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Why Update Your Property Title?

The property title details the most pertinent information about a home or commercial property. Therefore, when it is outdated or incorrect, it can present a huge problem should you need to transfer ownership, obtain financing or repossess a leased property. 

The title report often details the history of ownership, along with other information (such as):

  • The legal property description
  • Name of the property owner(s)
  • Amount paid for the property
  • Encroachments (eg. liens, easements and caveats)

 

Why You Might Need to Update Your Property Title
During the time in which you own a home or other property, you might have some changes in your life that require you to update your property title. This may include:

  • Change of name due to marriage or divorce
  • Adding an owner to the property (such as a new spouse)
  • Removing the name of an owner due to death or divorce
  • Adding a right of survivorship for a child or non-spousal co-owner

You’ll also want to update the property title when a lien or caveat is no longer valid. 

Landlords and the Property Title

When leasing or renting out a property, you may need to have to repossess it to enforce an eviction of the tenants due to nonpayment of violation of the lease.  If you have to evict a tenant and your legal name is incorrect or is not even on the title, you can face conflicts with obtaining a possession order. 

Joint Ownership and the Property Title

Do you own property with someone? Are you on the title? If you aren’t on the title and something happens to your partner, their family may have the right to claim ownership of the property. Consequently, it is of utmost importance that everyone who has a legal right to the property be named on the title. 

The Physical Address on Your Land Title

Any legal notice that is sent to you from the land title’s office will be sent to whichever address is registered with the Alberta land title that is assigned to your home. By registering an address with the land title’s office, you are claiming that you will be fully responsible for receiving any notices that are sent to you. This means that if you don’t end up receiving said notice for whichever reason, you can effectively lose your property rights. As such, changing your address on your legal title is crucial.

Selling the Property

When you sell your property, an outdated title can hinder or delay the transaction from processing. Real problems can occur when there is an owner not named on the title or an old lien or outdated easement still appears on the title work. 

The Process of Changing the Property Title

We are frequently asked how to add a name to a property title. To edit or update your property title, your first step will be to contact the Alberta Registries Spatial Information System. You should begin this process by ordering a current title to see what information needs to be changed. Next, you’ll need to decide which form(s) will be required.

There are different forms for varying situations. For example, if you need to remove a deceased person from the title, you’ll need to complete a Statutory Declaration/Proof of Death form. Land Title requires that you include an original death certificate or a document from the funeral home or cemetery with the form. Another type of form is the discharge paper, which removes a lien or caveat from the title. All applications for changes to the title must be signed before a notary or another authorized representative.

If there are multiple owners on the property, everyone must agree on the changes. This is also true if there is a mortgage on the property. You may have to gain the approval of the mortgagee to make updates to the title.

Condominium Corporations and the Property Title

If you live in a condominium, you could find yourself in a situation where a caveat or foreclosure action is commenced against you for non-payment of fees or condominium contributions.  If your legal name or address is incorrect, you may not receive the official notice of action and incur additional payments. When it comes to legal service, the condominium board or condominium management company has to rely on this information.  So to avoid being unaware in such situations, it is important to update your title with current information.

How Much Does it Cost to Transfer a Property Title or Add a Name?

Registration fees are $15 and may require supplemental documentation when you file. You can file these forms yourself or, alternatively, you can hire a real estate attorney to represent you. Although it may seem simple to do it yourself, you can end up with an invalid title if any mistakes are made. Additionally, fixing an error can be quite costly in the end as it may require you to hire an attorney to successfully fix it.

Where to Change Your Title in Alberta

Alberta residents can inquire about updating their property title at the following location:

Alberta Registries Spatial Information System

Physical Address: Mailing Address:

Service Alberta Building Box 7575

710 4 Avenue SW Calgary, AB T2P 2R4

Calgary, Alberta T2P 0K3

 

Contact Us

If you have any further questions about why you should update your property title, contact Emerald Management and Realty Ltd. today! Our team is always happy to help. 


New Condo Regulations on Hold

Let’s cut the red tape!

 

The new condominium regulations relating to governance matters were set to come into effect on July 1, 2019.   The current government has paused the regulations giving six months to address concerns not attended to by the previous cabinet.  The current government has committed to reviewing the amendments for relevancy, to cut unnecessary red tape and avoid the environmental burden of all the paper required. 

 

Per the Press Secretary for Service Alberta, it is important that “stakeholders are heard and Alberta taxpayers are protected”.

 

Condominium regulations paused for red tape review. You can view the Province’s announcement here.

 
Until January 1, 2020 the Government of Alberta will be speaking with stakeholders by way of a review process.  The purpose of this review is to determine if the Regulations and amendments to the Condominium Property Act are necessary or will create unnecessary administrative and environmental burden or challenge the volunteers that form condo boards responsible for their condominium corporations. 
 
Updates and new information to follow. To find out more about the services provided to Condominium Corporations in Calgary & area, visit our website.  Emerald Management & Realty Ltd. offers a wide range of services for condominium corporations and condominium boards.  Our benefit to condo boards derived from our experience with over 40 years providing property management services is provided through our experienced firm and team members. Our experts are dedicated to enhancing your community and management of real estate assets.

Rain Related Leaks

What can you do when the weatherman predicts significant amounts of rainfall and you are experiencing a leak or flooding?

 

Rainy days … … we can appreciate that you would rather be snuggling in with a good book or catching up on your latest Netflix craving, however, sometimes Mother Nature has other ideas.  If you experience a leak or flooding during a rainfall or stormy weather, there are some steps you can take to mitigate damage in your home. 

 

Step 1. 

Try and prevent as much damage as possible. As soon as you notice a a leak coming into your home, try to contain it. Place a bucket and/or a tarp under the leak to help minimize damage. 

TIP … If you notice water coming through a crack in the caulking in your home, around windows or doors, place a towel at the leak to catch the water.

Monitor the water leak and contact our team at Emerald Management & Realty Ltd. at 403-237-8600 to discuss next steps.  Sometimes, a roofer or maintenance person may not be able to assist until after the rain stops because of safety concerns.

If the leak is containable and not an emergency,  complete our on-line maintenance request form to let us know of the non-emergency maintenance issue. Continue to monitor the situation and if it gets worse, keep us informed so that your issue can be handled at the appropriate priority level.

Step 2.

Try to dry out the area as much as possible. Use old towels, mops or other tools you have at your disposal to safely remove the water.  Make sure to safeguard your personal items, electronics, etc., by moving them away from the water (finding another room or alternate location might be best as repairs could also be required and no point in moving them multiple times if you can avoid it).  Unplug electronics and appliances where necessary. 

TIP … Fans can be of great help! Not only do they circulate the air and dry out the area but can also help prevent mold from growing!

Again, if the leak is containable and not an emergency,  complete our on-line maintenance request form to let us know about the issue. Monitor the situation, and if it gets worse, keep us informed so that your issue can be handled at the appropriate priority level.

Step 3.

If the leak gets worse, call us right away at 403-237-8600.  Emerald Management & Realty Ltd. has a team on-call to address after hours emergencies. Let us know what is going on so that we can provide assistance and help trouble shoot the situation. We can experience high call volumes during periods of heavy rainfall; all calls will be handled in priority sequence.

TIP …  If you reside in a single family home, make sure your downspouts are directed away from your home. If you notice a leak in your basement during the rainfall, start by double-checking the positioning of your downspouts. If a downspout is causing water to run towards the home, change the direction away from the home and let your Property Manager know about the situation.

Depending on the size of the leak, you may need to call in extra support … especially when a bucket or tarp won’t contain the water.  If a bucket and tarp are not an option, we might need to pump out the water or use alternate measures to handle the water entering your home. 

Emerald Management & Realty Ltd.

As referenced above, sometimes problems that arise from a leaking roof can often only be temporarily repaired until the rain stops in part due to danger to workers and because the area of repair needs to dry out first.

Once these steps have been taken and any danger to yourself and you home has been avoided, as soon as the rain stops, more permanent repairs can be arranged. 

Many leak and flood related repairs can only be done when the rain has stopped and the area dried out.

Depending on the nature and extent of the damage, this may result in an insurance claim.  In these situations, the scheduling of repairs will involve the insurance company and timing of repairs impacted by their schedules. 

Emerald Management & Realty Ltd. has over 40 years of property management experience in Calgary, AB & area.  Locally owned and operated, our top choice team has the extensive knowledge and support systems in place to attend to your property management concerns with the goal of protecting your real estate asset and the residents who call the property “home”.

 


Protect your home from water damage

Damage resulting from water is a hot topic with owners and insurance companies. In response to conversations with insurance brokers, owners and tenants about water damage, we have created some property management tips to help you protect yourself and your property.

 

Using Emerald Management & Realty Ltd.’s experience dealing with a variety

Emerald Management & Realty Ltd.

of different issues, we are proud to share our experience. 

 

Summarized as 3 simple tips, find out what you can do to prevent a water leak and how to respond in the event you experience a water loss:

 

TIP #1: Before you move in:

Review the condominium bylaws and your mortgage to make sure you understand what you are required to insure. You can take the bylaws to your insurance broker who understands your account to discuss your insurance needs. The following are some questions to review with your broker:

  • What do I need coverage for?
  • What are my deductibles in the event I have a loss?
  • Could I be responsible for the Corporation’s deductible if the loss is my fault? If so, can I get a deductible rider for such situations?
  • If there is major damage to the property and I have to move-out, how are my living and mortgage expenses covered?
  • What are considered “improvements and betterments” and I am covered?
  • If I am away from my home do, I need someone to check on it? If so, how often?
  • Do I have enough coverage for improvements, contents (i.e. clothes, furniture, electronics, etc.,), special assessments, liabilities, etc.?
  • If I am renting out my home, do I need any different types of coverage (ie) coverage for lost income in the event of an insured loss? 

TIP #2: Now that you’re home, remember:

Keep your emergency contact information handy and know where the water shut off valves are.

In the event of a leak, know who to call and when. Emerald Management & Realty Ltd. can be reached at its 24-hour emergency line: 403-237-8600. For useful emergency contacts visit our recent blog: “What is an Emergency”

Typically, the water shut off valves for your home will be:

  • Apartment: Usually there will be a shut off valve in any room where water is used. Example: under the bathroom sink or next to the toilet tank. In the event you have in floor heating, there should be a few valves in a closet or the laundry room. You can use these valves to turn off the water for your unit.
  • Single family home or townhome: Usually there will be a shut off valve in any room where water is used. Example: under the bathroom sink, next to the toilet tank. The main shut off valve is typically found in the basement or ground floor where the pipes come into the house. Don’t forget to check the garage if it is attached to the house. If you have an internal water meter, the valve will be on the pipe going to the meter.

FYI – Shut off valves for washing machines and dishwashers are typically located behind the machine on the pipes. Carefully turn the tap clockwise to shut off the water supply. Do not force the valve because you don’t want to break it.

TIP #3: Prevent water damage

There are some simple things you can do to avoid unnecessary water leaks.

  • Contract a professional when completing plumbing repairs, replacements or upgrades
  • Never leave running water taps unattended.
  • Don’t leave washers or dishwashers running when you are not home or while you are sleeping
  • Only use a toilet for what it was intended for. To keep your toilet and pipes clog-free, avoid disposing:
    • Baby wipes
    • Paper towels & tissues
    • Personal products: Q-tips, cotton pads, sanitary items, condoms, dental floss
    • Diapers
    • Cigarette butts
    • Kitty litter
    • Hair
    • Gum
    • Cooking grease and food
    • Bleach
  • Test your toilet for leaks periodically throughout the year by dropping some food colouring into the toilet tank. If the colouring appears in the toilet bowl, you have a leak.
  • Never leave a toilet running. Be sure it has stopped filling prior to leaving your home. If the toilet takes a long time to fill, there may be a leak in the tank or the fill valve may be stuck open.
  • If you will be away for an extended period, have a trusted friend or neighbour check in on your home. Often, your insurance policy will have a requirement that you need to have your home inspected regularly when you are away.
  • During cold weather, make sure your heat is set at a minimum of 15 degrees Celsius. Typically, this is a good rule of thumb, but your home may be different. Temperatures should register at 15-21 in cold weather to avoid frozen pipes.
  • During cold weather, never leave a window open. Temperatures can fluctuate quickly and a pipe can freeze in minutes.
  • If you experience a water or power outage, make sure your taps are turned to the “off” position.

Even when all the precautions have been taken, a leak can happen. In the event of a leak, a quick response is essential. This is why it is so important to know where your water shut off valves are and who to contact, especially at 2 am!

Prevention is key but If you experience a leak, the following action can help minimize losses:

  1. Turn off the water
  2. Turn off all electrical appliances in the area
  3. Grab a bucket and place it under the leak to catch the water, if possible
  4. If you live in an apartment style building and experiencing an extensive leak, check with your neighbours to make sure they aren’t flooding.  Vis-versa, if you are experiencing flooding and don’t know where the water is coming from, check with your neighbours to see if they are the source.
  5. Call Emerald Management & Realty Ltd. at 403-237-8600 and report the leak

These maintenance tips are an important step towards mitigating the risk of water damage and keeping any damage that does occur to a minimum.  Dealing with any type of leak and potential insurance claims doesn’t have to be frustrating.  By implementing these types you are arming yourself with the knowledge of what you can do to prevent an emergency situation

With over 40 years of property management experience, Emerald Management & Realty Ltd. is trusted to respond with experience and responsive systems to assist property owners and condominium boards with these types of stressful situations.  We value the opportunity to provide condominium management in Calgary & Area and available to discuss our services.  Contact us to find out more! 


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