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All Blog Entries by Rachel R. Vanderveen

There are currently 190 blog entries published by Rachel R. Vanderveen.

Non-Disclosure of Conditional Sales in Calgary


With the market moving at the quick pace that it’s moving, I get a lot of my buyers asking me the same question:

“Why does the property I like still show as active on the MLS, but you (Rachel) told me it’s sold?”

Well, the Calgary Real Estate Board recently introduced a rule which allows sellers to keep marketing their property even past the point of being conditionally sold. Which means that they can keep it appearing active and for sale on the MLS, even though it’s already under contract with another buyer. There are different levels of non-disclosure.

1)      The seller could choose to keep it active on the MLS and disclose in the private agent’s comments that it’s conditionally sold.

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1)      Size does matter, if you have a choice between an extra 100 square feet or Italian Slate throughout, take the space. Call your buddy Ted to fix the floor later. Always look for ways to gain cheap square footage.

2)      If you are doing a kitchen backsplash and have a decorative, wall-mounted, hood fan, please raise the tile all the way to the ceiling. Do not stop it at vent level. It hurts me.

3)      If you have cabinets, please raise them to the ceiling. I don’t care what else you have to do to make that work, just drop something else so that cabinets can go to the ceiling.

4)      You have to have 9 foot ceilings. If your builder doesn’t offer this standard, find a new builder.

5)      Get Vacuflo rough-in and then buy your canister at

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Conditions continue to favour seller

New listings remain below expectation in the single family sector       

The monthly statistics package is available here.

Calgary, April 1, 2014 – Residential sales activity improved across all sectors in March. However, declining new listings in the single family sector combined with further gains in sales activity decreased single family inventory to the lowest March level since 2006. 

“There are several factors contributing to the growth in housing demand, including the inflow of people to our province over the past two years, strong gains in employment and tight rental conditions,” says CREB® chief economist Ann-Marie Lurie. “However, supply conditions vary amongst the different property segments,

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As some of you may know, we are a proud homeschooling family! Lately we’ve been talking about the value of owning your own business and we got to talking about private enterprises vs. franchisees. Then it just so happened that I crossed paths with one of the managers of the brand new Papa John’s in Seton (just outside Auburn Bay and by the new hospital), and since we order from Papa John’s more than I care to admit (what? I’m a working homeschool mom!), I thought it would be a perfect place for the kids to see how a small business runs and have an opportunity to ask the owner about why he chose a franchise vs. his own private business. I couldn’t believe how receptive the owner was to our request to come behind the counter with a gaggle of children

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I’m returning to my fix and flip series. (previous blogs on the topic can be found here, here, here, here and here) I have a few clients coming through the pipes looking for exactly this type of product, and I wanted to flesh out a bit more of what to look for when you’re out to do a fix and flip in Calgary.


Yah, I know. I hate to be so cliché, but it’s true. A REALTOR is a resource that is free to you when you are buying. We know the ropes, and we know what we’re looking for in a home to flip in Calgary. We can translate your hopes, dreams, and desires into a physical reality. The bottom line is that you’re going to get deluged in information on the internet, and a lot of it is just cr@p. Your agent sorts through all of the

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I get it; your basement is the place where all your dreams come true. It’s the place that was blank when you bought it, so you want to make it everything that your upstairs never could be. You want a wet bar, NO, a second kitchen! You want 8 bedrooms, 6 bathrooms, golden floors and a heated toilet seat. You want a drawer and a cabinet for every children’s shoe you have tripped over in your entire life. I know. I’ve been there with you. It’s hard not to over-finish your basement, but unless you plan to live there for the next 20 years, don’t do it. It’s not worth it, and it never pays.

The resale value of any improvement you do in your home is substantially less when it’s done in the basement. Which means hardwood floors will actually add value in the

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Once you’ve dealt with the offer to purchase, negotiations, and conditional phase, your purchase or sale will be a firm deal. A firm deal means that neither side can back out without serious legal repercussions. So, you’re moving! Here’s everything you need to know about what needs to be done in this phase whether you are buying or selling.


Talk to Condo Management Company: If you have purchased a condo, you will need to book a time to move in. Many condos do not allow a move in unless it is scheduled in advance. While you are on the phone, confirm what your condo fees cover (If you haven’t already in the offer process, and you should have.) and arrange payment of your fees, whether that is by credit card, post-dated cheque or EFT. Make sure

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