Robin Telfer
#206 2411 4th Street N.W. T2M 2Z8 Calgary, AB, Canada

It looks like the winter cold snap has finally lifted in Calgary. Surviving the cold doldrums means getting involved in outside activities that eliminate "Cabin Fever". There is a special magic in hearing snow crunch under your feet with that all familiar squeak. Cold air never felt so better, so cleaner and more exhilarating than ever. Another special sound is your skate blades crunching on the ice. Outdoor ice has unique properties over arena ice. It's more crunchier and g...rainier. Pools of powder snow accumulate on the surface which require shovelling when playing outdoor pick-up hocky sometimes know as "shinny". The best competitive games of all are those when there are no referees or linesmen. The whole premise of the competition is fun. Everyone polices themselves. The honour system prevails no matter what the score. The defining end to the game is "next goal wins". Living in Calgary, we are spoiled. We have access to the best snow for skiing in North America. Just arriving at the top of the hill and seeing the majestic panorama of mountain ranges is worth the price of the ticket. After a long day skiing you are energized with breathing high altitude air. Coming back to the city your physical efforts are rejuvenated with increased energy. Yes, winter can be a season to get out and challenge the weather by getting active and conquering mother nature. Life is a very precious commodity. Embrace your longevity by getting physical. Your health is your wealth. Spend it wisely. See more

My new website robintelfer.com has just been completed. I wanted to explain in depth why I chose those three key words in my biography, KNOWLEDGE, CONFIDENCE, INTEGRITY. Over my 27 years in the business, I have accumulated facts, information and skills through experience and education which directy benefits my clients. The practical understanding of complex real estate details helps assure my clients they are in comforting hands; I will always have their backs; I will always ...represent them to the best of my ability. After all these years in the trenches, I have established a feeling of self-assurance arising from my appreciation of my own abilities and the unique quality of delivery I convey to my clients. Time and practise have honed my skills. When I am posed a question, I am confident my answer is wise in facts, figures and explanation that is easy to understand by my clients. The quality of being honest and having strong moral principles has tremendous value when interacting with anybody, especially those who place their trust and confidence in you when important decisions are involved in day to day Real Estate affairs. The Province Of Alberta has engaged their trust in me by appointing me as a Commissioner of Oaths, a honor which I will do my absolute best in the next two years. If you require these services, look me up. I look forward to having new life experiences and helping as many of you as I can. See more

FOUR COMMON COMMERCIAL REAL ESTATE METRICS When determining the value of a piece of commercial real estate, there are four basic metrics that can be used. Three commonly used metrics are tied to income that a property produces, while another is directly tied to the size of the real estate. 1/ CAPITALIZATION (CAP) RATE - Most investors, lenders and appraisers use the overall cap rate to value and compare properties.Cap rates are calculated by dividing Net Operating Income (NO...I), which is net income after operating expenses and taxes, into the price of a property. This reveals what really matters to most investors - the relative degree of the property's profitability. 2/ CASH ON CASH RETURN - The cash-on-cash return, as the term suggests, is calculated on an after-debt service (ADS) basis and compares the free cash flow from the property with the actual equity invested by the purchaser. This takes into account the contribution that the positive leverage available in many markets can make. 3/ RETURN ON EQUITY (ROE) - This ratio determines the amount of return generated in a particular year on the total amount of equity invested, including the principal paydown on any debt on the property. ROE = Annual Net Cash Flow + Principal Paydown on Property Debt (divided by) Equity Invested in the Property - With the return calculated, investors and buyers can make better informed decisions as to whether to buy, sell or hold. 4/ PRICE PER SQUARE FOOT UNIT -Calculated by dividing the price of a property by its total area or, in the case of multi-family or hospitality properties, by the number of the units, this metric lets you compare your property to roughly similar but differently sized properties. The key limitation with this metric is that it does not take the income generated by a property into account and could lead to inappropriate comparisons. Taken together, these metrics give owners and buyers a sense of a property's value relative to it's income, it's profit, and the financing markets. Engaging a Commercial REALTOR ensures that the interests of all parties involved are protected and that the proper valuation is determined for the given property.

This summer I went on holidays with my son Alex. We visited London, Paris, Glasgow and Edinburgh. The trip was fantastic. We saw many interesting sites, talked to many people, ate great food and drank way too much beer. One of the more interesting things I observed was the retail pricing in England and Scotland. The stated price was the final price paid. The price included a staggering twenty per cent (20%) VAT (Value Added Tax), a tax very similar to our GST (Goods and Servi...ces Tax). So, twenty pounds means twenty pounds. No surprises, no additions and no add ons. Here twenty dollars works out to twenty-one dollars ($21.00) in Calgary. If you are purchasing twelve beer at $19.99 this will equate to $19.99 + 1.20 (return fees) + 1.00 (GST) = $22.19 - Surprise. Some other retailers are charging an "Environmental Fee" in addition as well. It's misleading for the understated price. I appreciate paying for what you see is stated. It's absolutely the best way to conduct business. We are hammered constantly every day by our regulator RECA (the Real Estate Council of Alberta) to be open and transparent in our business dealings. I only wish the Government (Ministry of Service) would legislate all retailers of Alberta to do the same... See more

As the year comes to a close, many have a lot to be thankful for. It has been a year of surprises Politically, Canada has a great future ahead. This country is blessed with natural resources of every magnitude. We have so much here to be grateful for. It has also been a year of horror. My daughter left Paris two days before the terrorist attack. I was freaking out until her older brother confirmed she was in Rome. Thank God. The price of Oil might drop to 1970 levels. Alberta... is becoming desolate. There will be a new economic order coming from these events. World Business will adapt and from this catastrophe new markets will emerge, new profits will be made. Evolution is inevitable. Real Estate is the answer to all economic cycles. There is a better return by holding Real Estate than using your Bank Account. Prices will adjust and there will be great deals next year throughout. Contact your local neighborhood Commercial REALTOR for more details. This is the time to invest. In the meantime, cherish what you have, not what you want or long for. Happiness comes from within, not from being without. Family, new friends to be made, a life most worthy of all. Merry Christmas and Happy New Year to everyone. Rejoice. See more

This was re-printed from HP (Hewlitt Packer) It certainly makes you wonder. Stop using passwords until you understand the risks...Continue reading

This has been quite a year for an Albertan. In May, the world's most successful provincial government, 43 years of continuous governance was thrown out rather effectively by the New Democratic Party. Alberta wanted change and we received that change. Then in October, the son of an extremely popular Prime Minister toppled our federal government of 10 years with a strong upset victory. What does this say about politics in Canada? Our citizens exercise their right to Vote and to... make change. Democracy is alive and well in Canada, in Alberta and in Calgary. When the collective (citizens) want social change, it occurs. Thanks to all that voted. for the federal election. For my part, I ran a very modest campaign on Twitter which was inaugurated with this tweet: 33 days to go. This election is THE most important in Canadian History. The BEST thing anyone can do is VOTE. #TheBestVote says it all. I do not credit myself for changing the political landscape of the country. However, I am free to voice my opinion in this wonderful country of ours. Without repercussion, or oppression from the government. Without being bombed, or shot or be-headed. We have freedom in our society, something that is overlooked on a daily basis. Celebrate our democracy, celebrate our freedom and most certainly celebrate being Canadian .. See more

Election time is only twenty-six (26) days away. Have you noticed that EVERYBODY running in this election is making promises, promises, promises. Well, ignore them. The likelihood that all of the promises being fulfilled are highly unlikely. Some that benefit the present day elected government will be implemented. It's all posturing, one-up gamesmanship, pork-barrelling, speech-making, cutting ribbons and denouncing their opponents. It's a game! Ignore their crap, look beyond... their rhetoric. They are merely players on a stage delivering their rehearsed lines of hope, hapless promises and holistic dreams and visions. YOU can make a difference by VOTING and not being apathetic. Do not be apathetic this ELECTION. REGISTER and have your democratic say. Ignore the Party Leaders, all they are Leaders of the Party. Your local Member of Parliament (MP) represents your riding where you live. They are the important ones. They receive you when you make appointments to see them. They are your voice in Ottawa. Their numbers from individual ridings make the party of choice to form the next GOVERNMENT. Choose wisely, choose intellectually, choose emotionally, or close your eyes and mark an "X" blindly on the ballot box. MOST IMPORTANTLY, make the time on October 19th to VOTE and have your SAY in this ELECTION. You are so fortunate to have the ability to VOTE in the first place. Think of the Syrian refugees. They are fleeing their country where their Leader chose to KILL them, instead of listening to them or even allowing them to vote. Hip Hip Hooray for Democracy. Hip Hip Hooray for this fantastic country of Canada. Hip Hip Hooray for our participating Citizens. Hip Hip Hooray for you who decide to VOTE. See more

Good news for borrowing money: BANK OF CANADA Has lowered its overnight rate to 1/2 per cent....Continue reading

How funny economic climates can change so fast .. Here is an article that takes the doom and gloom out of our city's real estate forecast: "Manulife confident in Calgary Commercial Real Estate... In Calgary, Manulife Financial Corp. is saying that it wants to buy what they have, as long as any deals reflect the plunge in oil markets. According to the Calgary Herald, slumping crude prices have forced companies in the province of Alberta to slash jobs and reduce spending for office space. While property owners and energy executives are holding on to their assets for now, the pressure to sell could intensify, said Kevin Adolphe, who leads Manulife Asset Management’s private markets unit. We are making it well known that we are a purchaser, Adolphe said in an interview in Toronto, where the company is based. It usually takes a stress event for people to reset their expectations. We’re having these advance conversations so people know we’re interested. There’s a lot of talk about whether this is going to be the same or if this is going to be different, Adolphe said. It’s going to be different. Oil prices will stay low for a longer period than the previous declines. Landlords are already feeling the pinch as tenants rent out space they no longer need. Subleased space in Calgary increased as much in the first few weeks of this year as it did in all of 2014, according to the Herald." Real Estate Professional Publication 2015 March 19 This article accentuates my TWITTER post of 2015 March 09: Petroleum plunders while Calgary prospers. No slowdown in Commercial Real Estate activity 1st quarter 2015. Why? Our Diversified Economy .. With layoffs come Golden Handshake packages, and with layoffs come a new breed of entrepreneurs. Watch out Calgary, the best is yet to come ..

The residential stats for January 2015 were just released by CREB (Calgary Real Estate Board) today and the results were not encouraging. Many are holding and waiting. In a vibrant city of Calgary with a tremendously diversified economy, oil prices STILL dictate to Calgarians where and why and what to do when "Black T, Texas Style" drops to the lowest point in years. The trickle effect in Real Estate takes time and Commercial Real Estate is business as usual, however this may change in the next six months if Oil prices continue to remain low. Residential Real Estate is more personal and emotional and the net effect is here right now. Stay tuned.

I have decided to run for the Board of Directors of the Calgary Real Estate Board (CREB) for the following reasons. I believe the Board needs a balance with REALTORS from all all specialties. Right now, all of the representation is Residential based which is OK, but Commercial Real Estate interests are being overlooked if not ignored. I sometimes feel that CREB should be rebranded CRREB for Calgary Residential Real Estate Board. After spending 2 years representing all Commerc...ial REALTORS on the Prairies with The Canadian Commercial Council of REALTORS (CREA), I am fully cognisant of the issues facing Commercial Real Estate in Alberta and beyond. CREB is a GREAT board but it's overall membership of all Real Estate Brokerages pales in comparison to Toronto and Vancouver. We need more companies joining our wonderful board. PERIOD. Secondly, I would like to reduce the fees that REALTORS pay on a monthly basis. We have a new MATRIX Real estate information system being deployed to replace our existing MLXCHANGE in the new year. I would like to see a reduction even a sight one for all REALTORS. A $20.00 a month reduction equates to $240.00 a year so any reduction would benefit all Calgary REALTORS. Our monthly Real Estate bill is starting to look like a natural gas bill with surcharges and delivery charges and upcharges. Why can't we have a simplified monthly bill with one fee? Why can't we have many services included in one price or better still why can't we have certain selected fees included in our YEARLY fees? Other Real Estate Boards do, why not us? If I am elected, I look forward to bringing more value to our fellow REALTORS. If it is possible, I will reduce the overall cost to each and every REALTOR concerning CREB costs. I can only have access to this sensitive information if I am elected and I can only change the status quo if I can convince a majority on the Board to support my proposals. I have been involved with many Boards over the years. My first encounter was in 1975 with Mount Royal College. I was a Student Representative on Academic Council. All decisions made by this Council were approved by the Board of Directors. It was an excellent learning experience. One of the most important lessons I learned from this Council was the way things got done. Cooperation and not confrontation was the rule of the day. Almost 40 years later, I'm still trying to make this world of ours a better place. I want to make the Real Estate World for all REALTORS belonging to CREB a better place. Please consider my candidacy when casting your ballot but more importantly VOTE...Exercise your democratic right. Many places in this world don't have the right to vote and too many of us take DEMOCRACY for granted, so celebrate and VOTE.. See more

In China, the Government owns the land outright. They will lease the propertry to citizens of the country but only on a 50-75 year lease. When that Lease is finished, the government re-assumes ownership including all the improvements paid for by the citizens. Expect to see more Asian investment in the next 20 years within Canada. Some investors just cannot believe that they can purchase land fee simple indefinitely without government interference. Speak Mandarin anyone?

It's about time. In 12 days, effective 2014 July 1st, all consumers either BUYERS or SELLERS who want to employ the services of a Real Estate Associate licensed under the Real Estate Coucil of Alberta (RECA) will have to sign a Written Contract specifying the duties and obligations of both parties. This new mandate will come as a surprise to many BUYERS. Just yesterday I had to explain the new regime of engaging Real Estate Professionals to represent, complete work, ask on be...half of clients, seek out forms, rules and regulations regarding information they are required to know to move ahead on a purchase. Nothing gets done without a contract specifying commissions, and legitimate expenses REALTORS can now expect for their invaluable work. There is a NEW ORDER in the field of organized Real Estate and Thank You to RECA for proclaiming this long awaited change in our Industry. Having Contracts will even out all the playing field for Purchasers and Licensed Associates. It's a win win situation for all. Now everything is written an easily read plain language contract. The task of buying Real Estate is a complicated one. Now, Buyer Brokerage Contracts take out all the mystery of the successful art of buying Real Estate and generating both happy Clients and REALTORS. Each role is clearly defined. If you haven't had a chance to read today's Calgary Herald then enjoy: http://www.calgaryherald.com//Potential/9936332/story.html See more

Did you know that Canada rates as one of the safest countries in the world to invest in Real Estate? The Real Estate Industry is heavily regulated, maintains mandatory educational requirements, involves multi-jurisidictional governmental involvement that eliminates any fraudulent activity. Our reputation here in Canada is one of the BEST in the world. I'm proud to be a REALTOR in Calgary, I'm proud to be a REALTOR in Alberta and I'm proud to be a REALTOR in Canada. I'm also proud to represent the finest Clients in the world: YOU.....

WHAT TYPE OF BABY BOOMER ARE YOU? Environics Research Group has been studying the behavioral patterns of people born between in Canada between 1946 and 1965 for the last 22 years and have come up with some very interesting information. They have divided roughly 8.8 Million people into four categories:... DISENGAGED DARWINISTS (48%) They prefer things the way they used to be before multiculturalism, feminism and sexual liberation. They are traditionalists at heart who lament that the world has "gone soft" and long for the "good old days". CONNECTED ENTHUSIASTS (21%) They revel in the "new" Canada wrought by immigration, equal opportunity and technology that allows them to keep in touch with family and friends, as well as indulge their curiosity about folks and foods from the four corners of the world. AUTONOMOUS REBELS (19%) Described as "the standard-bearers of the Baby Boom generation". this group tend to be entrepreneurial but hate to give or take orders. They cling to their smartphones (but only because they make doing business easier), and are skeptical of authority, especially if it's preaching from a pulpit. ANXIOUS COMMUNITARIANS (12%) They are the worry warts who prefer the simple life, are fearful of venturing too far into the big, bad world, and feel an almost overwhelming sense of duty to their spouses, their children and their elderly parents. WHO ARE YOU, WHO WHO, WHO WHO?

***NEW HOME ALERT*** You can find out whether a new home construction has met all of the requirements of the Alberta Building Code by contacting the municipality in which the property is located and asking for confirmation that the property in question has been granted PERMISSION TO OCCUPY. This means that the property has obtained all necessary permits and undergone all required necessary inspections and is ready for your client to occupy. - See more at: http://www.areahub....ca/Abou/AREAHub/mar14-city-permits.aspx Caveat Emptor or Buyer Beware.. Not all new home builders have stellar reputations. Check it Out or Cheque it Out Later.

ALBERTA REAL ESTATE ACT Part 2 - Regulation of Business of an Industry Member Division 1 - General ...Continue reading

COMMERCIAL REAL ESTATE GROWTH SOFTENS IN 2013 Investment in Calgary’s office market cooled in 2013 after a period of multi-year growth, says a new report by Avison Young. The commercial real estate firm’s report said the overall transaction volume for the six asset classes (office, retail, industrial, multi-family, industrial land, and residential land) in 2013 reached $2.3 billion, comprising 359 sales. Volume was down significantly from 2012 when $4.4 billion over 493 trans...actions took place. It said 2013 was about equal to 2011 when total transactions reached $2.32 billion. The office sector represented the largest dollar volume component of 2013 sales at 45 per cent, while the industrial sector led the year in terms of activity with 89 transactions completed. The Calgary market witnessed a lower level of overall transaction volume in 2013 compared to 2012, although a significant level of land sales transactions demonstrated continued appetite from investors and developers in the slower environment, said Avison Young. The low price environment of natural gas and the delayed decisions on new pipelines have each resulted in challenges for a number of players in the oil and gas sector. The office leasing market through 2013 was subdued, but the challenging environment has been tempered by prospects of increased population and the subsequent need for more housing units in the greater Calgary market. Let's hope that decisions from both the Canadian and American governments are positive for approval for all pipelines being considered. The current glut of petroleum products has to be delivered in an economic fashion. Current rail transport is using older tankers which are prone to leakage when derailing. Our railroad system has an excellent track record for maintenance but with the size of our country and our adverse weather conditions, derailments still occur periodically. If and when approvals are made, there still remains the risk of pending Lawsuits by one of the hundreds of First Nations Councils advocating and imposing their traditional beliefs on the rest of Canada. Strong and equitable negotiations are sometimes not enough between both parties. More and more often, our Legal system is brought in to settle the differences, but our Judicial system has no respect for timetables, only courtroom protocol prevails. Nothing in life comes easy. These days, you have to work hard and smart to move forward a little bit .. and a little bit .. and a ..

HOME WARRANTIES FOR ALBERTANS Starting February 1, 2014, every new home built in Alberta will be protected under warranty, thanks to Alberta’s New Home Buyer Protection Act. New homes (single detached family homes/duplexes/multi-family homes/condominiums/manufactured homes/recreational properties) would at minimum, include a warranty for:... One year labour and materials; Two years for defects in labour and materials related to delivery and distribution systems; Five years building envelope protection, with a requirement for the warranty provider to offer the consumer the option to purchase additional years of coverage; and, 10 years coverage for major structural components. Learn more about Alberta’s better warranty standards and get to know your role at http://homewarranty.alberta.ca Effective date: The Act applies only to new homes constructed under a building permit applied for after the February 1, 2014 in-force date of the Act.