Tuesday, October 31, 2017

Calgary's Top 10 Neighbourhoods

You answered the survey and we worked with Leger to crunch the numbers. These are the top 10 neighbourhoods in Calgary in 2017 based on those survey results.

2017年AVENUE杂志评选的卡尔加里最佳居住10个社区名单

自2010年以来AVENUE杂志就和Leger一起协办评选卡尔加里的最佳居住社区。2017年的社区名单是

1,  Varsity

2, Beltline

3, Edgemont

4, Brentwood

5, Signal Hill

6, Huntington Hills

7, Bridgeland/Riverside

8, Arbour Lake

9, Downtown Commercial Core

10, Crescent Heights

总体来说都是市中心往北的人投票去了:):)。也有西南的从Signal Hill参与的投票人,东南的人全都不上电脑,去小区湖里玩了。东北的人干脆都去新移民协助站了、或者去Temple礼拜了。

具体调查信息链接如下:
Calgary Top 10 Neighbourhoods



Friday, October 27, 2017

新上市房源 西南区Millrise独栋两层小楼,1385平方尺,后院双车库,$36.9万

OPEN HOUSE : 本周六、周日下午 2-4:30

面积:1385平方尺

建成年代: 1983年

卧室 : 3
卫生间: 1.5
MLS #: c4143356
地址: 1220 Millcrest Rise SW

独栋两层楼,位于西南区Millrise社区,社区边上有轻轨

后院有双车库!











Tuesday, October 24, 2017

RE/MAX Commercial Investor Report 2017


Both Calgary and Edmonton saw strong year-over-year increases in total dollar value of commercial property sales during the first half of 2017 as a result of the ongoing stabilization of the oil sector. In contrast, total dollar value of commercial real estate sales in Greater Vancouver declined by 37.5 per cent during the second quarter, indicating a return to market activity levels seen prior to 2016, which was a year of record-setting activity. Winnipeg’s commercial market remained strong with high demand across almost all property types, while Regina and Saskatoon slowed due to the ongoing downturn in the commodity sector.

With the worst of Alberta’s recession appearing to be over, the province’s two largest markets have seen strong commercial property investment in 2017. The total dollar value of commercial real estate sales in Calgary in the first half of the year was $1.43 billion, an increase of 55 per cent over the $932 million total in the first half of 2016. Alberta’s capital city also saw significant year-over-year growth in total sales value for commercial properties of 39 per cent, topping $1 billion at the mid-year point for the first time in three years.

In contrast to growth in Alberta, Greater Vancouver’s commercial property market slowed during the first half of 2017 after significant total dollar value and activity increases during the same period in 2016. There were 595 commercial property sales in the second quarter of 2017, compared with 875 sales during the same period last year. The slowdown in activity is due to a lack of supply across the market, limiting opportunities for investors. New development projects around the waterfront and BC Place are anticipated to alleviate some of the pent-up demand in Greater Vancouver in the coming years. Demand continues to be primarily driven by local investors, but there is also strong interest from offshore buyers from Europe, Asia and the United States.



 Virtually all commercial property types in Winnipeg are in high demand and investors view properties with passive income streams as most desirable. Continued low interest rates have fueled demand, and recent rate hikes from the Bank of Canada are unlikely to slow activity in the market as rates remain relatively low. Overall, the outlook for Winnipeg’s commercial property market for the remainder of 2017 and 2018 is positive, with strong anticipated demand moving forward.


Similarly, there is optimism in Regina and Saskatoon’s commercial markets despite slowed activity in 2017 due to the prolonged effects of the downturn of Saskatchewan’s resource sector. The positive outlook for 2018 is fueled by the stabilization of the oil sector and the potash industry showing signs of growth over the last few months combined with a variety of development projects currently underway in both cities.

For full report, please check the link below.
Commercial Investor Report 2017

Saturday, October 21, 2017

What are popular $1-1.5M communities buyers moved in 2017?

I am going to show buyer one listing with asking price in between 1-1.5M today. I am not so sure about if it is the right decision to choose that community in order to keep the value of the house. At least that community would be one of my primary choices. So I look through sold properties info, her you go. Which communities did home owners bought for 1-1.5M in 2017? I chose communities with at least 5 sold properties.








Friday, October 20, 2017

这个秋天要怎样保养我们的房屋?

生活在加拿大的朋友都知道,过了劳动节的长周末,就算是秋天了。加拿大的秋天通常都很短暂,但这正是我们房屋最需要保养,也最适合保养的时节。因为一旦错失了这个机会,一个漫长而寒冷的冬季会让房屋修缮变得更加困难。而且即便是为了保证自己和家人的安全,我们也建议屋主们能在秋天多抽些时间出来,赶在冬季到来之前,好好检查一下屋子里的电力和供热系统。同时因为冬季的风雪天气可能相当恶劣,大家也一定要检查一下,室外的布置是否安全。
那就让我们来看一下在秋天修缮房屋需要做哪些工作。希望这些建议,能让大家度过一个温暖而舒心的冬季。

1、修剪树枝和灌木
这是很多朋友都会忽略的一个问题,但如果你询问专业的房屋养护人员,那他们一定会告诉你,“在秋天,如果屋主想要养护房屋,那么他/她最重要的工作就是修剪树枝。”因为冬天可能会有严重的暴风或暴雪天气。如果您的庭院里栽种着树木,却没有注意养护,那么在遭遇极端天气时,很可能会发生危险事故。如果您庭院里的树木十分茂盛,或者十分高大,个人建议可以在冬天到来前,聘请专业的园艺工人来处理。他们可以及早发现树木可能存在的问题,并且知道如何适当的修剪树枝,以防危险。
除了要应对严冬可能造成的麻烦,秋天修剪树木还有着另一个好处——它有利于保护树木。因为在秋天,多数植物都处于休眠状态,它们生长缓慢,也不太容易发生疾病。如果某株树木已经发现有疾病,或者需要特别预防某一类疾病,则需要在秋天注射一些药剂。当然,由于植物在秋天的生长会很缓慢,秋天栽种的树木,树根往往很难长成。所以不建议在秋天栽种新树。
出于保护树木的需要,秋天也很适合观察树木的生长和健康情况。树叶颜色的变化时间提前,大量叶子形状异常,或者出现大量的枯枝,这些都有可能是植物发生病变的征兆。当然,我们普通人很难充分了解每一种植物的特征。因此必要时,屋主们依然可以考虑聘请专业人士来帮助检查。这不仅是为了养护树木和房屋,更是为了保证自己与家人的安全。
2、清扫落叶
秋天到了,满地金黄的落叶可能会显得很漂亮。但是在冬天,如果雪地里积存了太多的落叶没有清理,那么来年春天,植物生长会受到很严重的影响。所以,趁着秋季,天气还算不错的时候赶紧把这些落叶清理掉,而且越快越好。等到冬天后院被雪盖上了,那就来不及了。
3、清理排水沟和落水管
有过房屋养护经验的朋友都知道,清理排水沟和落水管可不是一件轻松的活。但在每年秋天,这又是一件必不可少的事。如果排水系统养护不当,那么一旦遭遇暴风雪天气,就很有可能造成排水沟的堵塞,并且还会损坏屋顶或房屋的侧壁。所以趁着秋天,一定得好好检查,千万不要怕麻烦,否则后果可能会麻烦得多。
4、修缮室外设施
在你的房子周围走走,仔细检查一下屋顶、侧壁,还有地基,看看有没有什么损坏的迹象。如果你发现任何需要修理的东西,那么最好在冬天来临之前把它们修好。
5、堵上房屋的缝隙,别让动物们进来
在加拿大,很多聪明又可爱的小动物总会让屋主们又爱又恨。每当寒冬到来,像浣熊,松鼠,这些小动物总会试着找些温暖的地方过冬。这个时候一定要把屋子的缝隙堵上,不然放了这些喧宾夺主的小动物进来可不是闹着玩的。另外,一些看似细小的缝隙也不能漏掉,不然像老鼠这样的动物就会趁虚而入。
6、检查人行道、栏杆、台阶,以及车道等等
为了自己和家人的安全,一定仔细检查这些设施,尤其是在冬天来临之际。一旦室外被冰雪覆盖,仅仅从门口走到车道都可能变得无比艰难。所以一定要记得检查路面是否平整,扶手又是否结实。否则一旦在冰雪里滑倒,那可不是闹着玩的。
另外,住在独立屋的朋友们请记得,冬天一定要铲雪啊。相信每一位住在加拿大的朋友对冬天铲雪的艰辛一定体会都很深。检查这些设施完好,其实也能让铲雪工作变得更安全,也更容易。
7、储备冬日必需品
每年冬天,到了大雪封路的时候谁都不愿意出门。可是有些活又不得不干,所以大家趁着秋天赶紧做好准备吧。比如,冬天我们得铲雪,那么我们就得在秋天看看雪铲和冰铲是否要换。如果该换了,千万不要犹豫。另外,还得为家人准备急救包,以防滑倒摔伤。冬天也是汽车故障的高发时节,我们还得为汽车准备好维修设备。
8、关掉室外水龙头
加拿大冬天寒冷,为了保护室外的水龙头和地埋灌溉系统不因冻结而爆裂, 一定要在冬天来临之前采取措施。关闭室外水龙头的供水总闸,然后打开室外水龙头将期管道中残留的水排干。如果你没有供水总闸,也没有防冻型的水龙头和水管,那么大型家具商场所售的“Styrofoam faucet covers”应该可以帮到你。此外,要保障地埋灌溉系统能够安全度过冬季,按照制造商说明书上的程序,排干剩余水也是必不可少的一步。
9、加装防风雨条(weatherstrip
在冬天,防风雨条不仅可以加固门窗和玻璃,更重要的是可以封堵上门窗的接缝处,从而提高取暖效率,节省能源。此外,建议在门底加装门刷(door sweeps),这样能在保证通风的同时最大限度的保证室内温度,同时隔绝室外的冷空气。

10、检查安全装置
冬天大家都爱待在家里,因此安全问题就尤为重要。为此一定要测试房屋里的烟雾探测器和一氧化碳探测器,而且要记得更换电池。
另外,还要检查灭火器,尤其是灭火器是否过期。很多人不知道,灭火器也有使用年限,一般为六年,如果过期,一定要及时更换。最好在购买灭火器时用记号笔记下购买日期。
检查灭火器时,要注意检查压力表指针,以确保灭火器完好。请确保锁销是否完好,并检查排放喷嘴是否堵塞。清洁灭火器并检查是否有凹陷,划痕和腐蚀。如果损坏严重请及时更换。
此外,秋天还要注意检查室内的氡气情况。氡是一种稀有气体,过量的氡会对人的身体造成伤害。随着天气的转冷,氡气更有可能被滞留在室内而难以挥发。关于氡气的检测和处理,涉及到许多专业知识,因此建议寻求专业人员的帮助。
11、移除室外空调挂机
如果你家用的是室外空调挂机,那么在冬天到来前最好把它移除,然后用密封材料把装挂机的部分都给堵上。否则等天一冷,冷空气就会从窗口进来,那样这个冬天就太难熬了。
12、清洁烘干机通风口
如果烘干机的通风口被堵塞,那将会降低其工作效率,严重的甚至可能引起火灾。这件事情甚至不能等到冬天快到时再做。因为秋天干燥凉爽的天气很容易导致静电。而如果烘干机通风口长期得不到清理,静电则有可能会点燃衣物纤维,最终酿成大火。
你可以找专门负责管道维护的公司来清洁,也可以自己动手。如果您要自己动手,那么请记住以下步骤:
  1. 拔掉烘干机的电源。
  2. 如果您用的是气燃型的烘干机,那么一定要关掉煤气。
  3. 把烘干机从墙上拉开。
  4. 松开夹住软管的夹子。
  5. 以防静电,请用棉毛刷清洗通风口和软管。
  6. 把烘干机放回原处,一定要轻,不要压碎软管。
13、清洁厨房
最好在冬天到来前,花上一天的时间最厨房进行深度清洁。
14、制定一个能源审计表
每年冬天,能源开支都会是一个大头。冬天到来前,可以好好估算能源的消耗情况,并且看看有什么地方可以改进的。如果电器已经老化了,那么不要犹豫,换个新的吧。老旧的电器不仅工作效率低下,而且容易发生事故。更新电器的钱,几个冬天就能省下来。还有房屋阁楼里的隔热层,以及防风雨条,这些细小保暖设备也都需要在冬天来临前好好检查一下。
15、清洁烟囱、壁炉,并且养护供热系统
在打开暖气或者使用供暖设备前,一定要确保烟囱、壁炉和锅炉能够正常运作。这不仅关系到这个冬天是否温暖,而且是保证房屋安全所必不可少的一件事。另外,冬天了,千万不要忘记给烟囱加一个烟囱帽。不然浣熊和松鼠就要顺着烟囱来你家冬眠了。
至于整个房屋采暖设备的检查养护,以及如何确保它们正常运行,因为比较专业,有关这方面的小贴士,您可以咨询专业人士.

Thursday, October 19, 2017

Investor Debate: House vs. Townhouse vs. Condo

                                                                                                 By Urban Upgrade
There are a number of advantages to investing in real estate, especially if you choose your properties wisely. We work with many types of investors and often get asked whether it is best to buy into the single family, townhouse, or apartment markets - the truth is that each comes with its own advantages and disadvantages, so there often is no simple "right" decision that works for everyone.  
 
Below, a good old fashioned pros and cons list to help to outline the main benefits and drawbacks for each type of rental property:
 
SINGLE FAMILY HOMES:
 
Pros
  1. No Condo Fees: Owning a single family home, be it a detached home or a semi-detached home, means no condo fees, which means that monthly overhead is reduced, allowing for better cash flow and more money in your pocket.
  2. Tenants Pay Utilities (Usually): In single family rentals, most often utility costs are the tenant’s responsibility, although with some suited homes, and many executive rentals, these are included for convenience. With utility costs covered by the tenant, monthly carrying costs are more predictable, and generally lower anyways - most renters pay closer attention to utility usage when they are footing the bill!
  3. Higher Stability for Resale: This is true in the current market at least, but may not necessarily hold true in the long run. While it can be slightly more difficult to market a previously rented property (especially if you had careless tenants), right now single family homes are simply selling better than condos in Calgary. In fact, in some inner-city communities, single family homes on larger lots (50-ft +) are extremely coveted, and selling very quickly.
Cons
  1. Seasonal Upkeep: Your tenants may not consistently shovel the walk, or mow the lawn. With careless renters, a previously well maintained home can quickly turn into an eyesore, leading to neighbour complaints and fines from the City. 
  2. Exterior Maintenance: As the Landlord, this often falls under your jurisdiction. Fixing downspouts, repairing broken gates, painting trim and windows (all of the things you hate doing at your own house…) multiply it by two because this is your responsibility, not your tenant’s. 
  3. Repairs: Once again, all repairs are 100% yours to pay for, out of pocket, and completely your responsibility to source, manage and coordinate. If you go this route, make sure to budget money every year for minor repairs and upkeep, and allocate some funds for larger ticket items like furnaces and roofs… It is important to keep the house in good working order, when it comes time to find new tenants OR to sell. 
  4. $$$$: Generally, this is the most expensive market to buy into, meaning the purchase cost will be higher initially, and you will need a larger down payment.
 
TOWNHOME “CONDOS"
 
Pros
  1. More Attainable Price Point: Typically, townhomes are less expensive to buy than a single family homes, meaning more cash in your jeans, and likely a more attractive rental price to prospective tenants. 
  2. Less Exterior Maintenance: Most townhomes include landscaping and snow shovelling, meaning you don’t need to rely on your tenants to be responsible with respect to this. 
  3. Lower Condo Fees: Condo fees are usually less than in an apartment condo and typically cover professional management and maintenance which makes your life easier as a Landlord.
  4. Less "Large Ticket" Expenses: Condo fees also typically cover building insurance and reserve contributions, meaning your insurance costs are much less every month, and there should* be money for large repairs when they come due. (*Just because there should be money for large repairs, doesn’t mean there will always be enough - Just as you would for a single family home, expect the unexpected and budget some funds for larger repairs.)
Cons
  1. Condo Fees: Wait, but weren’t the condo fees just listed above as a “pro”? Yes. Although generally lower than apartments, there are still condo fees, and condo fees do have a risk of rising over time. 
  2. Risk of Special Assessments: If a large repair is required, and there isn’t enough money in the reserve fund to cover, there is a chance that you will see a cash call from the condo board. 
  3. Bylaws: Most townhome dwellers appreciate the private entrances, courtyards, and ease of pet ownership. That said, all renters must follow the bylaws or the owners can get fined, so you need to ensure that these rules are understood. Not all complexes will allow pets without board approval. 
 
 
APARTMENT CONDOS 
 
Pros
  1. $$$$: Generally the most affordable option, allowing you to get in to the investment market without breaking the bank.
  2. Less Responsibility: Generally, investing in an apartment/condo requires very little maintenance from the owner (you). The building generally takes care of anything outside the unit, and often will take care of a few items inside like smoke alarm tests and filter changes. 
  3. Utilities May Be Included in the Condo Fees: Meaning you can advertise your rent as being more “inclusive” of extras. Always make sure to verify exactly what is covered in the condo fees however, as this can vary from building to building - most include gas and water, but not electricity. 
  4. Desirable Locations: Apartment buildings are typically located close to amenities, shopping, groceries, transit and other things that tenants love, which in turn makes your property more marketable to prospective renters.
Cons
  1. Higher Condo Fees: Condo fees are inevitable and tend to be highest for this type of property. That said, they often include utilities like heat and water.
  2. Tougher Resale Market: It is no secret that the apartment sector is struggling in Calgary right now. Price reductions are occurring all over the city and with a huge over supply and even more high-rise building under construction (especially in the Downtown area) it doesn’t look like these conditions are going to change any time soon. 
  3. Risk of Special Assessments: Similar to townhomes, if a large repair is required, and there isn’t enough money in the reserve fund to cover, there is a chance that you will see a cash call for owners. Once again it is important to remember that these issues would arise with other types of properties too, and would likely be more costly anyway.
  4. Condo Bylaws: All renters must follow the bylaws or the owners can get fined, so you need to ensure that these rules are understood and that you trust your tenants.
Investor Tip: Regardless of the type of rental you choose, be prepared for the time and expense that comes with maintaining a home you don’t live in. When it comes time to sell your property, be forewarned that it isn’t always easy to sell a rental property: tenants are messier and less flexible with showings, and rental properties typically see more wear and tear than non-rentals. 
 
If you’re thinking about investing in Calgary, we would love to help you out. Give us a call anytime so that we can get you on your way to becoming someones favourite Landlord (or Landlady). We help our clients assess the right investment for them after discussing budget, holding period, cash flow requirements, appreciation expectations, and need for liquidity. 

Wednesday, October 18, 2017

买房要抓紧!房贷新规出台,无论首付多少都必须接受压力测试 ,贷款买房不再那么容易....

加拿大金融机构监管办公室(OSFI)于10月17日发布消息,正式发布房屋按揭申请操作与程序的最新指引(B-20),并宣布新指引将于2018年1月1日生效,适用于所有接受联邦规管的金融机构。明年起, 将以更高的利率、更严苛的规则来测试买家的还款能力,在同样收入情况下,买家能够借出的钱将大幅减少。据媒体估计,加拿大中位数收入的家庭购买力将减少25%。

B-20新指引中与我们关系最紧密的改变即是“压力测试”。此前,只有首付款在20%以下、购买了贷款保险的借贷人才需要进行压力测试。在新规下,首付款在20%及以上的未购买保险的房贷申请者也必须进行压力测试。

贷款保险主要是保护放贷方,一般为贷款总额的0.6%-4.5%不等。如果未来借贷人无法偿还贷款,贷款保险可以保证放贷方的利益。

OSFI的新闻稿称,B-20指引要求在联邦规管下的金融机构对按揭审批保持警惕,强调无保险按揭的最低合资格利率要求,贷款价值比(loan-to-value,LTV),以及禁止企图绕开LTV的交易。新指引将于2018年1月1日正式生效,适用于所有接受联邦规管的金融机构。

B-20最新指引具体有以下三点:

1. 对无保险按揭贷款,OSFI设立新的最低申请利率,即“压力测试”:
B-20指引现在要求,按照加拿大央行公布的五年期利率(现为4.89%),或在合同利率基础上再追加2%来审批首付超过20%的无保险按揭。

2. 要求按揭机构设立并且严格执行最高贷款价值比(LTV),在房屋市场和经济环境变动时,体现最新的市场风险。

3. 禁止部分企图绕开LTV的交易:禁止联邦规管的金融机构为了绕开LTV限制,与其他贷款商合作安排提供按揭或其他贷款产品。

何为LTV:
按揭更新(renew)时银行会计算LTV,确保LTV<80%,如果超过客户就要买保险。如果原来的房子交易价100万,首付20万,按揭80万,几年后房子市场价80万,银行最多只能贷80万的80%,也就是64万,客户要补齐差额也就是80万-64万=16万!

新指引不仅影响到新申请的按揭,对于大批按揭到期,需要与银行续约更新按揭的房屋业主,也将产生重大影响可以预见的是,在此政策下,买家购买力的直接下降。受影响最大的将是房屋价格最高的多伦多和温哥华两大城市。

以多伦多为例,当前一个收入中位数家庭(年收入7.8万加元)要在多伦多买一个基准价格的房屋(75.5万加元),在当前的政策下,大约可以借出52.6万加元。新政策之后,只能借出大约39万加元。这意味着收入中位数的买家,需要多准备首付15万左右。

房屋按揭新政,比今年两次加息还狠

道明经济的高级经济师Brian DePratto指出:“扩大压力测试可能导致房市进一步放缓,一旦新政实施,5%至10%的房屋需求被抑制,其中一部分影响在1月1日新规生效之前就可能出现。房价也会受到影响,预计2018年房价涨幅将被拖累2至4个百分点。”

不过华人地产界人士有不同的看法,一华人地产公司总裁向媒体表示,联邦政府新的按揭措施对华人的影响并没有那么大,主要是因为华人投资风格一向比较保守,不会太冒进。

他解释,以20%首付为例,极少华人买家首付只有20%,华人比较喜欢支付30%以上的首付,甚至有不少人支付50%的首付,而且华人衡量自己的还款能力,往往比银行还严格,通常有比较大的还款空间,很少出现断供的现象,反而西人买家首付通常低于20%,甚至更低,所以新的压力测试政策对西人买家的影响更大。

这一贷款新政实施,对于在海外买家税下已经降温的多温楼市是又一次考验,卖家也面临着不小的压力。买卖双方都应该尽快咨询相关信息,做好应对措施。