Robb Leece

Ever wonder why your REALTOR® is looking in the closet?  When I'm showing a buyer a property that I have never been in, they always catch me opening closets to peek around.  No, I'm not some fashionista,  I'm checking for signs that the home may have been used for the illegal manufacture of marijanua.  

Some of the warning signs that I am keeping an eye out for, are any fresh drywall patches that may be present heading towards the attic space, as this is often where they will run vents to help mask odours coming from the property.  I will always take a look around the pipes coming into the water meter, to see if there's any evidence of tampering to bypass the meter.  Take a peek at the venting around the hot water tank to see if it looks like it has ever been used to supply additional Co2.  I'll also try and observe the foundation walls, especially around the breaker panel, and where the main power enters the property to see if it has ever been altered.  

There are a few other key indicators that we are looking for when browsing a property.  Active signs of aggression in the home can be a sign of methamphetamine contamination.

While these quick inspections are by no means a replacement for a proper home inspection by a licensed home inspector, they are a great way that I can help my buyers identify a stigmatized property long before writing an offer or paying for a home inspection.

In 2016 Calgary’s city council approved an additional secondary suites in the city. Out of 26 applications 21 were approved and 5 were rejected. Though the current lengthy approval process requires city council to approve each application individually, a process Mayor Naheed Nenshi clearly detests. However, the process is unlikely to change soon.

Legal secondary suites can be a boon to cities facing housing shortages and can offer a lower cost alternative to students and low income individuals seeking housing. It also allows homeowners to earn some extra money, which can be used to pay of debts like mortgages. 

A secondary suite refers to an additional separate dwelling on a property that would typically only accommodate one dwelling unit. Secondary suites can take a variety of forms including Granny Suites (which are located above a detached garage) or single floor dwellings in a multiple floor home. Some landlords, particularly those with families, choose to rent out the basement and live in the upstairs portion of the home. Other landlords, such as childless couples or single individuals, may choose to live in the basement portion and rent out the larger upstairs area in order to maximize their rental income.

All secondary suites in Calgary must be approved by city council. If you are considering moving into a secondary suite you should ask the landlord if the suite is legal. Registered secondary suites are issued a registration sticker. The individually issued sticker will correspond with the address of the suite and can be verified online. Verified secondary suites meet all the minimum safety requirements, including:

• Having at least one window in each bedroom. The window must be able to be opened to the outside without the use of keys, tools or special knowledge. The window also must be unobstructed. This ensures that occupants can escape safely in case of a fire or other emergency. 

• Smoke alarms and fire detectors. Each unit must have its own smoke alarm and fire detector, and the alarms and detectors of all units must be connected so that if one is triggered the others will sound as well. All smoke alarms and carbon monoxide detectors should be inspected, tested and maintained according to the manufacturer's instructions.  

• At least one exit. Each unit within the building should have at least one exit that leads directly outside and every exit door should be able to swing inwards.

If you are considering creating a secondary suite on your property you can begin your application for a permit here.  

What is a Rental Scam?

A rental scam typically involves a scammer trying to steal money from a prospective tenant by for an apartment that the scammer is not in a legal position to rent. 

Common Red Flags

There are several things that can tip you off to whether or not someone is trying to scam you. You should pay close attention to these red flags. A potential scammer may:

1. Ask you to send money without having met anyone or seen the apartment. One variation on this tactic may be a prospective renter claiming they are out of town and cannot show you the apartment, but insisting you pay a deposit and fees in order to “hold” the apartment for you. Never rent a property without seeing it for yourself.

2. Seem too eager to lease the apartment to you. A reputable renter will at the very least want to know your Credit Score (which can be obtained from Equifax Canada or TransUnion Canada. You should get your score from both. Most renters will also request that you verify that you are employed, which you can do by presenting your latest pay stub. You may also be asked to submit to a Criminal Background Check. If a renter doesn’t ask for any of these but is still willing to rent a unit to you you should be suspicious.

3. Ask you to pay an unusually high security deposit or too many upfront fees. A typical deposit is one month’s rent, though many legitimate rental companies are offering reduced deposits, discounts on your first month’s rent or other incentives in order to try and entice renters during the downturn. 

4. Try to pressure you. Before you sign any paperwork you should ask if you can take it home and review it thoroughly before making a final decision. If you feel like the renter is trying to pressure you into signing documents or paying fees and deposits before you have decided to rent the unit you should be wary. 

5. Tell you that you don’t need a lease. Though some apartments are rented on a month to month basis most rental agreements typically include a lease, at least for the first six months to one year. After your lease is up your renter may allow you to switch to renting month per month or request that you sign another lease. If the renter is acting suspicious and avoiding discussing a lease it may be because they don’t have the right to lease the property. Remember, a lease is designed to protect both you and the renter, so having one is beneficial to both parties. 

If you feel uneasy, or you spot any of the red flags listed above, do not hand over any money to the renter and do not sign any paperwork. If you do not speak English fluently you can also enlist the help of a translator or interpreter through non profit organizations such as Immigrant Services Calgary. Make sure you thoroughly understand the document you are signing before you commit to anything.

What to do if you do get scammed

If you have been scammed you should contact the police to report the scam. You may do this in person at any police station or using their non emergency phone line: 403.266.1234. Reporting scammers not only help police to catch them, but also help protect other potential renters. The police will help you press charges, but you will need to sue the fraudulent renter on your own in order to recover any money you have lost. 

So you have decided to sell your home and you are prepping for your home to go on the market. Here are some handy tips to help entice potential buyers.