Ryan Broos

Cell: 780-239-5948 |

Welcome to my Blog!

This is the place where I rant about whatever I like, though I try to keep it mostly Real Estate related. Whether you are looking to by a home in the Edmonton area or anywhere else, I am sure you can find some helpful advice here. Use the sidebar to navigate through my blog to access either my Real Estate section, Market Updates, Home Buying/Selling Tips, Recent Sales, or my Random section where I talk about anything and everything. Feel free to leave comments, I'd love to hear from you!

 

Ryan Broos, Remax Real Estate.

I have listed a new property at 420 MEADOWVIEW TERR in Sherwood Park.
Located in Clarkdale Meadows on a quiet street, backing onto a treed walking trail, lies this perfect family home. This 1850 sq. ft. semi-bungalow has been extensively renovated and is sure to impress. Kitchen has been completely redone with new cabinetry, granite countertops and stainless steel appliances. Main floor living areas include a dining room, eating area, and living room with fireplace. Master bedroom has a walk in closet and full ensuite with jacuzzi tub. Second bedroom and full bathroom finish off the main floor. Above the garage is an optional large bedroom or bonus room. Basement is fully finished with an entertainment room and a second fireplace. Basement also has a large rec area with updated cork flooring and wet bar, 4th bedroom, full bathroom, and storage. Other recent upgrades include shingles, updated furnace, new washer/dryer, and A/C. Location can't be beat; a few houses down from the lake, only a short walk to playgrounds, tennis courts, skating, sports fields, and future school!
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I have listed a new property at 5719 124 AVE in Edmonton.
Spacious 1550 sq ft family bungalow in a cul-de-sac, backing onto green space! Entering the home, you will be greeted with a separate formal living/flex area with bay window. Next is the well laid out kitchen with plenty of cupboard/counter space and a large dining area. Family room has hardwood flooring, a fireplace with a beautiful mantle, and built in shelving. Large master bedroom comes with a 3-piece ensuite. Two more bedrooms and a main floor laundry room finish off the main level. Basement is partially finished with one bedroom laid out and the rest open and awaiting your desires. On top of all that, this home has had most of the major upgrades completed over the last few years including; shingles, furnace, air conditioning, most windows, and doors! Large garage will easily fit two vehicles. The yard is beautifully landscaped with trees, shrubs, deck, and storage shed. Most important is the location! This home is located in a cul-de-sac in a highly desired neighbourhood backing onto a green space!
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You might be asking yourself, “what the heck is a Pre-Home Inspection, Inspection?” To put it simply a Pre-Home Inspection, Inspection is something that could save you somewhere around $500 and a lot of wasted time. 

I have been a realtor for about ten years, and during this period I have been through a lot of inspections, some went great, some didn’t. Let's play a little game where I explain two different inspections, one that I consider went great and the other horrible. Oh and if you just want to know what a Pre-home Inspection, Inspection is and don’t want the examples just scroll down to where I wrote, ‘So what do you do to avoid all this,” it’s in bold a few paragraphs below.

Inspection #1, Inspector discovers the shingles are well past their expected life and need replacing. The interior ceiling has water marks, and the inspector thinks the marks are due to roof leakage.

Inspection #2, Inspector notices one of the support pillars in the basement is leaning slightly. The basement is finished so the foundation's walls are not visible. The Inspector finds a spot where he can just see behind the drywall and discovers that the foundation wall is crumbling. The reason why the pillar is leaning is that the house is collapsing. He isn’t an expert in foundations, but at a minimum, some major repairs are required, and possibly the entire house will need to be knocked down and rebuilt.

So which inspection went great and which went horribly? Well, you might be thinking neither went great and in some ways you are correct. However in another way you are wrong. 

Inspection #2 the one with crumbling foundations, in my opinion, went maybe not great but could have gone much worse. Sure my clients lost out on the money they paid for the inspection, and the house is in trouble. But think about how much it would have cost them if they hadn’t got the inspection?

So what about inspection #1 why did I say that one went horrible, well that is the whole point of this blog post that I am finally getting to the point. In inspection #1 the clients were at their budget’s limit with the purchase of the house and couldn’t afford the repairs, they ended up having to walk away from the house, just like in inspection #2. What was the big difference, well simply put inspection #1 was completely unnecessary, a waste of money and a lot of time. 

You see the inspection could have been avoided by the buyer simply looking at the roof from the street and noting that the shingles were in really rough shape. Then after noticing the shingles, taking a closer look at the interior ceiling would have revealed the leak. At that point, the buyers should have decided that since they can’t afford the repairs, the house wasn’t for them, or done something in the negotiations to try and get the sellers to fix it. What they should not have done was write the offer, waste a ton of time for everyone involved and most importantly spend $500 on an inspection.

This kind of thing happens all the time. People have a house inspected only to discover there are issues and walk away. For issues that they couldn’t have figured out on their own, that is fine, but when it is easily identifiable problems, that's a waste of time and money.

So what do you do to avoid all this?

Do a pre-home inspection, inspection. Don’t do it for every home you see, just for the one you like best and are thinking of putting in an offer on. Book a second showing through your Realtor and do a quick 20-30 min more detailed look at the house. You could very likely find something that would turn you off the home and therefore save you around $500 on a home inspection. Note I am not saying don't do the home inspection. Buying a home is likely the largest investment you will make in your life. Find a qualified home inspector to ensure your investment is a good one. Doing a pre-home inspection, inspection will help you decide if the actual inspection, and writing the offer, is worth doing at all.

Here’s what to look for; 

Exterior

Shingles- Asphalt shingles are the most common in Alberta, so that is where I will focus. Don’t bring a ladder and go up to the roof; the inspector can handle that. Walk a little down the street or find a safe place you can see the roof, bring binoculars if you have. Look for curling shingles or completing missing ones.

Windows- Check the framing of the windows, if they are the old wood style, look for rotting. In the windows themselves look for moisture, you can look at this when indoors as well. Also look for broken windows.

 

Foundation- Walk around the exterior of the house and look at what you can see of the foundation, there is usually a foot or so exposed above the ground. Look for cracks. Parging cracks are fine (image #1). The parging is thin and primarily just to look nice, so the cracks don’t really matter and are easy to repair. What you want to look for is in image #2 which is a crack in the actual foundation. They are not always the end of the world, but they are an area of concern. Make a note of any you find and where they are located so when you get to the basement you can check for moisture.

Grading- The grading (ground) around the home should slope slightly away from the house. If it slopes towards the house, then when it rains, or the snow melts, moisture will flow towards the foundation. If the ground is dirt or lawn, repairing isn't a huge deal. Concrete, however, can be a little more tricky. Mudjaking might be an option for concrete, they drill a hole in the concrete, pump a material in which then raises the concrete. Mudjacking isn’t overly expensive, but it is not always an option. If the concrete is old and has lots of cracks in it, you may not be able to mudjack which may then require having the concrete removed and repoured which is costly.

Siding/Exterior Finish- There are multiple types of siding/exterior finishes; vinyl, brick, hardy plank, etc. The biggest thing to look for is missing pieces. Missing one square foot of siding likely isn't costly, providing you can find a matching piece. The issue is depending on how old the siding is, finding more of it might not be possible. If you can’t match it, can you find something similar or will you have to replace the siding on the whole house?

Driveway- Similar to what I mentioned concerning concrete in the grading section. Concrete only lasts so long, and it is an expensive repair. Cracks are normal and to be expected, but when the cracks spread to gaps and dips between slabs, repairs can get costly.

 

Garage door- Open it, did it work great!

Fence/Deck- Give them a good look over and keep your eye out for rotting wood. Replacing a few boards is minor, but you might not want a total rebuild.

Interior 

Electrical- So you probably aren't an electrician, and even if you are, you shouldn’t be opening panels and inspecting the electrical components of someone's home without their permission. It should only be inspected be a trained professional who has permission. You don't want to hurt yourself or screw something up. Aluminum wiring can be a concern. If the home is older and you are concerned about aluminum wiring, the best bet is to ask the owner's rather then try to inspect it. If you ask they likely won’t lie seeing as you are going to be getting the home inspected anyway and will know for sure after that. You could look (not touch) around the electrical panel and try to identify it that way also. The issues with aluminum wiring are easy to find online, in some rare cases, it can cause fires, and because of this sometimes you might run into issues getting house insurance. There are modifications that can be made to make it safer, for example, pig tailing. Again I want to repeat in case you somehow missed it but asking is the best route here. Test the light switches to see if they work though it could always just be the bulb. Another one is, bring your phone charger and check the plugins.

Plumbing- Look under all the sinks and around the toilets for water damage. If the home was built in the 1970’s to 90’s, look for Poly B plumbing. You can look online and see what the issues can be. Some people argue there are no problems with this stuff others think it's horrible and just a matter of time until it starts to leak. I am not a plumber, so I don’t know which is true, but you should know what is in the house you are thinking of purchasing and decide if it's an issue for you.

Foundation- Just like for the exterior, for the interior walk around the foundation and look for cracks. Not every crack is evil, but if the crack is large enough to slide a coin into, it could be an issue. Also look for wet concrete beside the cracks, puddling or signs of previous moisture on the ground near the cracks. Horizontal cracks could be signs of a structural issue so look for those as well. If dealing with a finished basement, things can be a little tougher. Look at the baseboards and flooring, discoloration or swelling could be signs of moisture. Look extra close below any windows; often cracks start near windows.

Flooring- If you see an area rug or something in an odd spot, maybe take a quick peek underneath. You would be surprised how often people try to hide carpet stains or flooring scratches.

Things I would love to tell you to do, but you probably shouldn't do are things like testing the stove, dishwasher, washing machines or running the furnace. Although I am sure you are capable of handling these, you don’t want to be on the hook for damaging something. If you really want to test them, then run it by the listing Realtor/sellers first.

That pretty much sums it up, there are of course other things to look for, but that should cover all of the big ones that may or may not prevent you from wanting to purchase the house. Though I have already said it repeatedly I will still say it one more time, if you do decide to go through with buying the house, get it professionally inspected.

No house is perfect, and they will all likely have problems, including some of the ones I listed above. Hopefully, this will help you identify the majors one without costing you more than an hour of your time. Once you know, then you can decide if you want to go through with writing an offer and getting an actual inspection.

Happy house hunting.

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I have listed a new property at 213 1945 105 ST NW in Edmonton.
This extremely well maintained and recently renovated one bedroom apartment is the perfect place for anyone just starting out, downsizing, or even a great investment opportunity! Walk through kitchen with a full sized eating area, as well as a large bedroom and living room. Unit comes with all kitchen appliances and a super convenient in suite laundry system! Recent renovations include paint, laminate and tile flooring, plus more! Good sized balcony with plenty of trees for privacy. Last an amazing location! Located in the highly desired neighbourhood of Keheewin. Only minutes from South Edmonton Common, Whitemud, Anthony Henday, Calgary Trial, Gateway Blvd, or anywhere else you want to be! This is the home you don’t want to let slip away!
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I have listed a new property at 101 6710 158 AVE in Edmonton.
This fantastic 2 bedroom apartment is in move in condition and is priced to sell. The spacious layout includes two good sized bedrooms, full bathroom, sunny south facing living room, in-suite laundry, and a good sized dining area. Some of the recent renovations include painting of the entire unit with modern tasteful colours, base boards and trim, kitchen cupboards and counters, a new dishwasher and more! Condo fee includes heat, water, and cable! Last but not least is the great location, in the highly desired community of Ozerna, close to plenty of green spaces, shopping, public transportation, and only minutes from the newest portion of the Anthony Henday.
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I have listed a new property at 213 1945 105 ST NW in Edmonton.
This extremely well maintained and recently renovated one bedroom apartment is the perfect place for anyone just starting out, downsizing, or even a great investment opportunity! Walk through kitchen with a full sized eating area, as well as a large bedroom and living room. Unit comes with all kitchen appliances and a super convenient in suite laundry system! Recent renovations include paint, laminate and tile flooring, plus more! Good sized balcony with plenty of trees for privacy. Last an amazing location! Located in the highly desired neighbourhood of Keheewin. Only minutes from South Edmonton Common, Whitemud, Anthony Henday, Calgary Trial, Gateway Blvd, or anywhere else you want to be! This is the home you don’t want to let slip away!
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I have sold a property at 270 KIRKWOOD AVE in Edmonton.
This extremely well maintained 4 level split in Kiniski Gardens boasts over 1700 sq ft of finished living space. Main floor has a living area with bay window, a large kitchen with plenty of cupboard space, and a spacious dinning area. Master bedroom is located on the top floor, as well as a full bathroom, and two more bedrooms, one of which with a built in nook bed! Lower level is a spacious family room perfect for relaxing. The basement includes a laundry/storage area as well as a rec room, perfect for a man cave, kids play room, or could easily be converted into a bedroom. This home also comes with an oversized, radiant heated, double garage with 220 wiring and a floor drain. Other features include a laundry chute, huge storage area, newer furnace, hot water tank, and shingles. If all that isn’t enough, how about the amazing location backing onto a green space with walking trails, close to shopping, and schools. With all that is included at such a great price, this is one you will want to check out!
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I have sold a property at 1131 FOXWOOD CRES in Sherwood Park.
This gorgeous 2225 sq.ft home in Foxboro offers many upgrades like 9ft ceiling on all 3 levels, granite counter tops through out, hardwood floors, 12 X 24 tiles, maple kitchen cabinets to the ceiling, maple railing with iron spindles, upgraded baseboards & much more. Main floor offers foyer entry, flex room, walk thru pantry with ample shelving, stainless steel appliances, convection stove, huge island with built in wine rack, tech counter in the nook, family room with fireplace and floating shelving. Upstairs you will find master bedroom with custom shelvings and shoe rack in the walk in closet & a breathtaking en suite with spa style shower with his and her sinks & upgraded lighting fixtures. Upstairs also has two more good sized bedrooms, 4 piece bath, laundry room & a bonus room wired for home theatre use. Basement is fully finished with a bathroom, 4th bedroom and a large flex room that could be used as an entertainment room or 5th bedroom! This is a home that must been seen to be fully appreciated.
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I have listed a new property at 1131 FOXWOOD CRES in Sherwood Park.
This gorgeous 2225 sq.ft home in Foxboro offers many upgrades like 9ft ceiling on all 3 levels, granite counter tops through out, hardwood floors, 12 X 24 tiles, maple kitchen cabinets to the ceiling, maple railing with iron spindles, upgraded baseboards & much more. Main floor offers foyer entry, flex room, walk thru pantry with ample shelving, stainless steel appliances, convection stove, huge island with built in wine rack, tech counter in the nook, family room with fireplace and floating shelving. Upstairs you will find master bedroom with custom shelvings and shoe rack in the walk in closet & a breathtaking en suite with spa style shower with his and her sinks & upgraded lighting fixtures. Upstairs also has two more good sized bedrooms, 4 piece bath, laundry room & a bonus room wired for home theatre use. Basement is fully finished with a bathroom, 4th bedroom and a large flex room that could be used as an entertainment room or 5th bedroom! This is a home that must been seen to be fully appreciated.
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I have listed a new property at 270 KIRKWOOD AVE in Edmonton.
This extremely well maintained 4 level split in Kiniski Gardens boasts over 1700 sq ft of finished living space. Main floor has a formal living area with bay window, a large kitchen with plenty of cupboard space, and a large dinning area. Master bedroom is located on the top floor, as well as a full bathroom, and two more bedrooms, one of which with a built in nook bed! Lower level is a spacious family room perfect for relaxing and spending quality time. The basement includes a laundry/storage area as well as a rec room, perfect for a man cave, kids play room, or could easily be converted into a bedroom. This home also comes with an oversized, heated, double garage and other features such as a laundry chute, huge storage area, newer furnace, hot water tank, and shingles. If all that isn’t enough, how about the amazing location backing onto a green space with walking trails, close shopping, and schools. With all that is included at such a great price, this is one you will definitely want to check out!
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I have sold a property at 9816 77 AVE in Edmonton.
This extensively updated and modernized bungalow is located in the highly desired neighbourhood of Ritchie just down the street from the park. The main floor features a good sized master bedroom with a combined den area, unique grand entry way, tastefully decorated living area, a recently renovated kitchen and bathroom. A fully finished basement includes another bedroom, living area, half bathroom, and plenty of storage. The large fenced-in back yard with a single car garage is perfect to keep your vehicle warm in the winter. If that’s not enough, the location can’t be beat. This home is located on a quiet street walking distance to multiple schools, playground/ splash park, community centre and the Mill Creek Ravine.
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I have listed a new property at 9816 77 AVE in Edmonton.
This extensively updated and modernized bungalow is located in the highly desired neighbourhood of Ritchie just down the street from the park. The main floor features a good sized master bedroom with a combined den area, unique grand entry way, tastefully decorated living area, a recently renovated kitchen and bathroom. A fully finished basement includes another bedroom, living area, half bathroom, and plenty of storage. The large fenced-in back yard with a single car garage is perfect to keep your vehicle warm in the winter. If that’s not enough, the location can’t be beat. This home is located on a quiet street walking distance to multiple schools, playground/ splash park, community centre and the Mill Creek Ravine.
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I have sold a property at 30 FOXBORO LANE.
A perfect family home on the perfect family street. This well laid out 2 storey home is located in the highly desired family friendly neighborhood of Foxboro. Main floor has a good sized kitchen, dinning area, and family room with a gas fireplace. Top floor has two spare bedrooms, full bathroom, and a master bedroom with full ensuite. Fully finished basement has fourth bedroom, bathroom and a great entertainment area wired for surround sound. Some of the other many features of the home include; main floor laundry, composite deck, large garage, and upgraded fixtures. Home is situated on a quiet street with two playground/ green spaces either way just down the street. Consider your search complete. You've found the perfect home.
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 To see my November 2015 Condo update Click Here

To see my November 2015 Condo update Click Here

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 To see my November 2015 Single Family Home update Click Here

 To see my November 2015 Single Family Home update Click Here

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I have sold a property at 4703 128 AVE.
Have you been searching for the perfect family home? Well you've just found it! This stunning 4 level split boasts almost 2000 square feet of living space. Home is move in ready with the major upgrades including windows, furnace, hot water tank, interior and exterior paint, and more recently completed. Main floor features a stunning living room, formal dinning area, and a kitchen loaded with cupboards. Top floor includes a full size bathroom, two spare bedrooms and the master bedroom with a 3-piece ensuite. Lower level is a huge entertainment area with a gorgeous brick fire place and a wet bar, perfect for kicking back and relaxing or hosting an event. The basement is finished as well with a half bathroom and another recreation area. A huge private backyard includes an oversized double garage, deck, and lots of room for the kids to play. If that isn't enough, wait until you see the location! Four doors down the street from a school and playground, easy access to Manning Drive, Yellowhead Trail, and LRT.
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 To see my October 2015 Single Family Home update Click Here

 To see my October 2015 Single Family Home update Click Here

Post CommentComments: 0Read Full Story

 To see my October 2015 Condo update Click Here

 To see my October 2015 Condo update Click Here

Post CommentComments: 0Read Full Story
I have listed a new property at 30 FOXBORO LANE.
A perfect family home on the perfect family street. This well laid out 2 storey home is located in the highly desired family friendly neighborhood of Foxboro. Main floor has a good sized kitchen, dinning area, and family room with a gas fireplace. Top floor has two spare bedrooms, full bathroom, and a master bedroom with full ensuite. Fully finished basement has fourth bedroom, bathroom and a great entertainment area wired for surround sound. Some of the other many features of the home include; main floor laundry, composite deck, large garage, and upgraded fixtures. Home is situated on a quiet street with two playground/ green spaces either way just down the street. Consider your search complete. You've found the perfect home.
Read Full Story