When buying or selling a condo, there are certain important documents that need to be handled to ensure everything is in order. Here’s a simple guide on what condo documents are required, who requests them, where to get them, and what to expect in terms of costs and timelines.

1. What Condo Documents Are Needed?

The key documents you’ll need for a condo transaction include:

• Estoppel Certificate: A document that confirms the financial status of the condo unit, including any outstanding fees or assessments.
• Insurance Certificate: A document that shows the condo corporation’s insurance coverage.
• Condo Bylaws, Rules & Regulations: These outline how the condo is managed and what the rules are for owners.

2. Who Requests the Condo Documents?

• Seller: In most cases, the seller is responsible for providing the condo documents. If the documents are needed for a condition to be waived (like the buyer reviewing them), it’s the seller’s job to provide them.
• Seller’s Lawyer: The seller’s lawyer is the one who will typically request the Estoppel Certificate and Insurance Certificate on behalf of the seller.
• Buyer’s Lawyer: If there are conditions in the offer requiring the buyer to review condo documents, the buyer’s lawyer might request these documents.

3. Where to Get the Condo Documents?

• Condo Management Company: For condos that are professionally managed, you will get the documents from the condo management company.
• Condo Board: For self-managed condos, the condo board will handle the request for the required documents.

4. What Are the Costs to Obtain Condo Documents?

The costs for condo documents can vary based on the management company, but here are general estimates:

• Bylaws, Rules & Regulations: Typically, these documents cost between $300 to $700 for review.
• Estoppel Certificate: This usually costs between $200 to $400. Keep in mind, if the documents are needed urgently, Rush Charges may apply, which can increase the cost.

5. How Long Does It Take to Get Condo Documents?

• Condo Bylaws & Rules: You can usually expect to receive these documents within 3-5 business days.
• Estoppel Certificate & Insurance Certificate: These can take 5-7 business days to process. If you need them quickly, rush charges may apply, and they may be processed faster.

6. When Are Condo Documents Needed?

• If There Are Conditions in the Offer: If the buyer’s offer includes a condition (such as reviewing condo documents), the seller must provide the necessary documents for the buyer’s review, to waive the condition.
• If No Conditions Are Included: If there are no conditions in the offer, the seller is not required to provide the condo documents for review. However, the Estoppel Certificate and Insurance Certificate are still needed, and the seller’s lawyer will typically order these on their behalf.

7. What If You Have More Questions?

If you need further clarification or have questions about condo documents, don’t hesitate to contact Edmonton Law Office for Alberta and Passgo Law for B.C. and Ontario. Both firms can provide detailed help based on your situation.

This guide helps you navigate the condo document process and ensures you know what to expect during the buying or selling process. Whether you’re the buyer or the seller, understanding these steps can help things move smoothly.

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Important information about the way that your property will be measured for display as an MLS® Listing by ComFree.

How to Measure Your Property Using RMS Guidelines in Alberta

1. The Real Estate Council of Alberta requires all brokerages to adhere to the Residential Measurement Standard (RMS) when measuring and advertising residential properties.
2. Identify if the measurement system is metric or imperial and apply it consistently. Measurements must be calculated within 2%.
3. For detached properties, measure the property using the exterior wall at foundation.
4. For semi-detached and townhouse properties, measure the property using the exterior wall at the foundation. If the thickness of the demising exterior wall(s) cannot be determined, the thickness of an exterior wall shall be used.
5. For apartment-style condominiums, measure the interior perimeter walls (paint-to-paint) at floor level. An additional area representation may be made assuming exterior measurements.
6. Include floor levels that are entirely above grade and exclude floor levels if any portion is below grade. Below grade may be measured, but they are not included in RMS area.
7. Include all additions to the main structure and conversions of above-grade areas within the structure if they are weatherproof and suitable for year-round use.
8. The property must have a minimum floor-to-ceiling height of 2.13 m (7 feet). If the room ceiling is sloped, the area with a floor-to-ceiling height of at least 1.5m (5 feet) is included in RMS area, provided there is a ceiling height of 2.13m (7 feet) somewhere in the room.
9. Include extensions from the main structure that have a minimum floor-to-ceiling height of 1.5 m (5 feet) such as cantilevers, bay and bow windows, and dormers.
10. Exclude open areas that have no floor (e.g., vaulted areas).

Understanding the Relationship Between Property Size and Market Value

Some sellers and buyers may think there is a direct correlation and proportional relationship between the sale price and the property size, but this is often not the case. The precise correlation depends on the specific circumstances of the transaction. Size is often only one factor in assessing the asking and selling price of a residential property. While some buyers are concerned only with property size, others base their sale price decisions on multiple variables that may determine the property’s suitability. It is wise to consider the other factors that differentiate the comparable properties such as location, layout, style, modernization, finishing, amenities, fixtures, and even the direction the home faces. As a result, small size differences between properties may not affect the sale price.

Condominiums: Difference between RMS and the condominium unit registered size. The area that is included in your unit’s registered size as set out on the condo plan may differ from the RMS area. Registered size may include below-grade areas, storage lockers, garages, balconies, and even wall thickness. If these types of inclusions are made, the total size will differ from the RMS area.
Sellers are not required by law to represent the size of their property. However, Real Estate Boards require that all MLS® listings show property size. Therefore, if you have an MLS® listing, you must show RMS area.

ComFree will provide you with ALL the information you need to make an educated decision about how to sell your home. We believe you are an intelligent homeowner who will value being in control of the process.

Real Estate Agents have had a monopoly on the market for a millennium, but in the past 20 years ComFree (brought to you by the founders of ComFree) has changed the face of real estate forever. Read on to find out how you too can sell your home faster, in a fullysupported environment, and COMMISSION-FREE!

We don’t use fear mongering, or scare tactics to get you to list with ComFree. Instead, we provide you with honest, unbiased information about the entire real estate transaction. Unlike a real estate agent, we do not charge commission at any time to either the buyer or the seller, therefore there is no conflict of interest.

At ComFree, we are truly passionate about helping buyers and sellers on their real estate journey in an easy, simple, smooth and straightforward way. We believe that by empowering buyers and sellers to feel confident, we can create a movement of capable people saving money while taking back control of the sales process. Providing knowledge and know-how through our accessible platform supports our customers, while transparent accountability and a service-first mindset guides them every step of the way

At ComFree, we’ve made a business of not only providing you with the exposure, materials and support you need, but the education about how easy it is to sell a home privately. We’ve exposed the process to the public, and after thousands of sales, not a single mistake has ever been made on the paperwork. If you’ve heard otherwise, it was likely a real estate agent who was using one of their tactics to get you to sign their listing contract.

Thousands of happy clients have proven that with ComFree’s support, you can sell your home in any market conditions, and keep the average $19,000 in commission savings!

Easy – we make buying or selling a home a seamless transaction. When you are in control of your sale, the process is smooth, simple and straightforward.

Expertise – our team of experts are always available, and ready to support our customers. We deliver how-to manuals and videos, to ensure our customers feel confident when completing their sale. We engage legal professionals to review paperwork and help with the banking transaction, simplifying what has historically been an overly-complicated process.

Experience – we provide everything a seller needs to market their home including signage, web listing, and full support along the way. We believe that when buyers and sellers deal directly with one another, it results in a friendlier, more pleasant and transparent transaction. Managing the process from start to finish leaves little room for discontent, especially when the result is a happier experience, while saving money at the same time.

By eliminating the commission from coming between buyer and seller, it is easier for both to reach a price they like. The buyer gets a good deal while the seller maximizes their sale price. Currently, the average savings is $19,000 to keep between buyer and seller

Sellers: Use the Commission Calculator to find out how much you could save.

Buyers: Use the Commission Calculator to find out how much extra you’d be forced to pay by buying through a middleman

ComFree allows you to eliminate the middleman. Any time there is a middleman involved in a real estate transaction, the buyer pays too much, or the seller will pocket less since someone has to pay the middleman’s commission. Not to mention, control does not remain in the hands of the homeowner. For example, In a sellers’ market, sellers can keep their hard-earned equity. In a buyers market, sellers can use some of their commission savings to attract buyers with a lower list price making their home more competitive than those who are listed on the mls. Either way, no money escapes the buyer or seller in the transaction.

List your home today and feel the ComFree difference.

Renovations can be a great way to improve the value of your home. However, not all renovations are created equal when it comes to increasing home value. Here are some renovations that tend to have a positive impact on home value:

• Kitchen Renovations: Upgrading your kitchen can be a great way to increase the value of your home. Focus on things like updating appliances, replacing countertops, and installing new cabinetry
• Bathroom Renovations: Similar to the kitchen, updating your bathroom can also improve your home’s value. Consider installing new fixtures, updating the tile, and replacing the vanity
• Outdoor Improvements: Improving your home’s curb appeal can have a significant impact on its value. Consider adding landscaping, painting the exterior, and replacing the front door.
• Energy-Efficient Upgrades: Energy efficient upgrades can save money on utilities and make your home more attractive to buyers. Consider installing a new HVAC system, upgrading to energy-efficient windows, or installing solar panels.
• Home Office: The pandemic has made it clear that working from home is here to stay. Adding a home office or converting an existing space into an office can increase your home’s value.
• Basement Remodel: Remodeling your basement can provide additional living space and add value to your home. Consider finishing the space and adding a bedroom or bathroom.

It’s important to keep in mind that not all renovations will increase your home’s value in the same way. When considering a renovation, research the local real estate market to determine which upgrades will provide the best return on investment in your area and depends on needs of your buyer.

Preparing your home for sale can help you attract potential buyers and increase the chances of getting a good offer. Here are some steps you can take to prepare your home for sale:

Declutter and clean: Remove any unnecessary items and clutter from your home. Deep clean your home, including carpets, windows, and appliances. Repairs and maintenance: Fix any minor repairs such as leaky faucets, squeaky doors, and cracked tiles. Repair any major issues such as broken appliances, roof leaks, or plumbing problems.

Depersonalize: Remove any personal items such as family photos or memorabilia to help buyers visualize themselves living in the home. Stage your home: Rearrange furniture and add decorative elements to showcase the best features of your home. You can also hire a professional home stager to help you, but in most cases, removing items from the home is most effective.

Improve curb appeal: Make sure your home looks attractive from the outside. This includes mowing the lawn, trimming bushes, and planting flowers. You can also repaint the exterior of your home or add new door hardware.

Hire a professional photographer: Take high quality photos of your home for your listing. Good photos can attract more buyers and help your home stand out. (ComFree offers a leading edge photography service for only $147+gst)

Price it correctly: Research the local real estate market and set a competitive price for your home.  For the best results, select the Appraisal option at checkout when booking your listing. By taking these steps, you can prepare your home for sale and increase your chances of getting a good offer

Setting the price at the time of listing your home is one of the most important factors to a quick and successful sale. Your home has the greatest momentum when it first enters the market and having a fair market price at the onset of your listing is key. The concept of “testing” the market can often backfire when you start with a price too high when you are ultimately willing to accept much less. This turns away initial buyers, often leaving them wondering if you are serious about selling your home at this moment in time..

With the ComFree advantage, calculating the commission you would save if you were using a traditional real estate model, ( typically 7% on the first $100k and 3.5% on the balance of sale price)* is the first factor to consider.

The ComFree Advantage allows you to be more competitive in the marketplace. Take this into consideration when choosing your initial list price. Additionally, there is no need to leave significant room for negotiation. IF you list at a firm but fair price, buyers will recognize this and this will create significant interest in your listing and generate serious offers faster. Remember, the market value of anything is what a buyer is willing to pay.  Furthermore, most buyers will require financing and lenders will only lend to a maximum mortgage for a home that is purchased at the appraised value.

APPRAISAL: A licensed real estate appraisal is a professional opinion of the market value of a property, conducted by a licensed appraiser. A licensed real estate appraiser is a certified professional who has undergone extensive training and education to be able to accurately evaluate a property’s current market value. Licensed real estate appraisals are commonly used for mortgage financing.  The ComFree Advantage:  At ComFree sellers instantly have a competitive pricing advantage when not having to factor in commissions.

COMPARATIVE MARKET ANALYSIS (CMA):  An agents “free market evaluation” is an analysis of a property’s value in the current real estate market. It’s important to note that a market evaluation is not the same as an appraisal, which is conducted by a licensed appraiser.  In a CMA, agents use data of sold properties and sold comparable properties to suggest a listing range. CMA’s only provide a range of value, not exact value.  It is also important to note that a CMA is not “Free” when there is $19,000. They  may attempt to suggest a price that secures them a listing.  It has been known that realtors may overvalue a property through their  “Free CMA” to secure a listing agreement and shortly after, they suggest you lower your price.  For them, it is a negligible change in their commissions: for a homeowner, that may be a significant amount of equity they were expecting from the sale of their home.

ComFree.com provides you access to research comparables so you are informed in settings the right asking price from the beginning.

ComFree highly recommends that sellers opt-in for the appraisal. For only $197 you will rest assured that you are priced right for the market. That’s a small price to pay for peace of mind, and it will ultimately save you time and money, and don’t forget, buyers financing will only be approved on appraised value.

NOTES: *Commissions are negotiable, there are no set standard commissions. **Only when the buyer comes direct, otherwise the seller may choose to negotiate a commission with the buyer’s agent. ***Commission calculations are based on a 7/3 split on a $475,000 home

Negotiating an offer on a privately listed home can be a bit different (but certainly better!) than negotiating through a real estate agent, but ComFree’s entire premise is to Sell Simple & Buy Better! We want buyers and sellers to retain control of the real estate transaction AND escape the Commission. Setting your price: Set an attractive price at the onset of your listing. Know your bottom line & leave minimal room for negotiation. And be sure to factor in the savings of real estate commissions to make your home more competitive on the market.

Determine your bottom line: Before entering into negotiations, it’s important to have a clear understanding of the minimum amount you’re willing to accept for your home. This will help you stay focused during negotiations and avoid making an emotional decision.

1. Do your research: It’s important to know the current market conditions and what similar homes in your area are selling for. This will help you set a realistic price for your home and provide a basis for negotiation
2. Be prepared to compromise: Negotiation is all about finding a mutually beneficial solution. Be open to compromise and consider different options to find a solution that works for both parties.
3. Keep communication open: Keep the lines of communication open with the buyer and be responsive to their requests. This will help build trust and make negotiations more productive.

Remember, no matter how you are selling your home, negotiating a home sale can be stressful, but with preparation and a clear understanding of your goals, you can successfully negotiate a fair deal for your ComFree listed home and help both you and the buyer save thousands in commissions and make your real estate transaction better than expected!

NOTE: This article is based on unrepresented buyers.  Buyers may be represented by an agent.

Taking great real estate photos is important for showcasing your property in the best possible light and attracting potential buyers. Here are some tips to help you take great real estate photos:

1. With ComFree’s VR technology partner, all you need is your smart phone. Make sure your lens is clean!
2. Use natural light: Natural light can make your photos look bright and beautiful. Open curtains and blinds to let in as much natural light as possible so long as the sun itself is not in the photo. Avoid taking photos at night or in low light conditions.
3. Declutter: Clear out any unnecessary items from the room to create a clean and uncluttered space. This can make the room appear larger and more inviting. Less is more!
4. Stage the room: Add some decorative elements such as flowers or pillows to make the room look more inviting. Rearrange furniture to showcase the best features of the room. Remove excess furniture and décor items to make the room look more spacious and neutral
5. Use a tripod: A tripod can help you take steady shots and avoid blurry photos. It can also help you keep the camera level and reduce distortion. That said, your smart phone and a broomstick can do the trick! Check out ComFree’s VR tours, DIY video & info pages!

We use a technology that uses 3D scanning and imaging to create immersive virtual tours of real estate properties. Unlike traditional real estate photos, which are 2D and provide a limited perspective, ComFree (via Matterport) virtual tours give buyers a more interactive and immersive experience. Here are some ways that Matterport can improve real estate photos:

1. Provides a more immersive experience: Matterport virtual tours provide buyers with a 3D view of the property, giving them a more immersive and interactive experience than traditional real estate photos. Allows buyers to explore the property at their own pace: With Matterport virtual tours, buyers can explore the property at their own pace, zooming in on details that interest them and moving around the space freely.
2. Shows the property in its best light: ComFree’s virtual tours (via Matterport) can showcase the property in the best possible light, highlighting its unique features and giving buyers a more accurate sense of the space.
3. Saves time and resources: By providing a more immersive experience, ComFree’s virtual tours can reduce the need for in-person showings and save time and resources for both buyers and sellers.
4. Provides a competitive edge: Using ComFree’s technology can give sellers a competitive edge in the market by providing a more innovative and engaging way to showcase their home.

In summary, Matterport technology customized for ComFree sellers can improve real estate photos by providing a more immersive, interactive, and accurate representation of the property, saving time and resources, and giving sellers a competitive edge in the market.

By following these tips, you can take great real estate photos that showcase your property in the best possible light and attract potential buyers.