Calgary Lifestyle Guide

How to Buy a House in Calgary, Alberta, Canada in 2023 | Step by Step Guide

• Anastasia Dvorak • Season 1 • Episode 1

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Everything you MUST know before buying your first house in Calgary, Alberta, Canada. Learn all the First-Time Home Buyer Tips and Advice here.

▶️ Read the full blog post on this topic on my blog + use the Mortgage Calculator: https://calgarylifestyleguide.com/8-things-you-must-have-before-buying-your-first-home-in-calgary-alberta-canada/

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Hi! I am Anastasia. I am your Calgary Lifestyle Guide. This podcast is all about down-to-earth advice on moving to Calgary, living in Calgary, and buying/selling properties in Calgary.  I am a local Real Estate Agent/Calgary Realtor with CIR REALTY and YYC Lifestyle Blogger and YouTuber. 

Besides being a Calgary Realtor who loves her job, I write and vlog about the best of real estate, lifestyle, food, drink, culture, travel, and things to do in YYC! Thank you so much for visiting! Check out my blog: https://calgarylifestyleguide.com

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Anastasia Dvorak
Real Estate Agent/Realtor
CIR REALTY, Calgary, Alberta
Serving Calgary and the surrounding area
Text me: 403.835.6913
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Hi everybody! My name is Anastasia Dvorak. I'm your Calgary Lifestyle Guide. Welcome back to  my channel! i'm a local real estate agent and a blogger and today we're talking about eight  things you need to know before you buy your first home in calgary before you start looking at houses  on realtor.ca we need to cover the following eight concepts that will help you buy the house that you  will love and will be able to comfortably afford and stay till the end because at the end i will  be sharing a lot of time saver tips that will help you buy the best house that works for your  family so why should you watch this video buying your first home is one of the most important  purchases you'll ever make and i want you guys to save time and money so let's get started  number one permanent steady employment permanent part-time city employment or permanent  self-employment income that is steady basically all you have to remember is that permanent and  steady that's what the lenders want to see typically a lender will prefer that  you have a permanent full-time position where you've been working for at least six months the  lender will ask you for a letter confirming the length of your employment your salary  and the type of employment one tip for you guys please do not make any large purchases when you're  applying for a mortgage do not buy a car please and do not switch jobs okay that can definitely  kill your chances and buying a brand new car will affect your credit rating so don't do that  if you want to switch jobs wait until a possession date because the lender can or the bank can call  your employer and ask if you're still working there and if you're not they might not give you  the mortgage so please change jobs after the possession date mortgage providers do not like  risk so they would prefer that you have permanent full-time employment and that you're able to make  regular payments if you've been working for the employer for a long time that will definitely help  you out and also if your employer is a well-known company in calgary that will also definitely help  stable long-term employment generally helps but the lenders typically look at other things too you  can get a bigger mortgage if you're applying with your partner or your husband or wife or family  members and you guys all have stable jobs the type of employment you have will definitely affect your  mortgage rate definitely makes more sense to get more stable employment because that way you will  get a better rate and in the end it will save you a lot of money as a part-time employee you have to  show that you also have stable income and you will have to provide your key force and information  about your employer you will also will need to get a letter from the employer highlighting your hours  how many hours you work your pay rate and how long you've been working for at this company  sometimes mortgage lenders are very cautious about part-time employees so they may qualify  you only based on a portion of your salary and or potentially an average income for the last  two years so that definitely depends on the lender well now let's talk about self-employment  you will be asked to provide two to three years of self-employment income generally the lender wants  to make sure that you're able to make the mortgage payments so it's important to show the consistency  in your income or to show growth of your income so that your company is growing you will need  to provide all the notices of assessments all the t4s all the statements and additional information  about your expenses and your revenue it's best to work with a mortgage broker or a bank that knows  how to handle self-employment individuals it's also important to make sure that you don't have  any tax problems in your corporation make sure that you pay all your taxes everything's paid off  gst is paid there's no taxes due because that can definitely affect the ability to get a mortgage  let's talk about unemployed if you're unemployed can you get a mortgage it would be very very  difficult to get a mortgage if you're unemployed even if you have a large down payment because you  will need to provide information that you have enough funds to pay the mortgage in full plus you  have to have enough money for two to three years after that so that's two to three years of living  expenses you need to show that you have a reliable stream of income coming from another source it can  be income that's coming from your investment properties disability payments royalties  child support payments and other possible payments that you may have  in this situation i would recommend that you talk to a mortgage broker because they typically can  handle more risk and they can find you a lender that can help you in your situation let's talk  about number two good credit score i recently made a video about it and you can watch it right  here and generally a lender wants to know a bit about your payment history your payment habits and  they want you to have debt but not too much debt you can learn everything you need to know about  credit score and how to get one and what's the best credit score in this video right here okay  but just to quickly summarize this topic here are a couple of things you need to know in  canada lenders determine your financial health by looking at your ability to pay your bills on time  credit scores typically range from 300 to 900 and have different attributes that match each  score so ideally the higher the score the better it is for you the minimum credit score you need to  get a mortgage in calgary alberta is between 620 to 680 but that typically depends on the lender so  i would recommend that you find out what score you need for your situation in addition to looking at  your credit score the lender will also take a look at your credit report which shows all the credit  cards you've ever had all your payment history if you've ever missed any payments if you have  any collections on your report or any outstanding bills that you haven't paid i would recommend that  you check your credit report for free through creditkarma.ca or borawell.com it's absolutely  free you can also go on to transunion.ca or equifax and you can request your free credit  report there many newcomers and people come here that are not very well versed in financial matters  think that they don't need to get any debt and they don't need debt they don't need credit cards  and that doesn't help them because it does not build their credit history  lenders want to know that you're able to pay your bills on time and the only way you can show  that is by getting a credit card and by paying it off on time and i know this seems very confusing  but you do need to get some sort of debt and paid off to show that you're trustworthy otherwise you  won't be able to get a mortgage that will work for you you'll get a higher rate and you'll end  up paying a lot more money so i would recommend improve your credit score watch my video learn  everything you need to know there and once you do you on your way to get in the house of your dreams  let's talk about number three ready to go savings that will go towards the house of your dreams  so we're talking about down payment so have you saved enough money for the down payment  down payment is all the money that you're saving that will go towards the purchase of your home  buying a home in calgary will always require some money up front you can't avoid that and if you do  have to put money down i would recommend that you put 20 down because that way you will avoid  mortgage insurance it's also called cmhc mortgage insurance is there to protect the  lender in case you default on your mortgage so this means that this extra insurance amount is  added to your mortgage and you will have to pay it every month and it can be a little bit  more expensive but at the same time it allows an option for people who do not have 20 down payment  to actually purchase a home if you are unable to put 20 down you'll have to put less so 5 10 down  15 down but you'll have to pay mortgage insurance which is also called cmhc and that payment will be  added to your mortgage so you will have a higher mortgage payment and in order to avoid this cmhc  insurance you will have to provide 20 down payment no i do understand not a lot of people can do that  and that's totally fine but if you have an option make sure you put 20 down basically the more money  you can provide towards the payment of your home the less of a mortgage you will need and the more  likely you will get that mortgage approved what is the minimum down payment in calgary alberta in  canada there are minimum down payment requirements that are based on the price of the property you're  willing to buy i've put all the information on the screen for you guys but generally if you're buying  a house that's under 500 000 the minimum down payment you'll have to pay is 5 again i highly  recommend that you put down 20 or more if possible in order to avoid the mortgage insurance but it's  totally up to you also i wanted to show you guys this amazing mortgage calculator for alberta it  is on my website i put the link in the description so feel free to use this calculator and figure out  which mortgage scenario works best for you let's talk about number four willingness to stay in this  property for five to seven years real estate is a long-term investment if you are not willing  to stay in the property for five to seven years and you need to leave the mortgage early or you  need to sell your house you need to make sure that you read your mortgage contract there might be a  really big mortgage penalty that you might need to pay so before you agree to this mortgage contract  make sure you discuss your desire to sell a place in three to four years or in two years or the  potential for you to move to another country or back home or whatever your mortgage professional  needs to know that your mortgage penalty needs to be as low as possible or that your mortgage needs  to be portable or other things again this is a discussion for your mortgage provider not for  your real estate agent but i highly recommend that you think about why you buying this house  if you want to live there for five to seven years there is a chance that you can  improve your resale value but there's no guarantees a resale value is is a long-term  commitment you don't expect that if you're selling a house in two to three years or five or seven  years or even 10 years that your house is gonna uh suddenly increase in price that doesn't happen  it did happen in calgary for example in 2001 um we bought a house for 167 000 and now it's worth 410  410 000 that it's been 21 years now right so that definitely took a lot of time so real estate is a  long-term investment and i would recommend that you work with a mortgage broker who can help you  in your particular situation if you do need to break your mortgage be aware of the penalties  number five let's talk about mortgage pre-approval and some tips on how to choose the best mortgage  professional that will work for you so let's just cover the basics so mortgage peer approval is when  you get this letter that pre-approves you for a certain type of mortgage that is valid for  from 90 to 120 days that pre-approves you for a certain rate and a certain type of mortgage so  variable rate or fixed rate a percentage of it or type of mortgage you're getting from a financial  institution so this mortgage preapproval um it is valid for a certain amount of time it depends on  the lender usually 90 to 120 days however it does not guarantee that you can mortgage guys i'm sorry  it is a piece of paper it is an initial step but it does not guarantee that you will get a mortgage  so it is important to choose who you're going to go with because you will be providing a  lot of information to this person about all your financial history and i think it's very important  to work with someone you trust and someone who can provide you the best rates and there are two  options that you have you can work either with your bank or with a mortgage broker also it's  important to know that mortgage approval takes a lot of time we usually were given 10 business days  uh for mortgage approval and usually it's you know sometimes it's just not enough time for a  lender to get all the information from you because they require a lot of information from you and it  is important that you give it to them on time and that's why i highly recommend i actually  insist on it that you need to talk to a mortgage professional before you start looking at homes  and personally i will not show any houses to a person unless they have actually talked  to a mortgage professional because i cannot take that risk because if i show you a house  that you cannot afford you will be traumatized you will be depressed you'll be very upset  and if i show you anything else that's kind of within your budget it will just not be the same  it will never be the same as that beautiful house that's way over your budget that you cannot afford  and it just gives gives people that sour taste in their mouth and for me it's just very hard  because i can see that you know the client is just in a different mood and a different mind  set and for me i just never show houses to clients unless i know they've been pre-approved  they've actually talked to a mortgage professional and i know their maximum budget because i don't  want to waste their time and i don't want to waste my time i don't want you guys to get upset  i want to buy a house that you can actually afford so which mortgage professional should you choose  so should you go with a bank or should you go with a mortgage broker let's figure it out banks  usually are able to only offer their own product they cannot offer products from different banks  mortgage brokers usually work with multiple different financial institutions including  major banks so they can offer you different options different rates and are able to offer  you a variety of products in fact forty percent of canadians didn't even know that they can negotiate  their rate at the bank and typically just accepted the first offer at the bank  that's sad don't do that if i were you i would get in touch with a mortgage broker and if you  don't have one you can send me an email and i can give you a list of great mortgage brokers  that you can choose from and you can talk to them and they can help you choose the right  mortgage rate because they have a variety of institutions they actually work with and they  can give you so many different options you can choose from if you want to save your bank you can  you can also work for the mortgage broker get a rate from them and take that rate to the bank and  negotiate and say hey i got this rate at this particular institution can you match this rate  and the bank will say yes or no but you do have to negotiate to get somewhere banks typically like to  consolidate your products so they may give you a better rate but you will not get it until you ask  one more thing to mention is that mortgage brokers do not have the same lenders that they work with  they all work with different lenders and if one mortgage professional can help you somebody else  will help you okay so don't give up okay and know that working with a mortgage professional is free  you don't pay anything they just get a commission from the lending institution  that processes a mortgage for you let's talk about number six realistic expectations of a real estate  market when you're entering the real estate market it is really important to determine what kind of  market it is right now because it will definitely affect a lot of things for example if there is a  seller's market it means that there is not enough properties on the market that there are a lot of  buyers and these buyers are buying these houses so there are multiple offer situations there's a lot  of competition so the seller demands higher prices and less negotiation margins so this is actually  what's been happening in calgary in spring 2021 when we didn't have enough houses on the market  due to code 19 a lot of people were scared they didn't want to list their house they didn't feel  comfortable with strangers walking in there so there were not that many listings on the market  and people were ready to buy they were tired of their house they were tired of their property  they were stuck there for a year they finally won a property with an office they want a bigger home  and they're ready to buy and because there were not enough houses on the market there were many  homes that were sold over the list price yes so you have to understand what kind of market calgary  calgary's then if there are a lot of properties on the market and not enough buyers it's called  the buyer's market the buyers have the upper hand and their realtors can negotiate lower prices for  their clients people usually ask me what kind of negotiation decrease in price should they expect  that really truly depends on the seller's motivation but typically you can expect  the minimum drop from you know five thousand down nine thousand nine hundred dollars down  uh sometimes fifteen thousand dollars down even twenty five thousand dollars down that's what i've  done before for my clients but that truly depends on the seller's motivation if the seller's not  willing to drop the price you will have to give them as high the price that is as high as possible  truly depends on the situation but typically the average is about 9 900  down or even more but that again depends on the situation what i want you to remember from this is  that if there's a buyer's market then yes you can expect a reduction in price if there is a seller's  market you can't expect that if there's a seller's market you have to usually come up with the best  offer that you can afford because you don't want to enter the multiple offer situation so  typically if the price is the house is listed at 500 000 you have to offer 4.95  if you want to avoid the multiple offer situation and typically this is just an average sometimes  with the house is so amazing and you don't want to lose the house you might have to offer full price  from the start sometimes the market is so hot people offer five thousand dollars over price  ten thousand dollars over price over the list price i mean and or twenty five thousand dollars  over the list price it truly depends on situation i can't tell you that there's like a standard that  you have to reduce it by this amount or you have to give this amount but i'm just saying  if you don't want to lose this house you should give as much as you can and if you don't want to  that's a whole other story if you don't want to give as much as you can then don't but there is  a chance that you will lose this house so please be aware of that so again we're talking about this  because i want you to understand the buyers or sellers markets in calgary when you're entering  this market in order to purchase house you need to know what the situation is right now at this point  so talk to your realtor and ask them hey what's going on in this market how much negotiations  can we expect what's the price reduction we expect can we expect and things like  that and in terms of figuring out how realtors price properties i will definitely cover this  in this video one more thing i wanted to mention to you guys is that even if your offer is great  the seller is not obligated to sell this house to you yes i've actually had a situation where  i've represented my buyers and we offered much less than other people but we had a story my we  we had a great letter that my buyers wrote that i helped them write and we provided their photos  and provided cupcakes and cakes and desserts and we just really explained how much we love this  house and how it was perfect for their family and they had a little daughter and a little son  so they had photos of their kids and we everything was submitted in the offer including the letter  the cupcakes and the story and the pictures and the seller was so emotionally moved by this letter  that they actually chose my buyers because they wanted the house to go  to a good family and this was a great family so this can be one of the methods that we use  to get the house of your dreams however sometimes sellers are very emotional and they may not  necessarily sell it to the highest bidder they may sell it to a family what they actually like  in terms of the letter it's extremely important to be authentic you need to be honest on why this  house is perfect for you because truly this is your chance to get the house of your dreams and  you have to put your heart into this letter and that's why i recommend that my clients need to  be very honest and i need to be straight up and tell them what made this house so perfect for them  you can share a bit of your personal story and there's always a risk that the offer will not be  accepted but at least we tried and again this kind of letter is truly i would say it's not really it  is a strategy but at the same time it is an effort that comes from the buyer in because the seller  actually reads about them and learns about them and learns about their family and sees their faces  it humanizes this process and it humanizes the buyer and the seller is actually able to connect  with this family and what we're truly here while we're here we're trying to make this connection  it's not just about the transaction you know for the seller sometimes it's really an emotional  process of selling a house so they want this house where they spent you know 20 25 years living there  you know having children you know having family over having experiencing all these great moments  they want this house to go to a good family and that's why i think in in multiple offer  situation if you can potentially provide some sort of humanity and if you can represent  your buyers and if you can show your buyers and can make a connection with a seller you  will definitely benefit everybody everybody will be happy that the house is being sold to a great  family and everybody's happy and it's not always about the money guys it's not always about money  real estate is extremely emotional um it's it's not an emotional i'm like oh my eyes  are one of my so basically real estate is the kind of job where you are someone's therapist  you're someone's guide you're someone's almost financial advisor you're a real estate advisor  and you're guiding them to their dream home and when they finally get that dream home your whole  life changes like when i buy somebody house it's just there's so much joy in my heart i'm so happy  for them it's not about the money we do all this work not for the money because we just love it  that's what the thing is you're making a huge difference in a person's life and when you do that  it changes you and that's why i do this job that's why i make these videos for you guys i just want  to make a difference okay i want to show you that you know there's so much information you can learn  and the reason why i'm doing all these videos is because i want you to learn that there's a lot of  houses out there and i want to help you find the right house that works for your family  and that works for your budget so anyway this is just kind of like a side  side um story to this let's continue to the next topic also calgary real estate has its  own seasons typically our most busiest times are spring so march april may and then there's summer  it's a little bit slower because in july people usually travel and you know they go on vacation  or they're basically away from the city because it's super hot in calgary  and then in the fall it slows down a bit more and in december it's sort of like dead season not a  lot of stuff happening and then it starts over again usually people sell their houses in spring  so it's the hottest season for real estate in calgary spring so how do realtors determine  property prices so what we do is something called comparable property analysis what we  do is we look at recently sold homes within three to six months or within a year or less and we see  what what are similar properties as what did they sell for and we figure out the current  price of this house or what the house is worth based on the community information  the street it's on there are some streets that are more expensive than others the type of property it  is if it has a garage or not if the basement is developed or not what type of house it is bungles  are typically more expensive than than two-story homes because there's just not a lot of them in  the city basically we consider different types of information to come to an educated conclusion  that can be supported by facts statistics financial analysis you know data from mls we  take care of all this information and then we come up with this price okay so that's how realtors  come up with this price and sometimes realtors lower the price in order to encourage bidding but  sometimes it doesn't really work it's not the best strategy or typically it's better to price your  home that's around the market value of the home because you don't want to overprice it because you  will lose the momentum and you don't want to list it too low because sometimes people will not care  and you will just lose money on that anyway it's better to get the proper pricing for the house  also the general state and the first impression of the house matter so make sure that your house  is clutter free clean everything if possible you can if you can upgrade the house a little bit then  do that but again don't go crazy with renovations people may assume that oh i've spent 50 000 on  this renovation i will get that money back no you know you you're even lucky if you get 50 back from  that renault so most people are not willing to pay more than the average price of a house on a  certain street or community so make sure that you me when you do your renovations do them for you  don't do them for the buyer okay don't do that and i will make a separate video about renovations and  increasing your resale value but just be very careful about renovations and if you put a lot of  money into it don't expect to get it back do the renovations for yourself let's start form number  seven determine the types of properties that are available in calgary alberta i wrote two great  articles about it please look in the description i specified them one covers all kinds of properties  and the other one talks only about condos i will be also making a video about this topic  and you can look it up right here in this link once it's done it will show up right there  so let's cover the next topic number eight so once you understand what's available on the market  you need to figure out what type of property works for your family for your needs and for your  budget let's cover this this is very important buy a house that you can comfortably afford  you don't want to be house poor house poor is when you have enough money only to cover your mortgage  payments and you don't have enough money for your life for entertainment for your family for  you know going out and enjoying your life you don't want to be house poor because once you buy  this house you live there for a month you know the novelty of it wears off and you're just unhappy  don't do that if somebody gave you a large mortgage you don't have to use all of it  please buy a house that you can comfortably afford that's actually based on your lifestyle calculate  your expenses and figure out what works for you and here is the best and juicy part i'm so proud  that you guys made it here this is my shortcut i will give you tips on how to choose properties  that actually work for you and let's go let's let's get started on this let's go to number one  if you have kids or if you're planning to have kids please do not get an apartment unless you  absolutely have to or a duplex you know why because people above your below you will hate you  okay kids make a lot of noise i have a kid okay and seriously just trust me you don't want to piss  off your neighbors okay so if i were you and if you have an option please don't get an apartment  don't get a duplex look at the detached home or townhouse or if you have to have an apartment  you'll have to buy an apartment that's on the main floor so that when you kids jump around  and have fun nobody will be upset because there's no bottom floor to piss off you know what i mean  if you have health issues or you have issues with your legs or you have problems walking do not  get a true story don't do that okay don't get a bi-level house they have lots of stairs okay look  into apartments or bungalows because these are flat easy to walk okay also look at an apartment  with elevators in the building if you have a dog don't buy an apartment look at a townhouse  that has fenced yard or a detached home with fence yard there are lots of different options  you could also look into apartment that allows pets but again if you if your budget allows for it  look at a townhouse that has a fenced yard if you don't like living close to your neighbors you  don't like sounds you just want more privacy don't get an apartment don't get an apartment and don't  get a duplex okay ideally get a detached home that has space between walls there's no neighbors  but if you're bothered by the sounds don't get an apartment or a townhouse okay if you don't like  living close to neighbors or if you're sensitive to sounds and don't get an apartment sounds no  wall sharing okay if that bothers you don't get a duplex don't get an apartment if you don't like  kids or if you don't like a lot of crazy noises then get an apartment in adult only building  so these are typically you know 18 plus 40 plus 55 plus buildings where people already reached  a certain age when they don't party they don't make a lot of sounds it's quiet place for you  you'll enjoy it more if you're very sensitive to animal smell or you don't like pets then you can  get a condo that does not allow any pets there are condos in calgary that don't allow any pets at all  so you will not be bothered if you want to buy a large home with lots of space beautiful backyard  spaces between houses then don't look at homes in the inner city they're expensive they're also very  modern but very narrow very close to each other tiny backyards don't don't buy a house there look  in the suburbs okay if you like everything brand new don't worry about looking into older homes  or look at homes that are only renovated or look at brand new houses that are brand new communities  are located on the outskirts of the city okay or if you have a big budget you can look at inner  city communities like curry where there are lots of great homes but they will definitely cost you  but there are different options available for each budget and i'm always here to help you guys  if you want to be surrounded by developed shopping area and if you like infrastructure that's already  developed and you don't like dust and smell and construction sounds then please guys don't buy  a house in a brand new community because you will hate it in 10 years it will be beautiful it will  be fully developed but during those 10 years you will have to be surrounded with construction noise  and if that truly bothers you then don't do it just buy a house in a community that's already  developed that will definitely save your nerves and save you time and money if you want to live  with older adults you can find communities that have plus 40 plus 55 plus 50 so there are certain  condo communities that only allow people that have reached a certain age if you're 55 plus  and you want to be in a community or condo that has a clubhouse as a social life party room  fitness center you can find that i actually have a client who's looking for exactly that and she  doesn't want to be surrounded by kids or um you know younger adults so that's why we're looking  at only 55 plus and that is possible and because i know our memolyst system really well i will be  able to structure your search so we will be able to find the properties that actually work for you  and the last point is that if you're looking to make money and you want to rent out your basement  it would be great if you can buy a house that has already sweetened it that has a kitchen in  it it could be a legal suite or a legal suite but buy a house that already has everything in  it or that's ready for development that you can save yourself time and money and this is  just a little shortcut um that i created based on different scenarios i can create you a strategy  that's based on your situation so please send me a comment send me a message send me an email  text me and i can help you figure out the property that actually works for you but these were just  some general guidelines to save you time and money and you guys are amazing and you watched till this  end so let's finalize buying your first home is can be definitely an adventure and it can be  stressful but it doesn't need to be that stressful because i want to make sure that your experience  is positive i've been in this business since 2011 i started in commercial real estate and i switched  to residential real estate because i love working with families i'm a local real estate agent and  i love what i do and i love making videos about calgary thank you guys so much for watching please  leave me a comment if you have any questions subscribe to my channel follow me on instagram and  feel free to reach out to me i am very friendly i will reply to you please i ideally prefer if  you would send me a text message or an email or leave me a comment and i'll be in touch  with you as soon as possible thank you guys so much for watching and i'll see you next time

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Anastasia Dvorak

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