Things I Wish My REALTOR® Would Have Told Me

Buying a home rarely plays out as neatly as it does on HGTV.

There are exciting moments, stressful moments, unexpected costs, fast decisions and, occasionally, things buyers wish they had known before they signed the contract.

We originally asked Alberta home buyers what they wished their REALTOR® had told them during the buying process. Their answers are still incredibly relevant today, so we’ve updated the list with some of the things our team believes buyers should be thinking about before buying a home in Calgary or anywhere else in Alberta.

1. Not everything automatically comes with the house

“One of my friends bought a multi-million-dollar home and when they arrived on possession day, they found out the previous owners took all of the appliances. Apparently, it was missed in the contract!” – Haleigh

“Confirm whether every single item that's unattached to the home is staying or going (appliances, curtains, mailboxes, TV mounts, ceiling fans, window coverings, etc.) and that the appliances seen at the viewing will be the appliances that stay with the house. Sometimes it just says 'dishwasher' and you think it's cool because it's a Bosch but when you move in it's been swapped for a Maytag.” – Tamara

This is why the details in a purchase contract matter.

Buyers should be clear about what is included and what is excluded from the sale. That can include obvious items such as appliances and window coverings, but it can also include garage door remotes, TV mounts, shelving, security equipment, outdoor structures and other items you assumed would stay with the property.

If something matters to you, don't rely on assumptions. Get it into the contract.

It's also a good idea to document major appliances during the purchase process. Photos, model information and serial numbers can help confirm that what you saw when purchasing the home is still there when possession day arrives.

If some of the terminology in an offer feels like another language, our guide to understanding common Calgary real estate terms breaks down things like deposits, conditions, possession dates and other language buyers will encounter throughout a transaction.

2. The view you buy today may not be the view you have forever

“A few months after we moved into our house, we found out that the fields and valley behind us are going to be turned into more housing. I wish someone would have told us about it before we bought the place.” – Magdelena

“I wish my real estate agent had told me there was going to be a school built directly across the street from us.” – Cynthia

Future development is one of the most overlooked parts of buying a home.

That open field, empty parcel, quiet road or unobstructed view beside a property may already have plans attached to it.

This is particularly important when buying in newer Calgary communities, developing areas or near large pieces of undeveloped land. Buyers should look at available development plans, transportation projects, proposed roads, schools and surrounding land uses before making a decision.

And future development isn't automatically bad.

New roads, schools, commercial areas, transit connections and recreation facilities can improve accessibility and make a community more desirable. The important thing is knowing what's planned so you can decide whether it works for you.

If you're still comparing different parts of the city, CalgaryNeighbourhoods.ca is another resource we've built to help buyers explore Calgary communities, locations, amenities and lifestyle differences before narrowing down where they want to live.

3. Buying a home isn't always a perfectly structured process

“Depending on what the real estate market is like at the time you’re buying or selling, you might need to make a decision fast—sometimes even the day you view the house or receive an offer. Be prepared to take that leap of faith and don’t enter a bidding war lightly!” – Lauren

No two real estate transactions are exactly alike.

Sometimes buyers have several days to consider a home, review comparable sales and negotiate. Other times, a well-priced property can generate substantial interest very quickly.

The goal isn't to pressure buyers into making fast decisions. It's to make sure they're prepared before the right property appears.

That means understanding your budget, financing, preferred communities, must-haves, deal-breakers and comfort level with different offer strategies before you're sitting at the kitchen table deciding whether to write an offer.

Preparation is what makes faster decisions feel less like gambling.

4. You are allowed to shop around for professionals

“I didn’t know I could do my own research on a home inspector and was afraid to ask for a second opinion. Six years later and we're still dealing with problems that might otherwise have been caught.” – Samantha

“I’ve been a paralegal in real estate for years and my suggestion is to always do your research on the REALTOR® first! Check their credentials before using them. Make sure they are working with you and are there for you every step of the way!” – Ruth

“Make sure you choose a lawyer based on other people’s experience—not just who’s recommended by your mortgage broker or REALTOR®.” – Steven

Your REALTOR® may be able to recommend mortgage professionals, lawyers, home inspectors, condominium document reviewers and other specialists, but you should always feel comfortable doing your own research.

We provide our clients with trusted professionals we've worked with and had good experiences with, but the decision is still yours.

Read reviews. Ask questions. Compare options. Make sure you're comfortable with the people advising you on what may be one of the largest purchases you'll ever make.

If you're budgeting ahead, you can also review home inspection costs and considerations in Alberta as part of the larger closing-cost picture.

5. Spend some time learning the neighbourhood

“We just moved into what we thought was a perfect place until we discovered our neighbours party until 4 AM every weekend. I wish we knew it was socially acceptable to talk to the neighbours before we’d put an offer in.” – Dakota

“I remember gossiping with a neighbour at a house I offered in Mount Pleasant and she shed a lot of light on the neighbourhood and the current owner.” – Stephanie

“Understand the crime index in the area and the nature of the crime. Is it a lot of garage break-ins or something more serious? Consider crime mitigation in your costs, too. Security systems aren’t cheap!” – Krista

You're not just buying a house. You're buying into a location you'll experience every day.

Drive through the community at different times of day. Check traffic. Look at nearby schools, parks, pathways, transit, shopping and recreation. Pay attention to noise sources and major roads.

And yes, you can talk to neighbours.

A five-minute conversation with someone who actually lives on the street can sometimes tell you things that no listing description ever will.

Think about an ordinary Tuesday, too. Where do you work? Where do the kids go to school? How often are you driving downtown? Where is hockey practice? How easy is it to reach the airport? Our guide to getting around Calgary and why your commute matters when choosing where to live takes a much deeper look at that side of choosing a community.

Community knowledge is also one of the reasons the agent you choose matters. Knowing contracts and negotiations is important, but understanding Calgary's communities, development patterns and lifestyle differences is part of the job too.

6. You can negotiate more than the purchase price

“Make sure you put in your conditions that the seller gets professional cleaners, and they have to give you the receipt! Oh my, do I ever wish I knew that one before buying my house! It was so much added time and cost!” – Sam

Price gets most of the attention, but there can be other negotiable parts of a real estate transaction.

Possession dates, included goods, repairs, cleaning, certain property conditions and other terms may all form part of a negotiation.

How much negotiating room you have depends heavily on the property and the market.

If a home has multiple offers after one day on the market, asking the seller for a long list of extras may weaken your offer. If a property has been sitting for several weeks, the conversation may be very different.

The key point is this: if something has been agreed to and it matters to the transaction, get it in writing.

A verbal promise from the seller or another agent is not the same thing as having a clear contractual obligation.

7. Understand your mortgage before you fall in love with a house

“I was only 22 when I bought my first house and had no idea what the negatives of a fixed or variable mortgage was. It was almost impossible to switch lenders on our fixed term.” – Bailey

Another buyer told us that during a renewal, their bank suggested an open mortgage so they would have flexibility if they found their next home. That flexibility came at a significantly higher monthly cost, and they later discovered there may have been other options worth considering.

The mortgage isn't just the thing that gets you approved to buy the house. The structure of your mortgage can affect your flexibility and finances for years afterward.

Before purchasing, buyers should understand things such as:

• Whether they're working with someone who specializes specifically in mortgages.
• The differences between fixed and variable mortgage products.
• Prepayment privileges and potential penalties.
• Whether the mortgage can be moved or changed if they sell before the term is finished.
• Whether other lenders or mortgage brokers offer products better suited to their circumstances.
• Whether renovation financing or other specialized mortgage options may be appropriate for the property they're considering.

We don't think buyers need to become mortgage experts. They do need a mortgage professional who can clearly explain the options and help them understand what they're signing.

If you're still at the beginning of the process, you can also use MortgagePreApproval.ca to learn how Canadian mortgage pre-approval works, understand the factors lenders look at and assess your readiness before you start seriously shopping for a home.

When you're ready to begin the actual process, you can start a mortgage pre-approval review online.

8. Document the condition of the home

“When you're taking possession, take photos or videos of any issues in the house. When my mom took possession of her house, she got the keys and then ran some errands. When she came back to start moving in, there was a hole in the wall, the fridge was dented.” – Lisa

Possession day should be exciting, but occasionally there are issues.

Documenting the condition of the home can be extremely helpful if something has changed between the time you purchased the property and the time you take possession.

Take photos. Take video. Pay attention during your walkthrough. If something isn't as expected, contact your REALTOR® and lawyer promptly so the issue can be reviewed properly.

There is also a lot happening behind the scenes before keys are released. If you've ever wondered what actually happens between signing the paperwork and receiving possession, our guide to what your lawyer does on closing day in Alberta walks through that part of the process.

9. Know the real cost of buying and owning the property

“Factor a condo documents review into your closing cost budget. It’s very pricey but worthwhile.” – Christopher

“Having a REALTOR® who’s well versed in condo fees vs. mortgage math is helpful. If you’re paying $400 a month in condo fees, how much more house could you buy for the same monthly cost? We found we were paying almost the same for our townhome as our house monthly when you factored everything in because our condo fees increased so much.” – Krista

“Consider the cost of selling the house you’re buying. Selling isn’t cheap. Is this a home you can stay in long-term if the market takes a dip?” – Lindsay

“Don’t forget about the hidden costs of home ownership. There will always be something you’ll have to pay for upon closing and moving in.” – Jeff

The purchase price is only one number.

Depending on the property and transaction, buyers may also need to budget for legal fees, inspections, condominium document reviews, moving expenses, utility setup, insurance, property taxes, immediate repairs and the inevitable first few trips to the hardware store.

That's exactly why we created AlbertaClosingCosts.ca. Buyers can learn about the expenses that may come up during an Alberta real estate transaction and use the Alberta Closing Cost Calculator to get a better idea of what should be budgeted beyond the purchase price.

Condo buyers need to look even further than that.

Monthly condo fees, the corporation's financial position, reserve fund planning, upcoming projects and the condition of the building can all affect the true cost of owning a unit. We've put together a separate comparison of closing costs for a condo versus a house in Alberta for buyers weighing the two options.

And if you're shopping for a Calgary condo, don't research only the unit. Research the building. YYCCondos.com lets buyers explore Calgary condo buildings, neighbourhoods, construction, amenities, parking, storage, transit and current listings before deciding which buildings deserve a closer look.

Everyone should also have some breathing room after possession.

Maxing out every dollar available to purchase the house and leaving nothing for unexpected expenses is rarely a comfortable way to begin home ownership.

10. The process can be exhausting

“Buying and selling a house can be draining. When you’re buying, you can sometimes expect hours of house-hunting and viewing homes. And when you’re selling, you’ll be spending many hours keeping your home show-ready and leaving your house periodically for viewings. It’s a lot!” – Daniel

It is a lot.

Buyers can tour five homes and dislike every one of them. The next weekend they may walk into the first property and immediately know it's a serious contender.

There can be inspections, negotiations, financing deadlines, paperwork, lawyers, moving plans and plenty of second-guessing along the way.

A good real estate agent shouldn't pretend the process is effortless.

Our job is to make it easier to understand, help you prepare for the things we can predict, flag potential problems early and give you enough information to make confident decisions when it matters.

Buying your first home?

If you're reading all of this and thinking, “There is a lot more to buying a house than I thought,” you're right.

That's especially true the first time through.

We've built CalgaryFirstTimeHomeBuyers.com specifically to help first-time buyers understand the process, from getting started and planning a down payment to learning about programs available to eligible buyers and preparing for the actual purchase.

You don't need to know everything before you start. You just need to know the right questions to ask and have the right people around you when the answers matter.

The biggest lesson? Ask more questions.

Most buyer regrets don't come from asking too many questions.

They come from assumptions.

What's included? What's being built nearby? What will this cost every month? What happens if the inspection finds something? Can I sell this home easily later? What are the condo documents telling me? What happens if my plans change?

Ask.

A home isn't just something you're buying today. It's where you're going to live, what you're going to pay for every month and, eventually, something you may need to sell again.

The more you understand before you write the offer, the fewer surprises you're likely to face after you get the keys.

Book a free conversation with Real Estate Partners and let's talk through your home-buying plans before you start making offers.

Helping Calgary Buyers Make Better Real Estate Decisions

Dusko Sremac and the Real Estate Partners team help Calgary and area home buyers look beyond the listing photos and understand the complete purchase — the home, the neighbourhood, the contract, the costs and the decisions that can affect them long after possession day.

If you're thinking about buying a home, connect with our team before you start making offers. A little more information at the beginning can prevent some very expensive lessons later.

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