Without grass there is dust blowing everywhere. Remember the heat wave? Well, if we left the screen windows open at night to cool the house down then next morning the floors felt like grit. We had to dust, vacuum and mop every day.

Thinking Ahead – Hooray Albi Riverstone!

One of the things that we like about the community is that even though it is not finished by a long shot, there are already three small parks within a two minute walk. So that is a good thing.

Riverstone is actually connected to Fish Creek National Park via 145.6 hectares of environmental reserve. It is the second largest urban park in Canada, nestled in and around, the scenic Bow River, amongst the trees and plenty of wildlife. When completed, Riverstone will have 1,100 homes. It won't be long before it really is paradise and of course, a very good investment. If you are interested give me a call: 403-680-4479

To read all of the series of Blogs about our Custom-Built Albi Home visit: Chris Ashby Blogs http://www.liveinokotoks.com/or visit:

Albi Custom-Built Home – Post-Possession Craziness

Albi Custom-Built Home – Post-Possession Craziness

Our New House – What a Mess

Our new house is a mess. There are SO many boxes everywhere. There is still furniture to build, TV’s to mount and we don’t know where anything is! On move-in day we we're crazy busy trying to get the essentials setup and put away, build the kids' beds and our own, get food in the fridge for breakfast and the kid's lunches for school the next day, everything in a rush. All day Thursday, both Nancy and I had been driving back and forth from the old house on 'E' in our vehicles with not a minute to stop at the gas station that we kept passing on every trip! At 11PM, going back to the other house for yet another load of little things, I ran out of gas… right in front of my driveway! It’s a lucky spot and I am also lucky that the Petro is open 24 hours so I am soon on my way with a Jerry-Can full of gas.

Drapes – Just in Time – Impressive Service

Window coverings are an important thing to consider. When your windows are completely open to the viewing public you feel exposed, especially at night! We plan for the drape company to be there right on possession-day to install our custom drapes!  They arrive just as the movers leave at 7:30PM. They continue installing drapes until almost 11:30 PM… what service! I have never been so impressed with the work ethic and care put into making sure we were all 'covered' up. The drapes look absolutely amazing and we are so very happy, Lynne’s Window Treatments gets a 10-out-of-10 from me, just superb.

 Closets / Pantry / Barn Doors – Looking Good

We removed all the wire shelving from the master closet and the pantry. These are major storage areas so without the shelves installed right away we had nowhere to put our stuff! We have Cherish Storage Solutions there on possession day at 11:30, right as we wrap up our possession walk-through and leave to rush off to meet the movers. They work hard all day and get things about half done but need to come back on Friday to finish. We are incredibly happy and impressed. I can't believe how good they look! Friday we also have the barn door people from Liken Woodworks arrive with our two barn doors, one for my office and one for the ensuite entrance. The office door is absolutely massive and very heavy! They struggle with it but it all fits perfectly. I thought to have backing installed prior to the drywall going up so they glide nice and smoothly! Everything is really coming together now!

Deck / Screened-in-Room / Fence – Wait We Need to Unpack!

There are still many other things to get done. We didn't intend to time this so closely together. The fence is scheduled to start in two weeks, the deck in three weeks and the screened-in-room in four weeks. Now that we are finally in and the interior work is basically done, we continue to unpack, organize, and unpack some more. We have a bridal shower planned here in eight days for a friend of Nancy's. Nancy is back to work and busy as ever with report cards to write and year-end preparations. She works until midnight every night and goes in on the weekend, too.

Bonus Room – A Bonus if You Have Kids

I do what I can during the days, juggling the kids' school schedule and my own work. The nice thing about the bonus room is that I can continue unpacking in the kitchen/dining room and still hear the kids playing upstairs in the bonus room. I guess that's a bonus! We manage to get most of the house ready for others to see it just in time for the bridal shower party!

Comments from Friends

Some of the comments from friends are, "Wow," McMansion!!! lol," and "Did you guys win the lottery?" The truth is, almost two years ago, now, we did some calculating and figured out that if we had a legal rental suite, it would help pay for the mortgage. The tenant moves in a day after us. So now rent is coming in. How else could we afford such a luxurious house? More on that in a future blog...

To view all my blogs visit Experience Counts: www.yourhomeinalberta.blogspot.com

Custom-Built Albi Home - Green Tape!

Nancy Enjoying all the Space

Custom-Built Albi Home - Green Tape!

Orientation Day – Green Tape Day!

Albi Riverstone organizes an Orientation Day for us, a week before the date to move in. It's a day filled with green tape. We move through the house with careful eyes trying to spot as many imperfections as we can, then stick a piece of tape on them. It becomes a game - who can find the most! These may be small splotches of grout or drips that are not cleaned perfectly. Our site super calls them 'goobers'. We also check the ceilings, corners and the floors for marks or damage. By the end of the day our house looks like a polka-dot mix of green and white! We also learn about our appliances, the thermostats and any regular maintenance that we are going to need to do etc... but the main purpose of the HOO is to use up as many rolls of green tape as possible. 

Our Driveway – Oops - What?

Driveways are very often not ready for possession and ours was no different. We actually had the driveway poured about a week before we moved in so we were expecting to be able to walk on it but not drive on it. You need to wait 28 days before you can drive on it. The Monday before possession we get a call from the builder saying, "Sorry, but we need to tear it out – We're not happy with the finish!" So we got lucky because now they explain that we can go ahead and drive on it. The moving truck is going to be able to pull right up to the door!

Proud Owner 

Move-In Day

We are crazy excited and can barely sleep the night before. Move-In Morning is full of anticipation with all the build-up that has been leading to it! But it is also stressful - the movers are coming at noon to our old house and possession of the new house starts at 10am. We are still frantically packing up the last little bits! During the first walk-through of possession we check to make sure all our green tape is gone. There is a painter on-site so that if we see any more imperfections they can fix them right away. Awesome!

Oops Again - Forgot to Pack a Lunch

We totally forgot about lunch. But the construction crew has actually brought in a huge platter of sandwiches, cheese and drinks for all of us! So thoughtful! Nancy and I go through the house, excited and also anxious. The lawyers still haven’t called to tell us the money has been received by our mortgage company! The stress is unbelievable but soon all the paper work is done. The lawyers did a great job.

Movers – Wow -These Guys are Great!

As our possession meeting wraps up we see the time and rush back to our old house to meet the movers. We start to panic. It's raining! The professional crew work hard. Four guys with a big truck make the furniture (wrapped-up) and boxes go in quickly. They cover our new floors with runners to protect the carpet. It takes three trips and seven hours of packing, unpacking, putting the boxes and furniture in the right rooms.

We are finally in. The house is ours but the fun isn’t over yet. There is still so much to do with all the things that we have planned on, after we take possession but more on that in the next blog!

Albi Custom-built Home - Drywall – Whoo-hoo!

Drywall – Whoo-hoo!

Before the drywall was up, light was just coming in everywhere because there were no walls!! Now we can see exactly what the natural light looks like and it's absolutely wonderful and bright! So many windows it's going to be expensive to cover!! Once the drywall is finished we can also start to take measurements and start shopping for furniture, for example the dining room table.

Kitchen Cabinets -Wow!

Looks can be deceiving. The camera angle makes the kitchen look bigger. It's smaller than what you may imagine but there's room for everyone. The counter tops are just what we ordered. It is a dream. We love it.

Lights - Tiles - Backsplash - Fireplace - The Works!

Nancy and I are happy about our choices, especially with the tile on the floors and walls of the master bathroom. We love the backsplash in the kitchen too. Also, the lighting system we decided on is turning out nicely through-out the whole house. Our lights are modern, like us.

Can't Wait to See the Flooring

The floors once laid, were covered up immediately to protect them. We can't wait to see them. We know we have to be patient.

HVAC Last Chance – Before the Inspector Comes

HVAC Last Chance – Before the Inspector Comes

The Heating, Ventilation and Air Conditioning (HVAC) system is a sub-

discipline of mechanical engineering, based on the principles of thermodynamics, fluid mechanics and heat transfer. Basically it's the comfort, health and safety of the air in your house. It is an important part of your home. But for our custom-built Albi home, it is more complicated due to the legal suite.

Challenges with a Legal Suite
Building a legal suite from the get-go has saved a lot of time and effort vs. doing it afterwards, but there certainly are some negatives to the process. Primarily the ductwork in the furnace room has to be routed a certain way because it all has to be dry-walled prior to the installation of the furnaces. This basically results in the ducts all being lowered and a very complex system being designed to keep both living spaces completely separate for ventilation etc...

The Duct Work - A Wonderful Mess!

The duct work seems like the challenge similar to a difficult maze. Mike from Arpi’s did a great job.  He is an Absolute Pro when it comes to designing a system that maximises my ceiling height throughout the basement while giving us the ideal flow of air and heat. He designed a system that is exactly what and where we needed it! I am very impressed with his skills! In the end the ductwork looks like it was a puzzle put together with perfect accuracy.

Plumbing, Electrical and Mechanical – Smooth Sailing
Now here is where things get really intense and exciting for me. I don’t know why but I have always been fascinated with what is going on behind the walls in my house. Here is my chance to not only see everything but see how it all goes together and makes my house tick! Progress is fairly quick in most areas. The plumbing goes in fairly smoothly, mechanical and the electrical too. Insulation is installed. We are happy and excited that the city inspectors can now come through. It is the last chance, forever, because the drywall is next. But the Move-in date is ---no! Delayed.

Custom-built Home - Extras, Extras!

Nancy is Excited

Custom-built Home - Extras, Extras!

Some options in a custom-built home can cost a lot more than expected! Some quotes from the builder prompted us to do some research. We decided to do some installations after and we removed them from the builder's plans, for example, closet organizers, window coverings, and the backyard deck. But a word of caution!

A Word of Caution! After Possession Expenses

Initially we felt that after the house was built we could do some things cheaper ourselves like the heater in the garage, air conditioning, water softener, and irrigation system and this is proving to be true. Our decisions were based on future cost savings especially since keeping in mind, they would be much more costly if we had to rip out walls and renovate afterwards. With these items properly roughed in, we knew that we could install them some time in the future when we had the extra money. A little planning and foresight here into what we knew we would eventually want in our dream home has enabled us to save thousands.

Siding! The house starts to look real!

There is something new to see every day at the job site. Watching the siding go on gives the house an almost-finished look. Mistakes are made but when things happen I make a call and soon everything is sorted out. I have respect for all trades people, with me on site every day. I try hard not to get in their way but they appreciate me there to point out some of the changes I made to the stock floorplans helping them avoid extra work. They work hard and typically are not on salary so being able to finish quickly and efficiently is the best for them! It is really exciting to see the progress being made.

The Bonus Room - Nancy is Excited

My parents built an open-concept house with a cathedral ceiling. Growing up, I remember I enjoyed the space and think it's a good idea for our new home. Nancy thinks it's a good idea too, so we designed the living room to be open from above. We also chose the corner lot to give us the option for a ton of windows, some people might say too many!! The window coverings cost a small fortune!

We Have a Wall – Yes!

We Have a Wall – Yes!

Our Albi Home - The House Takes Shape

The kids never get tired of visiting the construction site. We drive up to and go around the house building every day after school. Nick loves the action, especially with all the trucks and machinery and workers and assembling going on. When the foundation wall-structure is in, they deliver a prefab front entrance, porch and steps. Then they start work on the sub-floor. It takes weeks, more or less and then we actually can walk up and in to what will be our house. Next, a wall...

We Have a Wall – Yes!

We stop by the lot and see a wall going up. The kids' eyes are glued to the moving crane and chatty with excitement. Cody, the framer, operates the crane like a pro. As we watch, Nancy and I take pictures. Out of the corner of my eye I see that like me, she is grinning from ear to ear. Soon four walls are up. We leave but miss the house so later ...we drop by with a Subway sandwich for hard-working Cody.

Roof, Upper Floors, Windows then More Stairs

When the upper floor is done, the stairs go in. We get to finally go upstairs and then get a better feel for the house. We designed this house. We are proud and thrilled. The windows are installed. Things are getting really exciting. We get to see what the view will be like. The scene is interesting from up that high. We do see houses of course, but all around we get to see a bit of the escarpment. Nice.

More Framing – Interior Walls

With the interior walls framed in, we get a good sense for how big the rooms will be although we know if will feel different once the drywall is up. Our imaginations run wild with decorating ideas. In the plans our tall walls are over-engineered so could have pure glass and wood with a bulk head so we can hang curtains and install lights. The framer used actual floor joists for the bulkhead so it will reinforce the structure of the wall even more and I can walk on it? We love that decision. We have a lot to talk about. Meah walks into what will be her room. Later she calls, her grandmother, her Baba and says that she loves her room. What eight-year old wouldn't?

For any questions on custom-built dream homes please call 403-680-4479.

We Have a Hole! Hooray Albi

We have a hole!

Albi Custom-built Home - More Choices – Whew!

More meetings, more choices but what about the building? Delayed...still. At this point we don't care anymore. This is the sad thing. Weeks goes by...well months actually...sigh. We have more meetings and then finally...

We Have a Hole!

A year later, after the date of our deposit, we see some action. We now have a hole dug. All of a sudden we believe in the house-thing again. It was a house-thing but now it will be our home, our beautiful dream home. This is a reality! We drive by the hole many times. The kids talk about the hole at school. Grandparents hear all about the hole. Everybody within earshot, texting and social media knows that we have a hole. Soon, the foundation is laid and the windows arrive at the site. It is time for Nancy and me to celebrate. We hug and hold on tight. It will be a home very soon.

We Meet the Framer – He will Frame our House – Awesome!

We drop by the site to meet the man, named Cody. He is a one-man show, honest, who will build the house walls, subfloors, roof, and even install the windows. He has developed a building method where he will build everything himself. Then with the help of a crane he will assemble it. Wow, we think he is great!

Another Christmas and More Delays 

Windows have arrived.

The weather is not cooperating. It is the Holiday Season after all and the framer takes some time off. Things could be worse. It could be colder, really. Weather in the rest of Canada, like Ontario for instance, is -40 degrees Celsius with the wind chill. LOL, it's even warmer in the Antarctic. More LOL, Iquanas in Florida are freezing and falling from trees. Sheesh...okay a warm spell. We wait for a wall....just one wall please...still waiting...

If you have any questions about building a dream home please give me a call 403-680-4479