Real Estate Blog

After years in construction and home inspection before becoming a realtor, I've walked through hundreds of homes with my clients. And here's what I've learned: the difference between a home that sells quickly at top dollar and one that lingers on the market often comes down to the preparation work that happens before the "For Sale" sign goes up.

Most sellers focus on the obvious—decluttering, cleaning, maybe a fresh coat of paint. But there are crucial steps that get overlooked time and time again, and they can cost you thousands of dollars or weeks on the market. My construction background has taught me to see homes the way buyers and home inspectors do, and I want to share that insider knowledge with you.

Let's talk about the 15 most important things you should do before your home officially hits the market.

1. Get a Pre-Listing Home Inspection

This is the number one thing I recommend to every seller, and it's often the most overlooked. I know what you're thinking—why would I pay for an inspection when the buyer is going to do one anyway?

Here's why: a pre-listing inspection puts you in control. Instead of discovering issues during the buyer's inspection (when you're in a weak negotiating position), you'll know exactly what needs attention beforehand. You can choose to fix problems proactively, price them into your listing, or at minimum, avoid surprises that could derail your deal.

From my home inspection days, I can tell you that buyers feel much more confident purchasing a home when the seller has been transparent about its condition. It builds trust and often leads to smoother negotiations.

2. Address Minor Electrical Issues

Buyers get nervous about electrical problems—even small ones. That outlet that doesn't work in the spare bedroom? The light switch that requires a special jiggle? These seem minor to you, but they signal potential bigger issues to buyers.

Walk through your home and test every outlet, switch, and light fixture. Replace any that aren't working properly. Check for flickering lights, which could indicate loose connections. If you have an older electrical panel, consider having an electrician evaluate it. These small fixes are inexpensive but give buyers confidence that the home has been well-maintained.

3. Fix All the Little Leaks

This is where my builder's eye comes in handy. Even a small drip under the bathroom sink or a toilet that runs periodically can raise red flags during showings. Buyers see leaks and immediately think "water damage" and "mold"—even if the leak is brand new.

Check under every sink, around toilets, behind the washing machine, and around your hot water heater. Look for water stains on ceilings that might indicate a roof leak. These are usually quick, inexpensive fixes that prevent buyers from wondering what else might be wrong.

4. Clean or Replace HVAC Filters (and Service Your System)

When was the last time you changed your furnace filter? If you can't remember, buyers will assume you haven't maintained your HVAC system. Before listing, install fresh filters and consider having your furnace and air conditioning professionally serviced.

Ask for a written report that you can share with potential buyers. This small investment shows that your home's major systems have been properly maintained. In our Alberta climate, buyers want confidence that they won't face a furnace failure in the middle of winter.

5. Repair Damaged Caulking and Grout

This is one of those details that people walk right past—until they're seriously considering buying your home. Cracked, missing, or moldy caulking around bathtubs, showers, and sinks screams "deferred maintenance" to buyers.

Take an afternoon to re-caulk around tubs, showers, sinks, and backsplashes. Use mildew-resistant caulk in bathrooms. If your grout is stained or cracked, clean it thoroughly or consider re-grouting high-visibility areas. These small touches make bathrooms and kitchens look fresh and well-cared-for.

6. Deep Clean Your Basement and Garage

Most sellers focus on the main living areas and forget about these spaces. But buyers absolutely look at basements and garages, and they're judging whether there's adequate storage and usable space.

Remove everything that doesn't need to be there. Clean floors thoroughly—oil stains in the garage should be treated. Organize remaining items neatly. If your basement has that musty smell, address it with a dehumidifier and thorough cleaning. A clean, organized basement and garage suggest the entire home has been well-maintained.

7. Test (and Fix) All Your Doors and Windows

Walk through your home and open every single door and window. Does that bedroom door stick? Does the back door need a firm push to close properly? Are there windows that won't stay open or are painted shut?

These seem like minor annoyances you've lived with, but they signal maintenance issues to buyers. Adjust hinges, plane down sticky doors, lubricate locks, and make sure every window operates smoothly. Don't forget sliding closet doors and screen doors—everything should function effortlessly.

8. Address Exterior Drainage Issues

This is critical and often completely overlooked. Walk around your home after a rainstorm and look for standing water, especially near the foundation. Check that downspouts direct water at least six feet away from your home.

Poor drainage can lead to foundation issues—one of buyers' biggest fears. If you have areas where water pools, address them before listing. Extend downspouts, adjust grading if needed, or install proper drainage solutions. During showings, you don't want buyers seeing puddles against your foundation.

9. Clean Your Roof and Gutters

Buyers look up. They notice moss growing on your roof, gutters overflowing with leaves, and downspouts hanging loose. These issues suggest the roof might not have been properly maintained.

Have your gutters professionally cleaned and ensure all fasteners are secure. If you have moss or algae growth on your roof, have it cleaned—it can actually damage shingles over time. While you're at it, replace any missing or damaged shingles. A well-maintained roof gives buyers peace of mind about one of a home's most expensive components.

10. Refresh Weatherstripping and Door Sweeps

This is something home inspectors always check. Old, cracked weatherstripping around doors and windows suggests heat loss—important in our Alberta winters. Buyers doing their walkthrough will notice drafts.

Replace weatherstripping around exterior doors and windows. Install or replace door sweeps on exterior doors. These are inexpensive fixes that make your home feel more energy-efficient and comfortable during showings.

11. Document Your Upgrades and Maintenance

Create a file with receipts, warranties, and documentation for any work you've done on the home. New roof? Keep the warranty and invoice. HVAC servicing? Include those records. Recent renovations? Have the permits and contractor information ready.

This documentation is gold during negotiations. It shows buyers exactly what's been maintained and upgraded, and provides valuable information about warranties that transfer to the new owner. I keep these in a binder that I can easily share with serious buyers.

12. Address Pet-Related Issues Thoroughly

I know you love your pets—I do too. But even the cleanest pet owner can have lingering odors or damage that's become invisible to them. Have an honest friend walk through your home and give you their unfiltered opinion.

Professional carpet cleaning is essential if you have pets. Replace any carpets with permanent stains or odors. Repair scratched doors or trim. Clean or paint walls where pets may have rubbed. Eliminate litter boxes and pet beds during showings. Even buyers who love animals want to imagine their pets in the home, not smell yours.

13. Update House Numbers and Mailbox

This sounds so simple, but it matters more than you think. Your house numbers should be clearly visible from the street—agents and buyers need to find your home easily. If your numbers are faded, crooked, or missing, replace them.

While you're at it, look at your mailbox. Is it rusty, leaning, or outdated? A new mailbox costs $30-50 and creates a better first impression. These details suggest you care about the property's appearance.

14. Create a "Seller's Disclosure" Information Sheet

Beyond the legal requirements, consider creating a helpful information sheet for buyers. Include details like:

• Age of major systems (roof, furnace, hot water heater)

• Utility costs by season

• Refuse and recycling day

• Any quirks about the home buyers should know

• Neighborhood information and amenities

This transparency builds trust and helps buyers envision themselves in the home. It also reduces the likelihood of post-sale disputes.

15. Stage Your Home for Photos First, Not Just Showings

Here's something most sellers get wrong: they prepare their home for in-person showings but forget that most buyers will see it first in online photos. In today's market, your online presence is everything.

Before the photographer arrives, stage your home specifically for photos. Remove everything from countertops. Eliminate personal photos and items. Make beds perfectly. Open curtains for maximum light. Turn on all lights, including lamps. Set the dining table as if for a dinner party. Add fresh flowers in key locations.

Your photos need to be absolutely perfect because they determine whether buyers will even bother to see your home in person. I always schedule the deep clean and final staging specifically around the photo shoot, not the first showing.

The Bottom Line

Preparing your home for market is about more than making it look pretty—it's about eliminating buyer objections before they arise. Each of these 15 items addresses something that could give buyers pause or become a negotiating point.

From my years in construction and home inspection, I can tell you that buyers notice everything. They're making one of the biggest financial decisions of their lives, so they're looking for reasons to worry. Your job is to eliminate those reasons before they start looking.

The time and money you invest in these pre-listing tasks will pay off in a faster sale and a better price. A well-prepared home tells buyers that the property has been cared for, and that confidence translates directly to their willingness to pay top dollar.

Ready to List Your Home?

If you're thinking about selling, I'd love to walk through your home with you and create a customized pre-listing plan. My construction background means I can spot the issues that buyers and inspectors will notice, and I can help you prioritize which repairs and updates will give you the best return on investment.

Let's work together to make sure your home shines from the moment it hits the market. After all, you only get one chance to make a first impression—let's make it count.

Ready to prepare your home for a successful sale? Let's connect and create your personalized pre-listing strategy.

There's something magical about St. Albert. After walking through countless homes in this community over the years, I've come to appreciate what makes this city so special—it's not just the tree-lined streets or the Sturgeon River valley views. It's the way St. Albert manages to feel like a welcoming small town while offering all the amenities of a major city.

Founded in 1861 by Father Albert Lacombe as a Métis settlement, St. Albert has grown into Alberta's second-largest city in the Edmonton Metropolitan Region, with a population of approximately 72,316 as of 2024. That's a growth of over 6,200 residents since 2018—and when you visit, you'll understand why people keep choosing to call this place home.

What Sets St. Albert Apart

From my construction background, I've learned to look beyond the surface. St. Albert gets the fundamentals right. The city heavily emphasizes quality of life, with abundant recreation and social opportunities, excellent schools, and a vibrant arts and cultural scene. The Red Willow Trail System alone covers 99.5 kilometers, connecting neighbourhoods and parks throughout the city.

What really stands out is the diversity of housing options. Whether you're looking for a luxury estate, a character home with history, or a brand-new build with all the modern features, St. Albert has it. Let me walk you through some of the neighbourhoods I love showing to clients.

Established Neighbourhoods with Character

Lacombe Park

This is St. Albert's largest neighbourhood, home to about 7,900 residents. Development began in the 1970s and continued through the 1980s, with newer additions in the 2010s. What I love about Lacombe Park is its versatility—there truly is something for everyone here.

You'll find single-family homes, apartments, townhouses, and condos throughout the community, all surrounded by mature trees and abundant green spaces. The centerpiece is Lacombe Lake Park, perfect for fishing, walking, cycling, and winter skating. With average home prices in the $500,000s, this neighbourhood offers excellent value for those wanting an established community with all the amenities.

The location is ideal—close to historical sites like St. Albert Grain Elevators and Father Lacombe Chapel, and convenient access to McKenney Avenue Commercial Centre and other shopping areas. Families appreciate the range of schools serving the area, from elementary through high school.

Braeside

One of St. Albert's oldest neighbourhoods, Braeside started development in the 1900s. Located between Sturgeon Road and Sir Winston Churchill Avenue, this community offers stunning river views and that established neighbourhood charm you simply can't replicate.

Most homes here are traditional single-family residences built from the 1970s to early 2000s, with prices typically ranging from the $300,000s to mid-$600,000s. As someone who appreciates older homes with good bones, I see tremendous value in Braeside. The mature landscaping, riverside location, and proximity to Red Willow Park make it ideal for buyers who want character and natural beauty.

Grandin

Sitting on the south bank of the Sturgeon River, Grandin is one of St. Albert's oldest and largest neighbourhoods with about 7,300 residents. This historic community features a wonderful mix of character homes and modern developments.

What makes Grandin special is its balance of affordability and luxury—you'll find homes ranging from the $400,000s to over $1 million. The neighbourhood is rich in green spaces and offers spectacular river valley views. Grandin Park provides walking paths and a splash park, while the community's proximity to Red Willow Park means endless outdoor recreation opportunities.

I often recommend Grandin to buyers who want that established neighbourhood feel with mature trees and well-maintained streets, along with strong community engagement and excellent schools.

Oakmont

Located in the northeast quadrant along the Sturgeon River, Oakmont began development in the early 1990s. Many homes here boast beautiful river valley views—something my builder's eye always appreciates in a property.

The neighbourhood features predominantly single-family homes with some well-placed medium-density housing throughout. Home prices average around $455,000, ranging from the low $300,000s to around $1.2 million for more luxurious properties.

One of Oakmont's jewels is the Shops at Boudreau, offering convenient access to retail and services. The neighbourhood also provides walking distance access to St. Albert Botanic Park—a true gem. For families, the range of schools and the peaceful, tree-lined streets make this community exceptionally appealing.

Modern Living: Newer Developments

Erin Ridge & Erin Ridge North

These connected communities on St. Albert's northern boundary represent some of the city's most exciting growth. Erin Ridge, with approximately 5,960 residents, began development in the 1980s and continues to this day. The newer Erin Ridge North started in 2007 and has a strong focus on sustainable, energy-efficient homes.

What impresses me about these communities is the thoughtful planning. You'll find interconnected trails, multiple parks, basketball courts, baseball diamonds, soccer fields, and playgrounds throughout. Erin Ridge offers median home prices around $533,000, while Erin Ridge North attracts young families with its modern builds and walkable access to commercial services.

Both neighbourhoods are conveniently located near Sturgeon Community Hospital, major shopping including Costco and Walmart, and excellent schools including French immersion options. The emphasis on green spaces and family amenities makes these communities particularly attractive for growing families.

North Ridge

Another newer development that consistently ranks among St. Albert's best-selling areas, North Ridge offers picturesque lakes, walking trails, parks, and playgrounds—truly a haven for nature enthusiasts.

The community provides excellent schools, including French immersion options, and easy commuting to Edmonton via Ray Gibbon Drive. What I appreciate about North Ridge is how it combines peaceful, scenic living with practical conveniences. It's ideal for first-time buyers and growing families who want that newer-home feel without sacrificing community atmosphere.

Jensen Lakes

If you're looking for luxury living with unique amenities, Jensen Lakes deserves your attention. This is St. Albert's only beach neighbourhood, featuring beautiful scenery and upscale homes. Located west of St. Albert Trail and north of Villeneuve Road, Jensen Lakes offers something truly special.

The community centers around its stunning water features, providing residents with beach access—something quite rare in Alberta! It's perfect for buyers who want resort-style living while maintaining easy access to Edmonton.

Heritage Lakes

Located on the southernmost edge of St. Albert, Heritage Lakes is aptly named for its two tranquil water features. This neighbourhood offers low to medium-density housing with home prices ranging from the $300,000s to high $500,000s.

The strategic location provides quick access to Edmonton via Anthony Henway Drive, making it attractive for commuters who want suburban serenity. The abundance of parks gives residents plenty of outdoor space, and École La Mission Francophone school provides quality French language education within the community.

Kingswood

For luxury living, Kingswood reigns supreme. This smaller neighbourhood on St. Albert's eastern edge features about 2,450 residents with a median age of 42. Development started in 1980 and continues today.

With many luxury homes, average prices are in the $600,000s. What's unique about Kingswood is the undeveloped central land that serves as a natural haven, particularly popular with cross-country skiers in winter. The neighbourhood has no commercial zones, creating a truly quiet, residential atmosphere. Kingswood Park and the Sturgeon River are just steps away, offering additional green space and recreation.

Lifestyle Considerations

One thing I always discuss with clients is matching neighbourhoods to lifestyles. Are you someone who loves riverside walks and mature trees? Braeside, Oakmont, and Grandin will speak to you. Want modern builds with energy efficiency and newer amenities? Erin Ridge North and North Ridge should be on your list. Looking for that prestigious, luxury feel? Kingswood and Jensen Lakes are worth exploring.

For families, consider proximity to schools—St. Albert offers excellent options through Catholic, Francophone, and public school boards. For commuters, neighbourhoods near St. Albert Trail or with easy access to Ray Gibbon Drive make the daily drive to Edmonton much easier.

The St. Albert Advantage

What truly sets St. Albert apart is the quality of life. The city's walkability, connected through extensive trail systems, means you can often leave the car at home. The downtown core offers festivals, boutiques, and coffee shops without the hustle of a larger city. The strong sense of community, cultural offerings, and commitment to maintaining green spaces create an environment where families thrive.

The demographic shift is interesting too—as of 2024, about 22% of residents are seniors, reflecting St. Albert's appeal for those looking to age in place in a comfortable, amenable community. At the same time, neighbourhoods like Erin Ridge North attract young families with children, creating diverse, multigenerational communities.

Finding Your Perfect Neighbourhood

Real estate isn't just about square footage and finishes—it's about finding where you belong. With my construction and home inspection background, I can help you see beyond the surface. I can spot quality construction in newer builds and identify the potential (or concerns) in character homes.

Whether you're drawn to the historic charm of Grandin, the family-friendly atmosphere of Lacombe Park, the modern efficiency of Erin Ridge North, or the luxury of Kingswood, St. Albert has a neighbourhood that will feel like home.

If you're considering St. Albert, I'd love to show you around these communities and help you find the perfect fit for your lifestyle and budget. This isn't just about buying a house—it's about finding your place in one of Alberta's most welcoming cities.

Ready to explore St. Albert? Let's connect and discover which neighbourhood is right for you.

After years in construction and home inspection, I've learned that choosing the right neighbourhood is just as important as finding the right house. And let me tell you—Sherwood Park has something truly special to offer homebuyers at every stage of life.

Nestled just east of Edmonton in Strathcona County, Sherwood Park is home to approximately 75,575 residents as of 2024, making it large enough to have the amenities of a city while maintaining that welcoming small-town feel. With at least 49 distinct neighbourhoods, the variety here is remarkable—from tree-lined mature communities to exciting new developments with all the modern bells and whistles.

What Makes Sherwood Park Different

My builder's eye immediately picks up on what sets Sherwood Park apart. The community started in the mid-1950s as a satellite community, and since then, it's grown into what many call a "community of choice." People don't just move here—they stay here, raise their families here, and often choose to live here for generations.

The strong sense of community is palpable. Whether you're walking the over 135 km of paved trails, catching a show at Festival Place, or simply chatting with neighbours at one of the many parks, you'll feel that connection.

Established Neighbourhoods: Character Meets Value

Let's talk about some of the mature communities that I often recommend to clients looking for character and value.

Broadmoor Estates

Established in the 1960s, Broadmoor Estates borders the Broadmoor Public Golf Course and features a wonderful mix of home styles—split-levels, bungalows, ranch houses, and Craftsman designs. With average home prices around $370,000, this area offers tremendous value for buyers who appreciate mature landscaping and a well-established neighbourhood. The proximity to Broadmoor Lake Park makes it ideal for outdoor enthusiasts.

Sherwood Heights & Maplegrove

These are the neighbourhoods where you'll find those hidden gems I love helping clients discover. Both communities feature older, updated character homes constructed during the early 50s and 60s. The tree-lined streets and mature character here are irreplaceable—you simply can't replicate that established feel in newer developments. These areas are perfect for first-time buyers or anyone looking for affordable homes with good bones and renovation potential.

Glen Allan

Located in the heart of Sherwood Park, Glen Allan offers a mix of older and newer homes and is known for its excellent schools. The community is well-connected, with easy access to amenities and public transport. It's one of those neighbourhoods where you get both convenience and that established neighbourhood charm.

Nottingham

This neighbourhood is known for its serene streets, well-maintained parks, and playgrounds that serve as vibrant gathering spots for young families. The homes here tend to be larger, executive-style residences, and the community circles around a beautiful lake feature with island trails. It's absolutely stunning and very family-friendly.

New Developments: Modern Living

For clients who want new construction—and I completely understand the appeal of moving into something where everything is fresh and under warranty—Sherwood Park has exceptional options.

Salisbury Village

Built in 2018 and located just south of Wye Road, Salisbury Village features upscale single-family homes and duplexes conveniently set near Sherwood Park Mall. The modern designs here are impressive, with home prices ranging from $560,000 to over $800,000. What I particularly love about this development is the attention to thoughtful design and modern finishes.

Aspen Trails

A newer addition to Sherwood Park, Aspen Trails is located within walking distance of the many shops, services and restaurants of Emerald Hills and the Emerald Hills Leisure Centre. This neighbourhood offers excellent value for modern construction, and the proximity to amenities is hard to beat.

Cambrian

This is one of the most exciting newer communities in Sherwood Park. Spanning an impressive 310 acres, Cambrian features 7 parks, 4 serene ponds, 2 playgrounds, and 8 kilometers of scenic multi-use trails winding along Old Man Creek. The planned mixed-use main street will bring cafés and shops right to your doorstep. It's designed for modern living with an emphasis on outdoor connectivity.

SummerWood

SummerWood boasts beautifully landscaped parks, an expansive urban forest, and countless kilometers of walking and hiking trails. It's conveniently located near Emerald Hills Shopping Centre and offers single-family homes starting in the mid $600,000s. For nature lovers who still want modern amenities, this neighbourhood is exceptional.

Lifestyle Considerations

One thing I always discuss with clients is lifestyle fit. Are you someone who loves mature trees and established gardens? Neighbourhoods like Brentwood, Glen Allan, and Sherwood Heights will speak to you. Looking for a golf course community? Broadmoor Estates has you covered. Want modern design and new construction warranties? Salisbury Village, Aspen Trails, and Cambrian should be on your list.

Clover Bar Ranch features attractive amenities including a park with a playground, spray park, and walking trails, making it wonderful for families with young children. Meanwhile, Regency Park encompasses residences east of Clover Bar Road and was established in the 1990s with an emphasis on front-attached single-family homes—perfect for buyers who want that balance between established and relatively modern.

The Sherwood Park Advantage

What I've come to appreciate most about Sherwood Park is the quality of life it offers. The schools are excellent, the recreational facilities are top-notch, and the sense of safety and community is exceptional. The community boasts strong community and volunteer involvement, which creates that neighbourhood connection we all crave.

Whether you're a first-time buyer looking at character homes in Maplegrove, a growing family considering Nottingham or Regency Park, or ready to invest in a luxury property in Salisbury Village or The Estates, Sherwood Park has a neighbourhood that will feel like home.

Let's Find Your Perfect Fit

Real estate isn't just about finding a house—it's about finding where you belong. With my construction background, I can help you see the potential in older homes and spot quality (or concerns) in new builds. My goal is to make your home-buying journey seamless and even enjoyable.

If you're considering Sherwood Park, I'd love to show you around these neighbourhoods and help you find the perfect fit for your lifestyle and budget. After all, buying a home is one of the biggest decisions you'll make—you deserve an advocate who truly understands what you're looking for.

Ready to explore Sherwood Park neighbourhoods? Let's connect and find your perfect home.