Issue

Housing affordability and choice are critical contributors to Calgarians’ quality of life.  To remain an attractive place to live, Calgary must offer a range of housing options to meet the needs of its citizens at different stages of life and with different financial capabilities.  This includes sufficient stock of affordable rental units. The City of Calgary and City Council has the opportunity to cost-effectively provide more affordable rental housing by allowing the development of secondary suites in all residential neighbourhoods.

Currently, in the city of Calgary, secondary suites are only permitted in select land use districts and only as a discretionary use in the R-2 district in both developed and developing areas.  The Land Use Bylaw will not allow secondary suites to be developed on parcels that are currently designated R-1, without a formal land use re-designation.  As a result, there are currently secondary suites throughout the city of Calgary that provide important affordable housing options, but are considered illegal or are in non-compliance.

The City of Calgary did launch the Secondary Suite Grant Program in April 2009 which offers a grant of up to $25,000 to cover up to 70 per cent of the costs of developing or upgrading a legal secondary suite.  This is an important move in the right direction, but a number of barriers remain to increasing the number of legal secondary suites in the city of Calgary.

For example, the process for seeking a land use redesignation is arduous and time consuming and, according to a recent report¹, completed on behalf of The City of Calgary, the Grant Program is not seen to provide enough incentive for a homeowner to take on re-designation. Furthermore, while meeting fire and safety code issues is critical, it was noted in the same report that if there were fewer restrictions and requirements to building legal secondary suites, there would be less need for a grant program.  Additionally, REALTORS® reported that they have more clients interested in secondary suites than there is supply and more than 90% attending a recent information session believed that secondary suites make homes more affordable.

Position & Recommendations

In response to this issue, CREB® proposes that City Council considers the following recommendations:

• The City of Calgary provides a process to fast-track and simplify the approval of secondary suites.
• The City of Calgary authorizes secondary suites as a permitted use in all residential neighbourhoods, provided that sufficient parking, infrastructure and safety concerns are met. In addition, secondary suites which are permitted in single family areas should be restricted to owner-occupied properties only.
• The City of Calgary implement incentives to reduce the cost of improving or developing secondary suites to comply with the building code.

Benefits

The provision to make secondary suites permitted in all residential neighbourhoods in the city of Calgary offers a number of important benefits:

• Provides a cost-effective supply of affordable rental housing options for Calgarians.
• Offers flexibility for changing lifestyles and demographic shifts and helps to provide a range of housing options for students, young professionals, aging parents, live-in care takers/nursing aides and extended family.
• Allows homeowners to increase the value, flexibility and attractiveness of their home.
• Provides economic and social benefits, including helping families to achieve homeownership and for seniors to stay in their homes longer, through the support of rental income.
• Protects and preserves property rights of homeowners—allowing homeowners to choose how their property can best meet their unique needs.
• Increases urban density and supports smart growth principles—reducing the need for unnecessary suburban sprawl.

Sources

¹  CitySpaces Consulting Ltd. (2010) Secondary Suites Grant Pilot Program Evaluation Progress. Report #1. March 2010

Just click on this link and it will re-direct you to the City of Calgary website and then click on the community of your choice:

http://www.calgary.ca/portal/server.pt/gateway/PTARGS_0_0_104_0_0_35/http%3B/content.calgary.ca/CCA/City+Hall/Business+Units/Community+and+Neighbourhood+Services/Social+Research+Policy+and+Resources/Community+Profiles/Community+Profiles.htm

If you are thinking of buying NOW is the time with many lenders looking to deal.

Call me today and lets get shopping.

Dee

Well hear is a guideline that you can use to follow that will help you to calculate the value.  Click on the link below for the details.

http://component.aicanada.ca/e/resourcecenter_renova.cfm

If you have other questions pleas egive me a call or drop me a quick email.

Dee

• After taking possession of your new home or property you should consider doing the following improvements:
• Change the locks on all exterior doors, for security purposes.
• Install smoke detectors on each level of the home; install carbon monoxide detectors where any fossil fuels may be burned. I.e. near heater, gas range, near garage entry’s, near fireplaces, etc. If these devices are already present, change the batteries and make a note of when you did to schedule future battery replacements the same time next year.
• Install fire extinguishers near stoves, in garages, and keep one handy near fireplaces and woodstoves.
• Create a fire exit plan to evacuate your home or business in the event of fire or other emergency.
• Make repairs of any trip hazards that were not repaired prior to settlement to avoid possible injury. (Both inside and Out).
• Review your inspection report for any main shutoff location of water, gas, and electrical systems. (These locations will be pointed out to you if you joined your inspector during inspection.)

Monthly

• Check that your fire extinguishers are fully charged. Remove and replace heating and cooling filter elements. If they are the reusable type just clean and replace.
• Inspect and clean electronic air cleaners and humidifiers.
• Bleed the radiator valves if you have hydronic heating systems in the home.
• Clean your gutters and downspouts to ensure proper water flow.
• Check plumbing fixtures for leaks, these are used many times daily and a leak can happen quickly.
• Check your water bill, sewer bill and energy bills for excessive costs. Often times these can point to a leak or even a failing electrical device, such as your refrigerator. 

Spring and Fall

• Check your roof and flashings for signs of damage.
• Check in your attic for evidence of leaks, make sure vents are not clogged, and level out the insulation if necessary.  Often times when windy the insulation around your vents will move around. Trim back trees and shrubs away from the home.
• Check the basement for evidence of leaks.
• Check all walks for movement and repair any trip hazards that may develop.
• Clean and operate all windows and doors.
• Test all GFCI and AFCI devices installed for proper working condition.
• Shut off exterior hose bibs in the fall; turn back on in the spring.
• Test your TRP (temperature pressure relief) valve on your hot water heater. Inspect for the evidence of vermin, termites and insects, treat as needed. Test your garage doors and clean and lubricate all moving parts.
• Clean or replace exhaust fan filters.
• Service, clean or inspect all major appliances in your home per manufacturers recommendations.

Annually

• Replace all smoke detector batteries and carbon monoxide detector batteries.
• Have all heating, cooling and water systems serviced and cleaned. Inspect chimneys and clean them.
• Examine all electrical panels and operate breakers to ensure they are not sticking.
• DO NOT TAKE THE COVER OFF THE PANEL!!
• If you have well water, have your well tested and have your pump and service tank inspected for leaks or evidence of wear.
• All homes are suspect of wood destroying insects (termites, carpenter bees, carpenter ants, etc.), have your home inspected annually by a professional and treated if necessary. 

Your home is your single largest investment of your lifetime. Take these measures to protect your investment. For more home maintenance tips and energy saving advice contact your home inspector.

Provided courtesy of:

Dee McLellan and her group of favorite Home Inspectors.

What does this mean for sellers?  Pricing is the number one factor when you are thinking of putting your home on the market.  This is not the time to be testing the market to see if there is a buyer for your property.  Listings that are priced well are selling.

What does this mean for buyer’s?  With a large amount of listings on the market the activity that we are seeing for well priced homes  is still brisk.  If you see a home that is of interest to you don’t delay because another buyer may be watching the property for price reductions as well.

Give me a call so we can get the process started whether you are buying or selling.

Dee