What I’d tell every Calgary buyer before their first showing

Most buyers I meet start the same way. They've been scrolling listings for weeks, they've fallen for two or three homes, and they call me to book showings. Then I ask one question: have you talked to a lender yet? Often the answer is no.

That's the first thing I'd change. Here's the rest of what I'd tell you over coffee.

Money first, homes second

A pre-approval isn't just paperwork. It tells you what you can borrow, holds a rate for a while, and shows sellers you're serious. Skip it and you'll either fall for a home you can't finance or lose a good one to someone who was ready.

Here's the part people miss: what the bank approves and what you're comfortable paying each month are two different numbers. Add property tax, insurance, utilities, and a little set aside for repairs. If that total makes your stomach tighten, the approval isn't your budget.

Budget for the stuff nobody puts in the listing

Alberta doesn't have a land transfer tax, which helps. But you'll still pay legal fees, title insurance, an inspection, and adjustments on closing day. Plan for a few thousand dollars on top of your down payment so it doesn't land as a surprise.

Ask about the suite. Then ask for the paper.

I work with a lot of buyers who want a basement suite, either for family or for rent. Great idea in Calgary. But "there's a suite downstairs" and "there's a legal, permitted suite downstairs" are very different sentences. A legal suite can help you qualify and bring in rent. An unpermitted one can complicate financing, insurance and resale. Always ask for the permit, not a promise.

Look up, not just around

Staging is lovely. It also hides things. Before you get attached, look at the roof, the windows, the furnace age, water stains on ceilings, and the grading outside. This is Calgary, so ask about hail damage too, and whether claims were made and repairs done properly.

Pick the community before you pick the house

A house you love on a street you can't stand is still a house you'll hate in a year. Think about your commute, schools, parks, transit, and what's being built nearby. If you're torn, try the free Community Fit Finder and compare areas side by side.

Write the offer like it's a plan

Price gets the headlines, but terms often decide it. Deposit, conditions, possession date. A date that suits the seller can be worth more than a small bump in price. And decide your limit before you walk into a multiple-offer situation, not while you're sitting in it.

Whatever you do, don't drop your inspection just to look stronger. That's how a good deal turns into a five-figure surprise.

One more thing

If you're looking for deals, check price drops, below-market homes and builder clearance listings. That's often where there's room to negotiate.

I put the rest into a checklist: 26 steps, in the order I'd do them. Grab the Calgary buyer guide, or call or text me on 403-710-1399 and we'll go through it together.

Rana Matturi, REALTOR® with eXp Realty. This is general information, not legal, tax or financial advice.