Sabrina's Blog

The purchase price is the number everyone focuses on. It's the big, bold figure in the listing, the number you negotiate, and the one that shows up in your mortgage approval. But if that's the only number you're planning around, you're going to have a bad time at the closing table.

Here's the thing: my clients are never surprised at closing — because I talk about all of this upfront. Every single cost. Before we ever write an offer.

So let's do that now.

The Calgary Market Right Now (Because Context Matters)

Before we get into costs, here's where the market stands: Calgary is balancing out.

After years of tight conditions where buyers were making unconditional offers just to get something — anything — accepted, things have shifted. The condo market in particular is seeing some real softness, which means genuine opportunities for buyers. Detached homes are still holding strong, but overall, this is a market where you can actually take more than five minutes to make a decision.

Conditions are okay to write again. You can ask for a home inspection. You can do your due diligence. That's a big deal, and it changes the conversation around costs, because some of those costs are actually your protection.

The Costs Beyond the Purchase Price

Home Inspection

A certified home inspector goes through every major system in the property: roof, foundation, electrical, plumbing, HVAC  and gives you a detailed written report. This applies whether you're buying a detached home, a townhouse, or a condo.

Budget: roughly $350–$500 for a condo, and $500+ for a house depending on size.

A home inspection either gives you peace of mind or gives you negotiating power. Either way, it's worth every penny, especially now that conditions are back on the table.

Condo Document Review

Buying a condo? The documents are just as important as the physical inspection. You're looking at financial statements, reserve fund studies, bylaws, and meeting minutes, essentially the financial health of the entire building.

A lot of buyers gloss over these. Don't. Hiring a specialist to review them and flag any concerns is money well spent.

Budget: approximately $350-$450 + GST.

Additional Inspections

Depending on the property, a standard home inspection might not be enough. You may also want to consider:

• Sewer scope

• Septic inspection

• Well and water quality/quantity testing

• Foundation or structural assessment

• Mold inspection

• Furnace and chimney inspection

• Real property report

• Roof inspection

Older homes and rural properties in particular tend to need a few of these. Think of them as insurance before your actual insurance kicks in.

Legal Fees

You need a real estate lawyer to close the deal… full stop. They handle the title transfer, mortgage registration, and all the documentation that makes the transaction legally binding. The lawyer will adjust everything for the day of possession (taxes, condo fees etc etc). Budget for this one upfront; it's not optional.

Appraisal Fee

Your lender may require an independent appraisal to confirm the home is worth what you're paying for it. Your mortgage broker will flag early on whether this applies to your situation.

Budget: approximately $500+, and it typically falls under your lending costs.

Home Insurance

Your mortgage will not fund without it. Lenders require proof of home insurance before closing, so don't leave this to the last minute. Condo buyers need it too, even if the building has its own policy, you still need coverage for your contents, liability, and any improvements inside your unit. Or what if you flood the units below you? Definitely get insurance when living in a condo.

Connect with an insurance broker early so you're ready to go.

GST on New Construction

If you're buying a brand new home or a property that's been substantially renovated, GST applies: that's an additional 5% on top of the purchase price. In most MLS listings it's already baked into the price, but always confirm. It's not a small number.

HOA Fees

Many Calgary communities have a Homeowners Association, which comes with annual fees. These vary by area and what amenities or services are included.

Budget: many HOA fees run around $300–$400 per year, though they can be higher depending on the community.

Costs That Always Catches Buyers Off Guard

Property Tax Adjustment

Here's something that surprises buyers at the closing table more than almost anything else. In Alberta, property taxes are typically paid in the spring or summer for the full calendar year. So if a seller has already prepaid their taxes and the sale closes partway through the year, you — the buyer — owe the seller a reimbursement for the portion of the year you'll be living there.

It shows up on your Statement of Adjustments at closing, often without much warning if no one told you to expect it. It's completely legitimate and standard practice, but when you're already juggling a down payment, moving costs, and closing fees, an unexpected amount owing at the table is the last thing you want.

Condo Insurance

A lot of condo buyers assume the building's insurance has them covered. It doesn't… not really. The condo corporation's policy covers common property: the hallways, the roof, the exterior. That's it.

Here's the scenario nobody thinks about until it's too late: your washing machine hose fails at 2am and floods the unit below you. That damage:  repairs, your neighbour's belongings, the liability, can land squarely on you personally if you don't have your own policy.

Your own condo insurance covers your contents, your liability, and any improvements made inside your unit… none of which the building policy touches. It's typically very affordable, and your lender will require proof of it before your mortgage funds anyway. But beyond the requirement, it's protection against a genuinely catastrophic out-of-pocket situation.

Don't assume the building has you covered. It doesn't.

So…true costs?

Buying a home in Calgary involves more than a deposit, down payment and a mortgage payment. Between inspections, legal fees, insurance, adjustments, and the other costs outlined above, most buyers should budget 1.5–4% of the purchase price on top of their down payment for closing and related costs, though your specific situation will vary.

The good news? In today's market, you actually have the time and the ability to do this properly. Conditions are back. The rush is off. Let's use that to your advantage.

If you have questions about what buying in Calgary actually looks like for your situation, I'd love to help you map it out before you start your search.

Poly-B (polybutylene) plumbing was commonly installed in Calgary homes built roughly between the late 1970s and mid-1990s. It was widely used at the time because it was inexpensive, flexible, and faster to install than copper piping. You can recognize it easily in the mechanical room or underneath a sink- it is a dark grey colored plumbing pipe. 

Today, Poly-B plumbing is no longer used in new residential construction and is often flagged during a Calgary home inspection.

If you are buying or selling an older home in Calgary, there is a strong chance Poly-B may come up during the process.

Why does Poly-B Plumbing Matter in Calgary Real Estate?

While Poly-B plumbing is not automatically a defect, it is a known factor that can affect how a property is viewed in the market.

In my experience as a Calgary REALTOR®, I identify Poly-B at the time of showings whenever it is visible. This helps ensure that my buyers are aware early in the process, rather than being surprised later during the inspection stage.

Early identification helps avoid last-minute issues after a conditional offer is already in place.

Common Poly-B concerns in Calgary homes include:

• Home inspection findings: Inspectors often flag Poly-B plumbing as a risk, even when no leaks are present

• Insurance challenges in Alberta: Some insurance companies will not insure homes with Poly-B plumbing, and fewer providers are now willing to take it on

• Buyer hesitation: Concerns often increase when Poly-B is present. 

It is important to understand that a functioning Poly-B system is not automatically considered a defect. Many homes in Calgary still have working systems without active issues.

Why can Poly-B Plumbing Be a Concern?

Industry experience and inspection findings show that Poly-B plumbing can become more vulnerable over time.

Factors that may contribute to deterioration include:

• Water chemistry (such as chlorine exposure)

• Temperature fluctuations

• Type of fittings used during installation

• Age of the system

• If the pipe was exposed to UV light prior to installation

In some cases, this can lead to weakening of the piping or connection points over time. The challenge is that issues are not always visible until a leak occurs.

This is why Poly-B plumbing in Calgary homes is often treated cautiously by inspectors and insurers.

Poly-B Plumbing Is Not the Same in Every Home

Not all Poly-B systems carry the same level of concern.

Many Calgary homes still have fully functioning Poly-B plumbing with no active issues. In other cases, partial upgrades may have been completed, such as:

• Replaced sections of plumbing

• Updated mechanical rooms or bathrooms

• Targeted repairs following past issues

The overall condition of the system and any history of repairs play a significant role in evaluating risk.

What Calgary Sellers Should Know About Poly-B.

If your home has Poly-B plumbing, there are generally a few approaches:

• Sell the home as-is. This can be an option when you have NOT had any problems

• Complete plumbing upgrades prior to listing.  

• Provide documentation if any partial replacements have been completed

From a market perspective, the most important factor is transparency. When buyers are informed early, it reduces the chance of surprises during the Calgary home inspection process/the conditional period.

What Calgary Buyers Should Do If a Home Has Poly-B

If you are buying a home in Calgary with Poly-B plumbing, it is important to:

• Complete a thorough home inspection

• Confirm insurance availability early (before waiving conditions)

• Understand whether the system is fully Poly-B or partially upgraded

• Get clarity on age, condition, and visible components during showings

• Be aware that insurance options may be more limited in Alberta

This is not necessarily a reason to walk away from a property, but it is something that should be fully understood before moving forward.

Frequently Asked Questions About Poly-B Plumbing in Calgary

Is Poly-B plumbing still used in Calgary homes?

No. Poly-B is no longer used in new construction, but it is still found in many Calgary homes built between the late 1970s and mid to late1990s.

Can you get insurance on a home with Poly-B plumbing in Alberta?

Some insurance companies will not insure homes with Poly-B, while others may require inspections or full replacement within 3 months of taking possession.

Does Poly-B plumbing need to be replaced immediately?

Not always. If the system is functioning and there are no active issues, replacement is not always urgent. However, many buyers consider future replacement costs when purchasing.

How do I know if a Calgary home has Poly-B?

It is often visible in mechanical rooms, under sinks, or in basements. A licensed home inspector will also identify it during a Calgary home inspection.

Final Thoughts

Poly-B plumbing is still common in older Calgary homes and is something both buyers and sellers should be aware of.

While it can introduce additional considerations around insurance and inspections, it does not automatically make a home unmarketable or unsafe.

The key in Calgary real estate is early identification, clear communication, and making informed decisions based on the specific property.

When buying a home in Calgary, a conditional offer helps to protect buyers before fully committing to a purchase. Think of conditions as deal breakers, they give buyers a period of time to complete due diligence. Once the offer is accepted, the conditional period starts. During this period, buyers can non-waive on a condition, and ask for a return of their deposit if conditions aren’t satisfied. They do have to at least try and satisfy their condition in order for them to get the deposit back. 

Understanding how these conditions work, and how to use them strategically, is one of the most important steps in a successful home purchase.

Common Conditions in Calgary Purchase Offers

In my experience as a licensed Calgary realtor, the most common conditions include:

Financing Condition:

Ensures the buyer can secure a mortgage before finalizing the purchase. It’s important that buyers are pre-approved for a mortgage before making an offer. The conditional period is to finalize the mortgage details with the lender, not to apply for financing from scratch.

Home Inspection Condition:

Allows a professional inspection to identify potential issues with the home before the purchase is finalized. You will want to know if your home has poly b, any leaks, heating issues, foundation cracks, or other items that a home inspector can discover. 

Condo Document Review:

For buyers purchasing a condo, this condition gives them time to review fees, bylaws, reserve funds, and any other governing documents.

Sale of the Buyer’s Current Home:

Protects buyers who need to sell their existing property before completing the purchase. Because selling a home can take longer, this condition usually has a longer timeline of 30–60 days.

These conditions are not just formalities, they are critical protections that can prevent a buyer from making a costly mistake. They will give the buyer time to fully understand what they are buying (home inspection/condo doc inspection) and ensuring they can pay for it (financing condition/sale of buyer’s home condition)

Typical Condition Timelines in Calgary

Fairly typical condition period in Calgary at the moment:

• 5–10 business days for financing, home inspection, and condo document review

• 30–60 days for the sale of the buyer’s current home

This period is enough time to complete all due diligence, but it’s important for buyers to stay organized and proactive. Booking inspections early, having financing pre-approval, and reviewing condo documents early can prevent last-minute surprises. 

In competitive markets, sellers may push for shorter timelines. While it’s possible to negotiate, buyers should weigh pro’s and cons when shortening timelines or leaving a condition out altogether; just to make their offer more attractive.

Real-Life Example: Why Conditions Matter

I recently worked with a buyer who had an accepted offer on a home with a wood foundation basement. Although the home came with engineering reports, the home inspection revealed a wet basement, an issue that she was not willing to take on and could have come with some costly repairs.

Thanks to the home inspection condition, my client was able to non waive the home inspection condition and she got her deposit back. This is a perfect example of why due diligence during the conditional period is essential. Conditions give buyers not just time, but leverage to make informed decisions and avoid surprises.

My Advice for Buyers in Calgary

From my experience, the most effective strategy is:

1. Consider the conditions before writing an offer. Financing, inspections, sale of buyer’s home condition are your safety net. Leaving them out of your offer may make your offer more appealing in a hot market, but it does increase your risk. You should talk to your trusted & experienced REALTOR about the pros and cons.

2. Get pre-approved for your mortgage. This will ensure that you know your budget ahead of time. Also, you will have a higher chance at getting a full approval for a mortgage during the conditional period. It strengthens your offer when you can say that you have a pre-approval for a mortgage.

3. Be proactive. Book inspections early, line up your mortgage, and review documents as soon as the conditional period starts.

4. Use your professional team. I work with a team of people (mortgage brokers, home inspectors, condo doc reviewers) who will help us navigate conditions and their timelines efficiently and reduce stress.

Why Conditional Offers Protect Buyers

• Risk management – Conditions help buyers get the full picture of what they are buying (home inspection/condo doc review inspection findings)  and if they can pay for it (financing conditions)

Without conditions, a buyer could be locked into a legally binding contract with very limited info on what they are buying and how they are going to pay for it.

Bottom Line

A conditional offer is an important consideration for Calgary home buyers. By understanding common conditions, timelines, and best practices, buyers can protect themselves, complete due diligence, and make confident decisions.

Whether it’s finalizing financing, inspecting the home, reviewing condo documents, or selling your current property, conditions help you with making your home purchase be more informed, and stress-free.

As a experienced Calgary realtor, I always advise my clients to use conditions strategically and proactively. They’re not just a formality, they can be the difference between a smooth transaction and a costly mistake. Reach out to me anytime if you are unclear or have questions. I would love to help. 

About the Author
Sabrina Stevenson is an award-winning Calgary Realtor with years of experience helping homeowners sell their properties quickly and for top value. She specializes in preparing homes for the market, pricing them strategically, and creating listings that attract buyers from day one. Contact her if you are thinking about selling. Contact her here: Sabrina Stevenson

When buying a home, the terms down payment and deposit are often used interchangeably, however, they are not the same thing. While both involve money you contribute toward a purchase, they serve very different purposes at different stages of the transaction.

This guide explains the difference between a deposit vs down payment in clear, practical terms. Understanding how each works can help Calgary home buyers avoid surprises, plan their finances properly, and move forward with confidence when making an offer. You can also review other costs when buying a home. 

What is a Deposit in a Calgary Real Estate Transaction?

A deposit is money you provide after your offer has been accepted. Its primary purpose is to show the seller that you are serious about purchasing the property.

In most Calgary real estate transactions, a deposit is:

• Paid shortly after offer acceptance (often within 1–3 business days)

• Held in trust, usually by the listing brokerage or the lawyers (not paid directly to the seller)

• Applied to the purchase price at closing, meaning it typically becomes part of your down payment

The deposit amount varies depending on price range, market conditions, and offer terms. Generally, it represents a small percentage of the purchase price. For example, homes priced around $250,000 often see deposits in the $5,000 to $10,000 range, while properties closer to $800,000 typically require deposits between $15,000 and $25,000. 

Importantly, deposits are often refundable during the conditional period. However, once all conditions are removed and the deal becomes firm, the deposit is usually non-refundable. Because of this, understanding contract timelines before submitting an offer is critical.

What is a Down Payment?

A down payment is the portion of the purchase price you pay using your own funds rather than mortgage financing. Unlike a deposit, the down payment is paid at closing, not when your offer is accepted.

Your down payment:

• Is reviewed and approved as part of your mortgage arrangement

• Reduces the amount you need to borrow, resulting in a smaller mortgage

• Impacts whether mortgage insurance is required and how much your monthly payments will be

The required down payment depends on the purchase price and financing structure, but it is typically much larger than the deposit paid earlier in the process.

Deposit vs Down Payment: Key Differences Explained

The simplest way to understand the difference between a deposit vs down payment is to compare how each functions during a home purchase.

Deposit: Money paid shortly after your offer is accepted. A deposit shows good faith and is typically held in trust until closing.
Down payment: The total amount of cash you contribute toward the purchase price at closing, excluding any mortgage financing. This amount is due at closing.

While a down payment and a deposit are not the same thing, the deposit usually becomes part of the down payment at closing. Because a deposit is due quickly, buyers should make sure they have accessible funds available, not money tied up in long-term investments or accounts that take time to access.

So Do You Need Both a Deposit and a Down Payment?

Yes, you do. 

Think of the deposit as the first step : it secures the contract shortly after acceptance. The down payment comes later, as part of your final financing when the transaction closes.
While your deposit counts toward the purchase price, you’ll still need to provide the remainder of the down payment along with your mortgage funds at closing.

Common Deposit and Down Payment Mistakes Buyers Make

As a Calgary REALTOR®, I’ve seen buyers encounter a few common issues:

• Assuming the deposit replaces the down payment

• Not having deposit funds readily available

• Underestimating how quickly a deposit is due

• Confusing refundable vs non-refundable deposits

These situations are entirely avoidable when buyers review the contract carefully and ask questions early, especially around when a deposit becomes non-refundable.

Frequently Asked Questions: Deposit vs Down Payment

Is a deposit required when buying a home in Calgary?

Yes. In most Calgary real estate transactions, a deposit is required after offer acceptance. The amount and timing are outlined in the purchase contract and vary depending on the terms of the offer.

Can a deposit be refunded?

A deposit is often refundable during the conditional period. Once conditions are removed and the deal becomes firm, the deposit is generally non-refundable.

Is a deposit paid directly to the seller?

No. Deposits are typically held in trust by the listing brokerage or the lawyers until closing.

Does a larger deposit make an offer stronger?

In some cases, yes. A larger deposit can signal commitment and financial strength; however, price, conditions, and possession dates are also important factors.

What happens to the deposit if the deal doesn’t close?

If a deal fails due to unmet conditions and is properly terminated, the deposit is usually returned. If a buyer fails to complete a firm contract without legal justification, the deposit may be forfeited.

Final Thoughts for Calgary Home Buyers

For Calgary home buyers, understanding the difference between a deposit vs down payment can make the buying process far less stressful and far more manageable.

Knowing what’s due, when it’s due, and how each payment fits into the overall transaction allows you to focus on the bigger picture: choosing the right home and moving forward with confidence. If you are wondering if 2026 is a good time to buy or sell your home, do not hesitate to contact me. 

About the Author

Sabrina Stevenson is a licensed, full-time Calgary REALTOR® with over 18 years of real estate experience. She specializes in Calgary communities and provides practical, data-driven guidance to help buyers and sellers make informed real estate decisions.