When it comes to buying or selling property, the process can feel overwhelming. Whether you're a first-time seller, a seasoned investor, or just looking to relocate, having a dedicated real estate team to guide you through every step is crucial. At Property Plus Realty, we pride ourselves on offering a full range of services designed to make your real estate experience as seamless and stress-free as possible. Here's why listing your property with us is a decision you won’t regret:

1. Full-Service Brokerage

At Property Plus Realty, we are more than just a real estate agency, we are a full-service brokerage. Our dedicated team of real estate professionals works tirelessly to help both buyers and sellers achieve their goals. With expertise in residential, rural, commercial, property management, and recreational properties, our REALTORS® provide unparalleled attention to detail and keep you updated regularly, ensuring your listings receive maximum exposure and a smooth transaction process.

2. Competitive Rates

We understand the importance of getting the best value when selling your property. That’s why we offer competitive commission rates while working hard to ensure that we negotiate the best deal for you. Our goal is to provide you with the smoothest possible transaction at an affordable cost.

3. Strategic Locations

Property Plus Realty is conveniently located in Elk Point, the heart of the Lakeland area. We proudly serve the surrounding communities of St. Paul, Bonnyville, Cold Lake, Two Hills, and all areas in between. While we have a strong local presence, our services extend throughout the entire Province of Alberta.

4. Multiple Listing Service®

Trademark owned by The Canadian Real Estate Association (CREA)

When you list your property with us, it will be featured on www.realtor.ca—Canada’s most comprehensive list of residential and commercial properties. This platform connects sellers with over 160,000 brokers, agents, and salespeople working through 65 real estate boards and associations across Canada.  The MLS® system is among the most effective tools to find potential buyers, increasing your property’s exposure and boosting the likelihood of a timely sale.

5. Additional Online Exposure

In addition to the MLS® system, we enhance your property’s visibility through a range of other platforms. Property Plus Realty showcases all listings on www.propertyplusrealty.ca, where you can find office and personal listings, as well as surrounding properties. We also leverage social media channels like Facebook, Instagram, and Kijiji, ensuring that your property reaches as many potential buyers as possible.

6. Extensive Referral Network

Our extensive network of experienced REALTORS® spans across Alberta, enabling us to connect you with the right professional to meet your needs. At Property Plus Realty, we collaborate with other REALTORS® to ensure that you receive exceptional service and complete customer satisfaction.

7. Up-to-Date Real Estate Forms

We use the most current forms available through the Canadian Real Estate Association (CREA). These forms are created by a team of real estate lawyers, ensuring your interests are protected and that the transaction process is efficient and up to date with legal standards.

8. Your Security Comes First

At Property Plus Realty, we take your security seriously. When your property is listed with us, we ensure that your personal information and personal property are always protected.

9. Free, No-Obligation Evaluations

One of the first steps in selling your property is understanding its value. We offer a free, no-obligation property evaluation. Our experts will use a comparative market analysis to provide you with an honest, accurate price that helps maximize your return.

10. Our Team: Your Team

Property Plus Realty is a 100% Canadian owned & operated family of professionals who are devoted to our customers and our community. Our team consists of Desiree Maas (REALTOR® & Broker), Justin Anderson (REALTOR® & Property Manager), Richard Thir (REALTOR®), Evan Reynar (REALTOR®), and our dedicated support staff. We also work closely with professional mortgagors, lenders, inspectors, appraisers, and lawyers—all working toward one goal: to get the deal done effectively and efficiently for you.

When undertaking construction projects in Alberta, it is essential to understand the permitting process required to ensure projects are safe, legal, and compliant with local regulations.

Development Permits vs. Building Permits

In Alberta, two primary permits govern construction projects: development permits and building permits. Though they are often spoken of interchangeably, they serve different purposes and must be obtained at different stages of the construction process.

A development permit is required for any change in land use or a development that could impact the community, the environment, or surrounding properties. Essentially, it’s the approval to proceed with a project on a specific piece of land, confirming that the proposed development aligns with municipal zoning bylaws, land use regulations, and planning policies.

Development permits are often required for projects such as:

• New buildings or structures

• Changes in land use (e.g., converting a residential property to commercial use)

• Significant renovations or additions

• Demolitions or removals of structures

• Any development affecting natural resources (e.g., wetlands or wildlife habitat)

Once approved, the development permit ensures that the project complies with city or regional planning objectives and minimizes negative impacts on the community.

A building permit, on the other hand, focuses on the technical aspects of construction. It ensures that the design and construction of the building comply with Alberta’s Building Code and other safety standards. While a development permit addresses whether a development can take place, a building permit ensures that the structure is safe, durable, and suitable for occupancy.

Building permits are typically required for:

• New construction (homes, commercial buildings, etc.)

• Major renovations, additions, or structural modifications

• Electrical, plumbing, or mechanical installations

• Any project that alters or adds to a building’s load-bearing elements

The Permitting Process

1. Pre-Application Consultation: Before applying, consult your local municipality to understand zoning requirements and community plans.

2. Development Permit Application: Submit detailed project plans, including site layouts and elevations, to the local authority. Approval can take weeks to months.

3. Building Permit Application: After receiving the development permit, submit detailed architectural and engineering plans for review. Inspections may be required during construction to ensure compliance.

4. Final Inspection and Occupancy: Once construction is complete, a final inspection will confirm everything meets building codes. A Certificate of Occupancy will be issued if all requirements are met.

Why Permits Matter

Permits ensure safety, compliance, and environmental protection, helping avoid legal and financial issues down the road. Building without permits can result in fines, forced demolition, or trouble when selling the property. In most cases, a lack of proper permitting would be considered a material latent defect and must be disclosed when selling a property.

Common Mistakes to Avoid

• Not Getting Both Permits: A development permit does not replace the need for a building permit.

• Skipping Consultation: Avoid unnecessary delays by understanding zoning and regulatory requirements early.

• Neglecting Inspections: Inspections are crucial for compliance and final approval.

A Note on Secondary Suites

As secondary suites become more popular as a source of generating income for Alberta homeowners, it is important to be aware that they require a building permit for construction. When buying or selling a property that includes a secondary suite it is in the best interest of all parties to be aware of the applicable permitting and municipal zoning bylaws. Existing suites are categorized as:

• Legal: proper compliance with zoning and building codes.

• Illegal: without permits and/or in non-permitted zoning.

• Non-Conforming: was legal at time of construction but does not meet current regulations.

Conclusion

Navigating Alberta’s development and building permit process ensures your project is safe, legal, and up to code. While it may seem complex, obtaining the right permits is crucial to the success of your construction project. Always consult with your local municipality early and follow the process to avoid costly mistakes.