Buying your first home is an exciting milestone—but let’s be honest, it can also feel a bit overwhelming. From navigating mortgage options to picking the right neighbourhood, there’s a lot to consider. The good news? Knowing what to expect will help you feel more confident and avoid common (and costly) mistakes.

Whether you're looking for an affordable starter home or exploring first-time buyer incentives, here are five key things to know before buying your first home in Calgary:

1. Get Pre-Approved for a Mortgage Before You Start Looking:

One of the most common mistakes first-time buyers make is falling in love with a home before understanding what they can realistically afford. Getting pre-approved for a mortgage gives you:

• A clear idea of your price range based on income, debts, and credit score

• More credibility with sellers (especially in a competitive market)

• The ability to lock in a mortgage rate and protect yourself from future increases

How to Get Pre-Approved:

• Meet with a mortgage specialist or broker to review your finances

• Provide income verification, debt history, and credit score details

• Compare different mortgage products to find the best fit for your needs

This step saves time and sets a solid foundation for your home search.

2. Budget for More Than Just Your Down Payment:

While saving for a down payment is important, it’s only part of the financial puzzle. There are several additional costs to factor in:

Other Expenses to Expect:

• Closing Costs: Legal fees, title insurance, land transfer taxes, and inspections

• Property Taxes & Home Insurance

• Utilities & Moving Costs

• Condo Fees (if applicable)

• Maintenance & Repairs

A good rule of thumb is to set aside an extra 1–3% of the home’s purchase price for unexpected costs. Being financially prepared makes homeownership much more manageable.

3. Look Into First-Time Homebuyer Incentives:

There are several programs designed to make buying your first home a little easier:

• First-Time Home Buyer Incentive: A federal program that offers a shared-equity loan to help lower monthly payments

• Home Buyers’ Plan (HBP): Withdraw up to $35,000 from your RRSP to use toward your down payment

• First-Time Home Buyers’ Tax Credit (HBTC): A non-refundable tax credit to help with closing costs

Taking advantage of these incentives can reduce your upfront costs and make your first home more affordable.

4. Choose the Right Neighbourhood:

The home matters—but so does the community around it. Think about your lifestyle and what kind of neighbourhood will support it.

Factors to Consider:

• Affordability: Are prices in the area within your range?

• Commute: Is it close to work, public transit, or major roads?

• Amenities: Are there parks, schools, shops, or restaurants nearby?

• Future Growth: Is the area developing? Will your investment grow in value?

• Popular Calgary Neighbourhoods for First-Time Buyers:

Exploring neighbourhoods that match your goals will help you find a home you’ll love long-term.

5. Work With a Realtor Who Knows the Calgary Market:

Buying your first home comes with a learning curve, and working with a knowledgeable realtor can make the process much smoother.

What a Realtor Brings to the Table:

• Market Insights: Understand current trends and property values in Calgary

• Negotiation Skills: Get the best possible deal and terms on your purchase

• Early Access: Find out about listings before they hit the public market

• Support Through the Process: From paperwork to possession day, you’ll have someone in your corner

An experienced real estate professional helps take the stress out of buying and ensures you make informed decisions at every step.

Conclusion:

Buying your first home in Calgary is a major milestone, and being prepared can make the process much smoother. Start by getting pre-approved for a mortgage to understand your budget and strengthen your offers. Don’t forget to budget beyond the down payment—closing costs, taxes, insurance, and maintenance can add up quickly. Take advantage of first-time buyer incentives like the First-Time Home Buyer Incentive, RRSP Home Buyers’ Plan, and tax credits to reduce upfront costs. When choosing a home, consider the neighbourhood—look at affordability, commute, amenities, and long-term value.

Finally, work with an experienced realtor who can guide you through the process, help you find the right fit, and negotiate the best deal.

When you’re shopping around for a home or apartment—especially in areas with a lot of older housing stock—properties built in the 1990s often strike a balance between “not too old” and “not quite modern.” But like anything with a few decades behind it, there are things you’ll want to look out for. The 90s had their fair share of design trends, materials, and construction methods—some that aged well, and others… not so much.

Here’s a quick rundown of what to know when considering a 90s-built home or apartment.

1. Poly-B Plumbing (Polybutylene)

Ah yes, Poly-B—the infamous grey pipes hiding behind many 90s walls.

What is it?
Poly-B (short for polybutylene) was a popular plumbing material used from the late 70s through the mid-90s. It was affordable and easy to install—but not very durable long-term.

Why it matters:
Over time, Poly-B becomes brittle and prone to cracking or leaking, especially when exposed to chlorine in municipal water. While it might still be functioning in some homes, insurance companies are increasingly wary of it—some won’t insure homes with active Poly-B piping without replacement.

What to look for:
Check under sinks or around the water heater for gray plastic piping. If you’re not sure, get a licensed plumber or home inspector to confirm.

Pro tip:
Replacing Poly-B with PEX or copper can cost a few thousand dollars but adds serious value (and peace of mind).

2. Post-Tension Cables

Most common in apartment buildings and some townhomes/condos with concrete slabs.

What is it?
Post-tension cables are steel cables inside concrete slabs that are tightened after the concrete is poured. They add strength to thinner slabs and are a key part of the structure in many 90s buildings.

Why it matters:
Drilling or cutting into a post-tension slab without the right equipment or permits is a major no-no—it can be dangerous and extremely expensive to fix if something goes wrong.

What to look for:
Most condos or apartments with post-tension will have a warning stamped on the electrical panel or inside a utility room. The MLS and condo documents will state if the building has post-tension.

Pro tip:
If you plan any renos that involve the floors (like adding plumbing, drilling into concrete, etc.), make sure you get the green light from an engineer or building authority.

3. Copper Piping

Now for something a bit more reassuring.

What is it?
Copper piping has been a gold standard in plumbing for decades. Many 90s homes feature copper, especially toward the later part of the decade as Poly-B fell out of favor.

Why it matters:
Copper is durable, long-lasting, and usually well-regarded by home inspectors. It’s also more resistant to bacteria compared to plastic piping.

What to look for:
Shiny (or sometimes greenish) metal pipes under sinks or around water tanks are a good sign you’ve got copper. It’s especially common in higher-end 90s builds.

Pro tip:
Still, check for corrosion or signs of pinhole leaks—especially if the water has a high mineral content. Water softeners can help extend the life of copper pipes.

4. Aluminum Wiring

This one’s a bit trickier, though less common in 90s homes. Aluminum wiring peaked in the 60s and 70s, but in rare cases, leftover supplies were used into the early 80s or even trickled into some early 90s builds in certain regions.

What is it?
Aluminum wiring was used as a cheaper alternative to copper for a while. The issue is, it expands and contracts more than copper, which can lead to loose connections, overheating, or even fire hazards.

Why it matters:
Insurance companies often flag aluminum wiring. If it hasn’t been updated or maintained properly (through a method called "pigtailing" with copper at outlets), it can be a costly and safety-sensitive fix.

What to look for:
Have an electrician check if you're unsure—it’s not always visible without removing outlet covers. A home inspection report should catch it, too.

Pro tip:
If aluminum is confirmed, ask about mitigation work (like pigtailing or full rewiring) and factor that into your budget.

5. Preserved Wood Foundations (PWF)

This one throws a lot of people off—yes, some homes are built on wooden foundations!

What is it?
A Preserved Wood Foundation (PWF) is a type of foundation system made from pressure-treated lumber, designed to resist moisture and rot. It’s been around since the 60s but became more common in prairie provinces during the 80s and 90s as a cost-effective alternative to concrete.

Why it matters:
PWFs can perform well when installed properly—but they require flawless drainage and waterproofing. If moisture builds up or grading isn’t right, the foundation can start to rot, shift, or cause major structural issues. Some buyers (and even some lenders) can be hesitant about PWFs due to longevity concerns.

What to look for:
Check the listing or ask your home inspector if the foundation is wood or concrete. If it’s a PWF, make sure there’s documentation showing it was engineered and properly permitted at the time of build.

Pro tip:
Homes with wood foundations can still be great, but make sure to get a thorough inspection and look at drainage around the home. Also, talk to your mortgage broker ahead of time—some lenders want extra due diligence before approving financing on PWF properties.

Conclusion:

Homes and apartments from the 90s can offer great layouts, mature neighborhoods, and solid construction—but they do come with quirks. A thorough home inspection (and sometimes a plumbing, electrical, or structural specialist) can save you from unexpected costs or safety issues down the road.

That said—none of this is meant to scare you away from homeownership. It’s just about being informed. The more you know going in, the better decisions you can make.

It’s also worth remembering that at one point or another, everything listed above was considered “up to code.” Like most things in life, building practices and safety standards evolve. What was standard in the 90s may not meet today’s expectations—but that doesn’t mean the home isn’t livable or worth buying. It just means you may need to budget for updates or keep an eye on specific systems.

One thing that is crucial? Getting the right home insurance. Many insurers will ask about things like Poly-B plumbing, aluminum wiring, or wood foundations—and in some cases, may charge more or even deny coverage without upgrades or mitigation in place. Knowing what’s in the walls (and under the floors) helps you avoid surprises after you move in.

Whether you’re buying to live in, rent out, or flip, understanding what’s behind the walls is just as important as what’s in the listing photos.

Want help navigating older homes in your area or have questions about what to look for? Feel free to reach out, I’m always happy to help break things down.

If you're a first-time home buyer in Canada, there's some exciting news you’ll want to hear, especially if you’ve been thinking about buying a brand-new home. As of May 27, 2025, the federal government has introduced a new GST rebate designed specifically for first-time buyers. The goal? To make it easier and significantly more affordable to enter the housing market.

So, what exactly does this mean for you?

In this blog, we’ll break down who’s eligible, what the limitations are, and why this rebate is a game-changer for anyone considering a new build as their first home.

So, What’s the Deal?

Under this new incentive, first-time home buyers can now get 100% of the GST back on new homes valued up to $1 million. That could mean savings of up to $50,000, a massive relief at a time when housing affordability is top of mind for many Canadians.

For homes priced between $1 million and $1.5 million, the rebate is gradually reduced. For example, if you buy a new home for $1.25 million, you’d still be eligible for a 50% GST rebate, a potential $25,000 in savings. Once the price hits $1.5 million or more, the rebate phases out entirely.

Who’s Eligible?

Simple. To qualify, you must:

• Be 18 or older

• Be a Canadian citizen or permanent resident

• Not have owned a home (or lived in one owned by your spouse or partner) in the current or past four calendar years

• The rebate applies to:

• New homes purchased from a builder

• Owner-built homes

• Shares in a co-operative housing corporation

There are a few time-sensitive details: The purchase agreement must be signed on or after May 27, 2025 and before 2031, and construction needs to be substantially complete by 2036.

Why This Is a Big Win for First-Time Buyers:

Let’s face it, coming up with a down payment, covering closing costs, and paying GST on top of everything else can be overwhelming. This rebate helps ease the financial pressure and puts more money back into your pocket right when you need it most.

But beyond the immediate savings, this program also makes new construction more appealing. Traditionally, new builds come with a higher price tag than resale homes, but they also offer better energy efficiency, fewer maintenance issues, and modern layouts. With this rebate, new homes become a much more viable option for first-time buyers.

Plus, it’s a long-term investment. Getting into a brand-new home not only gives you a fresh start, it also means fewer surprise repair costs down the road, a builder’s warranty, and the chance to build equity right away.

Conclusion:

This new GST rebate is a smart, well-timed incentive that lowers the barrier to homeownership and encourages more people to consider new builds, whether you're buying from a builder, building your own, or joining a co-op. If you're a first-time home buyer ready to take the leap, this could be your moment.

Want to know how much you could save? Let’s crunch the numbers together or talk through whether a new build is the right move for you. This opportunity could mean the difference between waiting and finally owning your first home.