I work on both sides of this. I represent buyers purchasing new builds from Calgary builders, and I'm also the land and development partner for a custom home builder. So I've sat in the sales centre and I've sat across from it. That gives me a view most agents writing about this topic don't have.

Here's what I want you to understand before you walk into your next showhome.

The sales team works for the builder. Full stop.

This isn't a knock on builder sales teams. Most of them are excellent at their jobs. Some of the best people I work with are builder reps.

But their job is to sell the builder's homes, on the builder's paper, at the builder's price. That's who pays them. That's who they answer to.

When you walk in without your own representation, everyone in the room works for the other side. You wouldn't do that in a resale negotiation. A new build shouldn't be different just because the drywall smells fresh.

You won't get a discount for showing up alone

This is the biggest myth in new construction. Buyers assume that skipping an agent means the builder knocks the commission off the price.

It doesn't work that way. Builder pricing is set. Commission to buyer agents is built into their marketing budget across every home they sell. If you show up without an agent, the builder keeps that money. You don't get it. The price stays the same.

So representation costs you nothing. Going without it just means nobody is checking the deal on your behalf.

The contract is not the standard Alberta purchase contract

When you buy resale in Alberta, you're on the standard AREA purchase contract. It's balanced. Both sides have protections. Realtors and lawyers know every line of it.

New builds are different. Most builders use their own purchase agreement, written by their lawyers, for their protection. These contracts can include things like:

• Completion dates that are estimates, not commitments

• Clauses that let the builder extend timelines

• Price adjustment or escalation language

• Deposit structures that release money to the builder in stages

• Limits on what happens if you need to walk away

None of this makes builders bad. It makes them businesses protecting themselves. But you should have someone in your corner who reads builder paper for a living and can flag what's negotiable before you sign, not after.

What's actually negotiable on a new build

Price is often firm, especially in a busy market. Calgary's new communities have been moving fast, and builders don't like dropping prices because it sets a precedent for the next ten sales in that community.

But price isn't the only lever. Depending on the builder and how long a spec home has been sitting, there's often room on:

• Upgrades and design centre credits

• Appliance packages

• Landscaping or fencing

• Legal fees or closing costs

• Possession timing

Knowing which lever to pull, and when, comes from doing this repeatedly. A home that's been sitting for sixty days is a very different conversation than a pre-sale in a hot phase release.

The showhome is not the price on the sign

Showhomes are marketing. They're loaded with upgrades, and the advertised base price usually doesn't include most of what you're standing in. Ceiling details, upgraded flooring, the fireplace wall, the built-ins. Often extras.

A good agent walks the showhome with you and helps you separate what's included from what's an upcharge, so your budget is built on the real number.

Alberta gives you a warranty. Know what it actually covers.

Every new home in Alberta comes with mandatory warranty coverage under the New Home Buyer Protection Act. It's often called the 1-2-5-10: one year on labour and materials, two years on major systems like electrical and plumbing, five years on the building envelope, and ten years on structure.

That's real protection. But it doesn't replace a pre-possession walkthrough done properly, and it doesn't mean skipping an independent inspection is smart. Builders don't inspect themselves. Neither should you rely on them to.

One more thing: bring your agent to the first visit

This one trips people up constantly. Most builders require your agent to register with you on your first visit to the sales centre. Show up alone, sign the guest book, and many builders will refuse to pay your agent's commission later, which can mean you lose your representation entirely.

So before you spend a Saturday touring showhomes, tell your realtor. It's a five minute conversation that protects your ability to have someone on your side for the entire build.

The bottom line

Some builders love working with realtors. Some don't. No judgment either way, it's their business model.

But your side of the deal only has one person on it, and that person should know builder contracts, know which Calgary builders deliver, and know what's negotiable in today's market.

I recently helped lifelong friends buy a new build in Harmony. The builder's team was great. They did their job well. My job was different: making sure my clients understood every page they signed, every dollar in the deal, and every date that mattered.

That's what representation is. And on a new build, it costs you nothing.

Thinking about a new build in Calgary or the surrounding communities? Let's talk before you visit the sales centre, not after.

Shawn Lukacsy | Charles Real Estate 403.874.7267 | homes@shawnlukacsy.com | @shawnlrealestate

By Shawn Lukacsy

If you own a home in Calgary, spring is when the real wear and tear shows up. Chinooks, deep freezes, and freeze thaw cycles are hard on roofs, foundations, and anything that touches water.

A simple spring checklist helps you avoid expensive repairs. It also protects your Calgary real estate value, which matters whether you plan to sell this year or you are staying put.

Here are seven spring maintenance items I recommend to Calgary homeowners.

1. Inspect your roof and eavestroughs
   Calgary winters can beat up shingles and roof flashing. Look for missing shingles, lifted edges, and soft spots around vents and chimneys.
   Then clean out your eavestroughs and downspouts. When gutters overflow, water ends up near your foundation, and that can turn into basement moisture fast.

Calgary real estate tip: Buyers notice roof condition right away, and home inspections always start here.

2. Check downspouts and drainage away from the home
   This is a big one in Calgary, especially after heavy melts. Make sure downspouts push water at least a few feet away from the foundation. Look for low spots near the house where water pools and re grade as needed.

If you have had a damp basement smell in spring, start with drainage before you spend money inside.

3. Seal windows and doors for drafts
   Walk the home and check caulking and weatherstripping. If you feel a draft, you are losing heat and inviting moisture and bugs. Resealing is a low cost fix that improves comfort and energy efficiency.

Selling a home in Calgary: Drafts and cracked caulking look like deferred maintenance. It is an easy win to clean up before photos and showings.

4. Replace furnace filters and test your air conditioning
   Change the furnace filter now. It helps airflow and air quality.
   If you have central air, test it early. If it is not cooling properly or sounds rough, deal with it before the first heat wave when HVAC companies are booked.

5. Test outdoor taps and sprinkler systems
   Turn on exterior faucets and check for leaks outside and inside near the shutoff. Calgary freezes can crack fittings.
   If you have sprinklers, run a short test and look for broken heads or weak pressure.

6. Inspect foundation and exterior walls
   Walk the perimeter of your home. Look for new cracks, shifting, or peeling paint. Small cracks are common, but changes matter. Also watch for water staining on siding and around windows.

Home inspection Calgary: Foundation and moisture signs are two of the biggest items that raise questions for buyers.

7. Get decks, fences, and walkways ready for spring
   Check for loose boards, soft spots, and wobbly railings. Tighten what you can. Replace what you should. Power wash if needed and reseal wood surfaces to prevent rot.

If you are listing your home in Calgary, curb appeal is not just landscaping. A solid deck and clean exterior photos help your listing stand out.

A quick note if you are thinking about selling in the Calgary real estate market
These maintenance items are not just for comfort. They protect value and reduce inspection issues. Buyers compare homes fast, and the “well cared for” homes usually win, even in a balanced market.

If you want, I can give you a short seller prep checklist based on your home and your neighbourhood, or connect you with trusted Calgary trades for roofing, gutters, HVAC, plumbing, and deck work.

Shawn Lukacsy
Charles Real Estate
403-874-7267

By Shawn Lukacsy

Calgary had 1,234 home sales last month. That is about 15 percent lower than the same time last year.

That sounds like a big number. It does not mean the market is collapsing. It means the market is cooling after a strong run.

Other big cities in Canada are slowing down more than Calgary. In places like Toronto and Vancouver, sales have dropped harder. Calgary is still moving, but buyers are taking their time.

Where the slowdown is showing up the most is in high density homes.

That includes condos, townhomes, row homes, and small multifamily buildings.

A lot of new listings came up fast. Buyers did not rush in like they did last year. People are comparing options. Investors and renters are still active, but many end users are being careful.

You can see this around the city. Some projects are taking longer to sell. Some are taking longer to finish. In a few cases, the issue is quality. In other cases, the pricing made sense when demand was hotter, and it is harder to justify today.

Here are the key numbers.

The sales to new listings ratio dropped to about 44 percent. That tells us sellers brought more homes to the market, but buyers did not match that pace.

Inventory climbed to 4,391 homes. That is the highest January inventory since 2020.

But not every type of home is in the same position.

Detached homes are still tight. There is under three months of supply.

Apartments are looser. There is closer to five months of supply.

Overall, the market is around 3.5 to 4 months of supply.

That is close to a balanced market. Buyers have more choice. Sellers need better pricing and better presentation.

Prices are also softer than last year. Benchmark prices are down about five percent year over year. When you adjust for season, prices look steady compared to late 2025.

Here is what I think happens next.

Detached homes should hold up well in 2026, especially in strong neighbourhoods and for homes that show well.

Condos and townhomes may stay flat, and some may soften, because there is more supply and more competition.

New builds in the suburbs may stay flat too, but certain types will feel pressure if there is too much inventory.

Now, a big topic for homeowners is city tax assessments.

If your assessment jumped a lot, you are not alone. I have seen big increases.

Here is the key point.

Tax assessment is not market value.

Tax assessment is a number the city uses to calculate your property taxes. It is based on a formula and past sales data.

Market value is what a buyer will pay today.

Those two numbers can be very different.

Appealing an assessment can work in some cases, but many people do not have a strong enough reason to win. If you are thinking about appealing, I can help you check the numbers first so you do not waste time.

When you step back, Calgary still has strong basics.

Rents are still strong, even if some areas are calming down.

People are still moving to Calgary.

Calgary is still more affordable than many major cities when you compare income and lifestyle.

I am also seeing activity in the 3 million to 4 million range. That matters because it shows confident buyers are still buying when the home makes sense.

So what should you do right now?

If you are buying, you have more options than last year. You can negotiate more in certain areas. You still need to be careful with the condition of the home, condo documents, and financing.

If you are selling, you need to price it right and present it well. Buyers are comparing homes. They will skip listings that feel overpriced or poorly shown.

If you want help with your next move, reach out. I will give you a clear plan and straight answers, based on your home and your goals.

Shawn Lukacsy
Charles Real Estate
403-874-7267
homes@shawnlukacsy.com
www.shawnlukacsy.com

Purchasing a home, townhouse, condo, or apartment is an exciting adventure, but it comes with its share of financial responsibilities. In Calgary, Alberta, understanding the various fees and costs associated with real estate transactions is crucial for a smooth buying process. Let's dive into the essential fees every buyer should consider.

1. Purchase Price
The most obvious cost is the purchase price of the property itself. This cost varies significantly based on the type, location, size, and condition of the property you choose.

2. Down Payment
Buyers are typically required to provide a down payment, which is a percentage of the property's purchase price. The minimum down payment can vary, but it's usually between 5% and 20% of the property's value. The larger your down payment, the lower your mortgage amount will be.

3. Mortgage Costs
If you're financing your purchase with a mortgage, there are associated costs, including mortgage application fees and appraisal fees. If your down payment is less than 20% of the property's value, you may also need to consider mortgage insurance.

4. Legal Fees
To handle the legal aspects of the purchase, you'll need a real estate lawyer or notary. Legal fees cover services like title searches, contract reviews, and property transfer.

5. Home Inspection
It's highly advisable to get a professional home inspection. While this is optional, it can help you identify any issues with the property before finalizing the deal. Home inspection costs vary but are an important investment in ensuring you're making an informed purchase.

6. Property Transfer Tax
Alberta doesn't have a provincial property transfer tax, but there may be a municipal property transfer tax, depending on the specific area. Be sure to check with your local authorities to see if this applies.

7. Real Estate Agent's Commission
Typically, the seller pays the real estate agent's commission. However, it's important to clarify this with your real estate agent, as there may be exceptions or additional costs.

8. Home Insurance
Buyers need to secure homeowners' insurance for their new property. Insurance costs can vary based on the property's location and the coverage selected.

9. Moving Costs
Don't forget to budget for the expenses associated with moving your belongings to your new home. This can include hiring a moving company, renting a truck, or other associated moving costs.

10. Utilities and Property Taxes
You'll be responsible for any outstanding property taxes and utility bills from the date of possession. This cost will depend on the time of year and the specific property's situation.

11. Condo or Homeowner Association Fees
If you're purchasing a condo or townhouse, you may be subject to monthly condo or homeowner association fees. These fees cover shared maintenance and amenities in the community.

12. Adjustments
These could include reimbursements to the seller for prepaid property taxes, condo fees, or utilities.

13. Home Renovations and Repairs
Depending on the property's condition, you might incur additional costs for renovations or repairs to make it more suitable for your needs and preferences.

It's essential to work closely with your real estate agent and a financial advisor to get a clear understanding of all the costs associated with your specific home purchase. Keep in mind that costs can vary, so budget accordingly to ensure a successful and well-informed buying process. Calgary, Alberta, is a fantastic place to find your dream home, and understanding the associated fees will help you make a sound financial decision.