CALGARY MARKET-TIMING ACT WAIT PREPARE OR REASSESS EVIDENCE BOARD CalgaryRealEstateTips.ca working worksheet Last reviewed: July 19, 2026 PURPOSE Buyer seller investor or homeowner role, exact purchase sale investment listing adjustment renovation refinance rental or wait decision, decision authority, household objective and hold period, current housing or ownership alternative, fixed deadline and consequence, property type and ownership lane, CREB district community substitute geography and price payment or net band, current source period publication date URLs methodology and sample limits, sales new listings inventory months supply days price and listing-behaviour signals, each credible active substitute with fit price days changes condition documents financing insurance use and resale status, acceptable-option frequency disappearance and failure reasons, borrower approval stress test down payment rate hold quote payment property approval appraisal insurance cash to close and reserve, current-home value payout probable net preparation saleability access next-home and carrying cost, investment rent leases financing legal use tenancy inspection capital insurance expenses vacancy management reserve cash flow and exit, homeowner sell renovate refinance rent and wait cases, act-now low base and high transaction property overlap repair moving vacancy preparation reserve and reversal costs, expected wait benefit amount event source date probability and failure case, wait rent carrying maintenance another-move storage rate-hold inventory opportunity future-work life-disruption and forced-action costs, role-specific readiness gates and owners, maximum payment minimum net return or cash flow reserve floor document property and no-go thresholds, preferred act-now prepare-then-act wait-for-evidence or reassess output and rejected paths, weekly active-substitute or listing-response checks, monthly market update, lender rate-hold and approval refresh, quarterly review, lease school renewal work health tax condo construction offer damage tenant next-home and other event triggers, trigger source owner threshold action and expiry, funded alternative property housing timing sale rental or ownership fallback, main uncertainty and exact evidence that changes the decision. Use this worksheet to collect property-specific evidence and make the next decision visible. It is an educational planning aid, not legal, tax, lending, appraisal, engineering, inspection, insurance, condo-document, or other professional advice. DECISION CONTEXT Name(s): ________________________________________________ Property / community / search area: _______________________ Property type: ___________________________________________ Budget, price, or value range: _____________________________ Decision to make: _________________________________________ Deadline and reason: ______________________________________ Primary goal: _____________________________________________ What would make me pause or walk away? ____________________ TOPIC EVIDENCE [ ] Buyer seller investor or homeowner role: ________________________________________________ [ ] Exact purchase sale investment listing adjustment renovation refinance rental or wait decision: ________________________________________________ [ ] Decision authority: ________________________________________________ [ ] Household objective and hold period: ________________________________________________ [ ] Current housing or ownership alternative: ________________________________________________ [ ] Fixed deadline and consequence: ________________________________________________ [ ] Property type and ownership lane: ________________________________________________ [ ] CREB district community substitute geography and price payment or net band: ________________________________________________ [ ] Current source period publication date URLs methodology and sample limits: ________________________________________________ [ ] Sales new listings inventory months supply days price and listing-behaviour signals: ________________________________________________ [ ] Each credible active substitute with fit price days changes condition documents financing insurance use and resale status: ________________________________________________ [ ] Acceptable-option frequency disappearance and failure reasons: ________________________________________________ [ ] Borrower approval stress test down payment rate hold quote payment property approval appraisal insurance cash to close and reserve: ________________________________________________ [ ] Current-home value payout probable net preparation saleability access next-home and carrying cost: ________________________________________________ [ ] Investment rent leases financing legal use tenancy inspection capital insurance expenses vacancy management reserve cash flow and exit: ________________________________________________ [ ] Homeowner sell renovate refinance rent and wait cases: ________________________________________________ [ ] Act-now low base and high transaction property overlap repair moving vacancy preparation reserve and reversal costs: ________________________________________________ [ ] Expected wait benefit amount event source date probability and failure case: ________________________________________________ [ ] Wait rent carrying maintenance another-move storage rate-hold inventory opportunity future-work life-disruption and forced-action costs: ________________________________________________ [ ] Role-specific readiness gates and owners: ________________________________________________ [ ] Maximum payment minimum net return or cash flow reserve floor document property and no-go thresholds: ________________________________________________ [ ] Preferred act-now prepare-then-act wait-for-evidence or reassess output and rejected paths: ________________________________________________ [ ] Weekly active-substitute or listing-response checks: ________________________________________________ [ ] Monthly market update: ________________________________________________ [ ] Lender rate-hold and approval refresh: ________________________________________________ [ ] Quarterly review: ________________________________________________ [ ] Lease school renewal work health tax condo construction offer damage tenant next-home and other event triggers: ________________________________________________ [ ] Trigger source owner threshold action and expiry: ________________________________________________ [ ] Funded alternative property housing timing sale rental or ownership fallback: ________________________________________________ [ ] Main uncertainty and exact evidence that changes the decision: ________________________________________________ CALGARY VERIFICATION CONTROL [ ] Property address, community, property type, and decision deadline are recorded. [ ] Budget, price or value range, monthly comfort, and cash reserve are separated. [ ] Current source dates and geography are written beside every market or rule-based claim. [ ] Relevant active alternatives and recent comparable transactions are identified. [ ] Financing, appraisal, insurance, legal, tax, inspection, condo, permit, or specialist questions have an assigned owner. [ ] Documents are saved in one folder with missing items and follow-up dates visible. [ ] The most expensive plausible downside has a cost range and funding plan. [ ] A credible backup property, community, timing, or transaction path is named. [ ] The walk-away or pause rule is written before urgency increases. [ ] The next review date and the evidence that would change the decision are recorded. EVIDENCE LOG Use one row per important fact. Record the source itself, not only who mentioned it. 1. Fact / assumption: ______________________________________ Source / document / professional: ________________________ Date and geography: ______________________________________ Status (known / assumed / missing): _______________________ Owner and follow-up date: _________________________________ 2. Fact / assumption: ______________________________________ Source / document / professional: ________________________ Date and geography: ______________________________________ Status (known / assumed / missing): _______________________ Owner and follow-up date: _________________________________ 3. Fact / assumption: ______________________________________ Source / document / professional: ________________________ Date and geography: ______________________________________ Status (known / assumed / missing): _______________________ Owner and follow-up date: _________________________________ RED / AMBER / GREEN DECISION BOARD GREEN - current, property-specific, understood evidence: ____________________________________________________________ AMBER - plausible but waiting on evidence or professional review: ____________________________________________________________ RED - material downside with no acceptable control or fallback: ____________________________________________________________ OPTIONS AND TRADEOFFS Preferred path: ____________________________________________ Best credible alternative: _________________________________ What the preferred path improves: __________________________ What it costs or makes harder: ______________________________ Worst plausible outcome and estimated cost: ________________ How that downside would be reduced or funded: ______________ NEXT-STEP BRIEF Current best decision: _____________________________________ Why the evidence supports it: _______________________________ Three unresolved questions: 1. _________________________________________________________ 2. _________________________________________________________ 3. _________________________________________________________ Next action: _______________________________________________ Owner: __________________________ Due: _____________________ Review trigger: ____________________________________________ Next review date: __________________________________________ PROPERTY-SPECIFIC HELP When requesting help, include the property or community, property type, budget or value range, timeline, documents available, condition deadline, and the exact decision. A useful response should produce a shortlist, risk list, valuation path, document-review path, or assigned next-step plan rather than a generic sales reply.