Edmonton BGRS REALTOR®

Edmonton Advanced Marketing REALTOR - BGRS Approved


Learn How to Write a Real Estate Offer to Purchase

As a buyer, when writing an offer on a property, you want to be able to pay the least possible amount for your

home. Sometimes buyers will offer 5-10% off of an asking price for no reason other than they were told to by a "friend" This is so silly You may want to offer more, you may want to offer less. The only way to make a reasonable offer is to do your homework.


REAL ESTATE TIP #1 - What the seller paid for their home is irrelevant.

REAL ESTATE TIP #2 - What the seller is asking for their home is also irrelevant.


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Knowing why a seller is selling is always helpful when you make an offer, but this information is protected by the sellers real estate unless it is allowed in writing to be disclosed. However knowing the reason for selling is still irrelevant on the true market value of the home, as is the asking price. There are several things to take into consideration, prior to making an offer on any home.


  • Market Conditions: Is it a buyers market or a sellers market? Knowing what type of real estate market you are in will help you choose an initial offer price. Completing a community absorption rate is the easiest way to know.
  • Possession Date:Edmonton Real Estate Agents have access to this information and as a rule of thumb, the quicker, the possession date, the more motivated the seller is. Most homeowners in Edmonton have a 30-day negotiable possession date. If a longer possession date or a set date is asked for, this is an indication which the seller needs a specific date and can be more important than price. Keep in mind, if the property is tenant occupied, tenants do have a 90-day tenant right. Normally, homeowners with tenant occupied properties or a vacant property are more motivated.
  • History: Your REALTOR® will know the history of this home. How long the sellers have owned the property, how long they have been trying to sell it and if there have been any price adjustments. Your real estate agent is also required to pull the title of the property which will indicate any recent financial debts including the current mortgage to ensure there will be enough funds to close on possession date.
  • Condition and Size: Size is a factor of price more in places like China than Edmonton. The value of a home is in the condition. You may want to go back into the home to take a better look at the overall condition. Is the flooring laminate or hardwood? Are the faucets Walmart or Moen? Has the yard been meticulously maintained properly or neglected? Will you be replacing any fixtures, chattels, windows, shingles in the near future? Look at the property through the eyes of your experienced real estate agent. They will notice things you don't.
  • Complete a Buyers Comparative Market Analysis: Examine all recent comparable sales. Only use recent properties that are similar in configuration, age, and location to the home you want to buy. Your REALTOR® can complete this for you.

REAL ESTATE TIP #3 - If the property has been staged, don't be fooled by how pretty it looks. Staging a home does not increase property values.


Read more about purchasing a home in Edmonton with our simple 5 step process

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Pros and Cons of Condominium Ownership

Living in a condominium in Edmonton offers the sense of community living. Whether you are taking out the trash, working out in the exercise room, relaxing in the lobby or picking up your mail, there will be ample opportunities to engage with your neighbors.


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Pros of Condominium Ownership

No Maintenance. The biggest benefits of condo living are that other people do the maintenance for you. They cut the grass, maintain the common areas including elevators, amenities, windows, doors, and shingles No grass to mow or snow to shovel with the exception of detached condos and townhouse style condominiums.


Cost. Condominiums are less expensive than buying a comparable house in Edmonton. Obviously, the cost of a condo versus the cost of a house depends on the location. Property values in Edmonton vary in each neighborhood. But typically, you'll spend less on a condo, " Maintaining a single-family house can be expensive. It is your responsibility to keep your home in living standard conditions. When purchasing the first home, going brand new is a smart choice.

Security. Most apartment condos offer gated or locked entries, with special keys or electronic fobs. If you live alone, or security is a concern for you, this can be a major perk. In addition, you’re living in close proximity to other people and in an emergency, this will be helpful.

Amenities. Exercise rooms, Guest suites, swimming pools, underground parking, and courtyards. Many condo communities offer residents amenities that are out of reach for the average homeowner.

Cons of Condominium Ownership

Homeowners Association Fees.Of course, there is a few to live in a condominium. It costs money to maintain a large building. When you buy a condo, you essentially become a business partner in that community. You pay a condominium fee each month (on top of your mortgage) which goes towards the upkeep of the property, as well as future investments. This fee can vary from a few hundred dollars upwards. It will depend on the current condition of the complex, how well the monies have been managed and future expenses.


Less Privacy.You will be meeting your neighbors. Some condominium complexes in Edmonton offer in-house managers and know everyone by name. Depending on how well your complex is built, your neighbor may even know what time you get home every day. Expect to have someone looking at you when you are out on your balcony or sitting in the front yard. Socialites love this!


Less Freedom. Depending on your condominium complex, you may or may not be allowed to have pets, have Bar-be-ques on the balcony, change the flooring to a hardwood, have guests stay for long periods of time or rent out your unit. Read the by-laws before purchasing.


Levies and Special Assessments: In Edmonton, Condos have been hit hard by the recession, the oversupply and there are plenty of issues with a few Edmonton condominiums, whereas some builders missed adding building materials during construction, such as water vapors. Also as more people struggle to make ends meet, more condo owners are dropping out of paying their condo fees. This can increase the cost of what you will be paying each month.


Things to inquire on prior to purchasing a condominium

  • Reserve Fund Study
  • Are condo fees reasonable
  • Bi-laws - are you allowed pets?
  • Financials - Is the complex in the red
  • Professionally or Self Managed
  • AGM - Annual General Meeting
  • Any upcoming special assessment


Today, several banks will request to review these documents prior to releasing your financing. Also, have your lawyer review these documents if you are not comfortable with the lingo.

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Questions to Ask a Buyers Real Estate Agent

Below is a great question list for all Edmonton new home buyers. Purchasing a home is one of the largest investments you will make in your lifetime. Choose your REALTOR carefully. Don't be afraid to ask questions. 


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What type of properties do you mostly sell?

  • Purchasing a single-family detached house is different than buying a condominium, new builds or luxury properties. It is important that the Edmonton Real Estate Agent you choose has in-depth knowledge of the type of property you are planning on purchasing.

What is your negotiation style and experience in multiple offer situations?

  • Even in a buyers market, you may be in a multiple offer situation and great negotiating agents have personalized techniques for winning bidding wars. Some agents can be too aggressive and will lose due to their unlikeability, other agents can be too passive. Choose a real estate agent who is creative and on your side.

How many homes did you sell last year?

  • This is a very important question. The average real estate agent in Edmonton sells about 8 properties a year. Some agents will sell over 100 properties per year. If you want a REALTOR® who will spend time with you, is knowledgeable and experience, choosing a real estate agent who sells 25-50 homes a year is your best bet.

Do you have other professionals you work with on a regular basis?

  • Again, another very important question. Agents have relationships with other real estate providers and depending on how this question is answered, it will give you an insight on how long they have been in real estate, but more importantly on how they conduct their business.

Are you full-time real estate agent?

  • Not all Real Estate Agents are full-time REALTORS®. You don’t want someone doing this part-time or as a hobby. Looking at properties for fun is not the same as having fun when looking at homes. When viewing homes, great Edmonton real estate agents will point out the flaws of each home and they all have them, not commenting on how pretty the bedroom is set up.

Do you normally work in my price range?

  • Most Edmonton real estate agents work a wide range of prices, but if they usually help home buyers purchase million dollar homes, you might not be a top priority. Similarly, if you want to purchase new build homes and they normally work on older properties, the agent may not have the right connections for Edmonton home builders.

Will I be required to sign a buyers brokerage agreement?

  • If any Edmonton Real Estate Agents answers "No", find another REALTOR®. The Canadian Real Estate of Alberta has mandated to work with all residential buyers under an agreement. There are 2 types of agreements - Exclusive & Non-Exclusive.

Do I have to work with your recommended service providers?

  • If the agents say “yes”, it’s illegal. Find another REALTOR®. Good real estate agents in Edmonton should have solid recommendations for other service providers, but you should never feel pressured to use their recommendation. A good agent doesn’t do everything on their own. They have a team of other professionals including mortgage brokers, home inspector, contractors, Conveyancers, real estate lawyers, etc.

Can I review all documents before I sign them?

  • A good real estate agent will take the time to explain the documents and provide you with ample time to review important documents. Never feel pressured into signing. Real Estate Contracts are a binding agreement and it is important you understand them thoroughly prior to signing.

Do you use e-signature or DocuSign?

  • An e-signature is an electronic signature and gives you an indication of how internet savvy the real estate agent is. electronic signature also eliminates the need to print, fax, scan, and ship documents and are time documented. During this conversation, your agent will also mention auto-prospecting, which is a system to keep you updated the moment a new home which meets your criteria arrives on the Edmonton or surrounding area market.

How long have you been a licensed real estate agent?

  • This question is one that cannot be missed. Experience in the real estate industry is important. The longer a real estate agent has been selling real estate, the more transactions they have likely completed.

Do you attend the inspections?

  • Inspections are a contingency or buyers condition when purchasing a home. If any real estate agents in Edmonton or the surrounding area, tells you don't really need one, find another REALTOR®. You may think an inspection for a condominium or a brand new property is a waste of time and money, but have an inspection can save you thousands of future dollars and find unforeseen issues. New Home warranties have limitations.

How will I know how much to offer when I find a home?

  • Listen carefully to how the real estate agent answers this. If the REALTOR® pulls title and does a buyer's Comparative Market Analysis or CMA, congratulations, you have found yourself a great Buyers Real Estate Agent.


Feel free to contact us if you have any questions or need help with purchasing your dream home.

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Top 5 Questions to Ask Edmonton Realtors when Selling

With so many types of residential real estate, Edmonton agents are beginning to specialize in a wide range of residential fields. Over the last decade, there have been ample changes in the real estate business and specializing has become the norm. These fields can range from buyer agency, infills and new builds, relocation, luxury homes, seniors, military, condominiums, foreclosures, etc. There are over 3500 real estate agents licensed with the Edmonton Real Estate Board, most actively practicing, allowing homeowners several choices finding a Realtor who can properly target market their property. Below are the top 5 questions to ask any Edmonton Real Estate Agent.


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How long have you been in the business?

You may have found an agent online, because they are extremely tech-savvy, but may lack experience. An "old time" REALTOR® may have several years of experience but lack the marketing knowledge they need to expose your property to qualified buyers. A longer time in the real estate business is always a benefit because it creates the experience. Agents who have been in the real estate business for a few decades have the experience in both good and bad markets and will know how to adjust. These real estate agents usually have larger databases, are the most creative and think outside the box.

Do you have another part-time job?

Listen carefully to the answer. REALTORS® who are not full time, may not be as motivated to get your home sold. Real Estate is an expensive business with company fees, licences, photographers, graphic designers, vehicle maintenance, office tools, conveyancing fees, signage,desk fees, websites, internet syndication systems, etc. and if an agent needs another part time job to survive - that agent may not care whether your home sells or not. Every REALTOR® must be full-time to join our Homes & Gardens team to ensure our clients top-notch service.

How do you prefer to communicate and how often?

This is a two-way question. As licensed real estate agents in the province of Alberta, we are obligated to work in our clients best interest. Which means, if you prefer to be notified of showings via phone calls, emails or text messages, your agent will need to know this. Some agents will only send you a text and assume you received it. Ask how and how often you will be notified of feedback from other agents who have shown your home. Ask how they plan to stay in touch with you. You do not want an agent to list your home and you don't hear from them until either your receive an offer or your home is about to expire. Select an agent who communicates well to eliminate confusion.

Do you do Open Houses?

Listen carefully to the answer. REALTORS® who are not full time, may not be as motivated to get your home sold. Real Estate is an expensive business with company fees, license, photographers, graphic designers, vehicle maintenance, office tools, conveyancing fees, signage,desk fees, websites, internet syndication systems, etc. and if an agent needs another part time job to survive - that agent may not care whether your home sells or not. Every REALTOR® must be full-time to join our Homes & Gardens team to ensure our clients top-notch service.

Other Questions you may also want to ask include

  • Education. Ask about degrees and certifications.
  • How many transactions have you been involved with in your entire career?
  • How many transactions have you handled year-to-date?
  • Have you ever been subject to a disciplinary action?
  • Are you a listing agent or a buyer's agent?
  • What price range do you generally work in?
  • Do you have a network of other productive agents which you work with?
  • What would you say are your strongest attributes as an agent?
If you have a selling question, feel free to ask. We are here to help.
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Common BGRS Real Estate Questions & Answers

When Buying and Selling with IRP Brookfield Global Relocation Program

Question: I have my posting message but I haven't met with my Brookfield representative yet. Can I still list my house?


Answer: If you have received your posting message, the answer is yes! Sellers usually sell their homes at a higher price when they have more time. There is no problem listing or even selling your property before you meet with your Brookfield representative. Contact an approved IRP REALTOR® for more details.


Question: I haven't sold my current house. Can I still go on my House Hunting Trip?


Answer: Maybe. If you are in a position to afford dual house payments, your current home has enough equity or your commanding officer has directed you too due to time factors. YES! If your current home is pending (has a conditional offer), it is best to wait until all of the conditions have been met. IRP Global Brookfield Relocation only pay for your first House Hunting Trip. A second one would be a personal expense.


Question: Can I use any Real Estate Agent to sell my house?


Answer: You can choose any REALTOR® from any Real Estate Company to list your home if they are registered as a 3rd party supplier. If you choose to use a real estate agent who is not familiar with the DND-RCMP Relocation Program, it may end up costing you money that is not allotted in one of your pockets.


Question: How much are and How do I pay for my real estate services?


Answer: All 3rd party suppliers have a written agreement with Brookfield Global Relocation Services outlying their fees which are paid for by Brookfield Global Relocation Services and have agreed to that fee. Each province varies in how much is allotted for a real estate agents fees. If you choose not to use a Real Estate Agent in the Brookfield TPSP directory, who charges a higher rate, the difference will be paid by you personally and this can be several thousand dollars more.


Question: How do I pay for my property inspection and legal fees?


Answer: All 3rd party suppliers including some lawyers and specific property inspectors have a written agreement with Brookfield Global Relocation Services outlying their fees which are paid for by BGRS. If you choose not to use a professional in the Brookfield TPSP directory, who charges a higher rate, the difference will be paid by you personally.


Question: How many homes can I see on my House Hunting Trip(HHT)?


Answer: When buying a property, everyone house shops differently. With our Canadian Armed Forced clients, we will show you as many homes as you like until you find one! Start your house shopping here!

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Data is deemed reliable but is not guaranteed accurate by the REALTORS® Association of Edmonton.