I just finished uploading this House for sale, 179 DOUGLASBANK ME SE, Calgary, Alberta

Open House Saturday 28th. Noon to 3:00 PM. Welcome to an exceptional 2 storey, 5 bedroom, family home in the heart of Douglasdale, a mature master-planned community off the banks of the Bow! This home features a spacious and functional floorplan that includes an open-concept living/kitchen space, dedicated dining room, formal sitting room & main floor den, in addition to a separate main floor laundry/mud-room combination. The property has recent renovations with new hardwood flooring, fresh paint, newer roof, exterior finishes, windows and other items. Upstairs features 4 bedrooms w/a large master that boasts an open 4 pce ensuite w/separate bath & shower. The fully finished basement has new carpets, 5th bedroom, full 3 pce bath and large media rec room. There is a large attached 2 car garage and beautiful private landscaped yard that includes a stamped concrete patio and hot tub, great for relaxing evenings at home. Only steps away from Douglasbank park & the Bow River pathway system. Come & view today!

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I just finished uploading this House for sale, 179 DOUGLASBANK MEWS SW, Calgary, AB

Welcome to an exceptional 2 storey, 5 bedroom, family home in the heart of Douglasdale, a mature master-planned community off the banks of the Bow! This home features a spacious and functional floorplan that includes an open-concept living/kitchen space, dedicated dining room, formal sitting room & main floor den, in addition to a separate main floor laundry/mud-room combination. The property has recent renovations with new hardwood flooring, fresh paint, newer roof, exterior finishes, windows and other items. Upstairs features 4 bedrooms w/a large master that boasts an open 4 pce ensuite w/separate bath & shower. The fully finished basement has new carpets, 5th bedroom, full 3 pce bath and large media rec room. There is a large attached 2 car garage and beautiful private landscaped yard that includes a stamped concrete patio and hot tub, great for relaxing evenings at home. Only steps away from Douglasbank park & the Bow River pathway system. Come & view today!

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I just finished uploading this Condo for sale, #280 223 TUSCANY SPRINGS BV NW, Calgary, Alberta

Right here in the heart of beautiful & sought after Tuscany, is the Sierra's of Tuscany! An AMENITIES RICH, 40+ Adult condo that has absolutely everything you need. In addition to a well cared for, well appointed 1 bedroom unit that has in suite laundry, nice sized open & bright kitchen, comfortable living room w/gas fireplace and cozy balcony, you are spoiled with an array of amenities that are included in a very low cost condo fee. Like what you might ask? How about a Movie Theatre, a Ballroom, an Arts & Crafts Centre, a Grand Common room w/spectacular Mountain Views and common kitchen which can be used for functions & events. Also, loft area Library, Exercise Room, Billiards Tables, Card Tables, Darts Area, a Full Size Swimming Pool and an actual Bowling Lane! You seriously don't have to leave, you can save money on gym memberships and social outings as it's all included. There is also a Car Wash bay on the underground, heated parking level, where you have assigned parking and storage. Come view today!

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I just finished uploading this House for sale, 4223 15A ST SW, Calgary, Alberta

Open House Sun 15th noon to 3:00 pm. Welcome to this Custom Luxury property in the heart of Altadore, one of Calgary's premier communities. Built in 2007 & features 3800 sq. ft. of professionally developed living space, located on one of the most desirable streets in the community w/mature trees, low traffic and only minutes from River Park & Sandy Beach. A rare 50' lot w/west facing backyard and features an oversized double garage and professional, custom landscaping. This home is equipped w/5 bedrooms, 3.5 baths, a flex office/den on the main level, dedicated dining room and an open concept living room w/chef's style kitchen. You will be delighted by the expansive living area w/vaulted ceiling, 18' stone fireplace façade and a wall of windows allowing for an abundance of natural light. The kitchen features granite counters, gas stove, SS appliances and walkthrough pantry. The master incl. oversized ensuite w/his & hers walk-in closets and gas fireplace. Plus so many other features, come & view today!

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I just finished uploading this Condo for sale, #1 931 19 AV SW, Calgary, Alberta

Open House Saturday the 14th. Noon to 3:00 PM. Welcome to this bright and cozy 2 bedroom condo in the desirable community of Lower Mount Royal. Only a minutes walk away from 17th avenue activity with restaurants, coffee shops and shopping! Great location on a quiet, mature street. This home features re-finished hardwood floors throughout, new windows, large and open main room, large kitchen with updated cabinets and in-suite European washer & dryer. Boasting an abundance of large windows this home is showered in natural light which adds to the cozy, comfortable feel you have when you enter this well cared for home. If you're looking for an affordable, spacious and updated property that is totally move-in ready, than you have found it. Two perfectly sized bedrooms, updated bathroom and covered parking finish this unit off, all you have to do is come and view it today!

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JUST LISTED!

Welcome to this bright and cozy 2 bedroom condo in the desirable community of Lower Mount Royal. Only a minutes walk away from 17th avenue activity with restaurants, coffee shops and shopping! Great location on a quiet, mature street. This home features re-finished hardwood floors throughout, new windows, large and open main room, large kitchen with updated cabinets and in-suite European washer & dryer. Boasting an abundance of large windows this home is showered in natural light which adds to the cozy, comfortable feel you have when you enter this well cared for home. If you're looking for an affordable, spacious and updated property that is totally move-in ready, than you have found it. Two perfectly sized bedrooms, updated bathroom and covered parking finish this unit off, all you have to do is come and view it today!

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The Importance of Inspection!

When purchasing a property in Canada, the onus is on the Buyer to seek out all knowledge and condition of the property they are purchasing otherwise known as "Caveat Emptor".

Outside of what is called a "Material Latent Defect", which the Seller is lawfully obligated to disclose, it is purely the responsibility of the Buyer.

My focus today is on the importance of a complete property inspection, and more so, the sewer line running from the property.

 

Recently I had a Buyer complete a property inspection for a property purchase, which is standard on any purchase. The subject property is a blended property in that it was originally a 1960's style bungalow in a great inner-city neighbourhood. The Seller’s purchased the property and subsequently developed a completely new dwelling from the top of foundation or basement up.

 

So, the main floor and second floor is a brand new modern development. The basement and foundation was salvaged and remains in original condition.

 

When conducting the inspection, the Inspector noted that the sewer line was the original cast iron drainage pipe that was running out from the house to the main City sewer system. Upon noting this, he advised that the sewer line should be inspected and scoped with video. So, subsequent to the inspection and this advisement, my client decided to go ahead with the sewer line inspection.

 

There was nothing that indicated that there were any issues with the sewer line, and by all accounts the drainage was working fine during the original viewings and inspection of the property. However, it didn't take long to find that there was a major issue with the sewer line leading away from the house.

 

The sewer line goes from cast iron to a clay pipe system that was regularly used at the time of construction on the original bungalow. As the technician was feeding the camera down the pipe, he was actually impressed and noted that the pipe was in very good condition, especially for this age of clay pipe. Every 3 or so feet there is a joint, and the first 3 were in great shape and he was mentioning to me what we are looking at and how it is supposed to look etc. And then we ran into it... at 18 feet out, something that was difficult for me to make sense of, as we had been looking at a nice perfectly formed circle from within and an ongoing black hole down the middle This, unfortunately turned into a difficult image to make sense of. It  turned into what appeared to be like an image being created from broken glass. (see attached photo)

 

Here we could see that water was built up and no more black hole. The technician attempted to continue moving the camera down the line, but he could not penetrate the disruption. The disruption turned out to be a collapsed pipe...and herein is the issue at this point in time.

 

Now, we have what amounts to a pretty major issue and concern for the Buyer. This is something that if it went undetected and once moved into the property, would  turn into a major problem. It would not take long for a buildup to cause a flood in the basement, damaging property that could be costly to repair. If it was not detected prior to the purchase, at that point in time it would be the Buyer's responsibility and cost to repair it.

The good news is that the Buyer and Seller were able to come to an agreement to remedy the situation with repairing and replacing the pipe at the cost of the Selling party.

 

It should be noted that the developer had the pipe visually inspected from the outside (no internal video scope) when they were doing construction and while the yard was excavated. There were no issues found at that time, so it is highly likely that the pipe collapsed after completion and because it wasn't used after completion of the new dwelling, there was never any backup or flooding of water on the property to indicate any existence of an issue.

 

Cost of the video inspection: $250.00 to $550.00

Cost to replace the sewer line: $10,000.00 to $17,000.00

 

Note to Buyer, be aware and complete all relevant due diligence in order to fully satisfy any concerns prior to purchase. It can save you thousands!

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