Most Calgary sellers don’t realize one bad clause in a contract can cost them tens of thousands of dollars, weeks of frustration, and maybe even the entire transaction. It happens more often than you think.
This guide is for homeowners who are planning to sell or are already on the market. I will walk you through the most common seller mistakes in Calgary and why you should avoid them. You will learn how to keep control of your sale, protect your finances, and move forward with confidence.
If you prefer to watch instead of read, I also made a YouTube video on the biggest mistakes Calgary home sellers should never agree to — you can watch it here.
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The Biggest Mistakes Calgary Sellers Make
1. Agreeing to Dual Agency Without Understanding the Conflict
When the same agent represents both buyer and seller, you can lose full advocacy depending on how it gets handled. I once met a seller who accepted a lower price simply because their agent could not push for more without disadvantaging the buyer.
2. Accepting a Small Deposit
A small deposit means the buyer has nothing to lose if they walk away. In Calgary, typical deposits are around $10,000 with average priced homes. Anything significantly lower puts you at risk.
- Weak deposit means higher chance the buyer will walk away
- Strong deposit shows commitment and seriousness
3. Never Agree to Vague Repair Clauses
Buyers may push for wording like “all necessary repairs” or “any issues found,” which can be interpreted endlessly. Without specifics, you risk being tied to open-ended obligations.
4. Long or Unreasonable Condition Periods
Condition periods are common, but if a buyer ties your home up for abnormally long period of time, you risk wasting your time if they back out or missing stronger offers. In a changing market this can be costly.
5. Sale of Buyer’s Property Condition in a Hot Market
If the buyer still has to sell their own home, you are carrying the risk. Unless their property is already under contract, you are better off avoiding this clause when Calgary’s market is competitive unless the buyer is offering something well above market value.
6. Verbal Promises Not Written in the Contract
If it is not in writing, it does not exist. I once worked with a seller who promised the buyer’s family that the garage freezer would stay, but it was not included in the contract and they kept it. The buyer was furious.
7. Overlooking the Fine Print
Contracts often include penalty clauses, default terms, etc. Skipping the details can cost you thousands.
8. Long Possession Dates
Super long possession dates combined with small deposits put you in a weak position. If the buyer backs out, you have wasted months of time and money.
9. Early Possession Before Closing
Buyers sometimes ask to move in early. This seems harmless, but it is a major liability. If they damage the home or change their mind, you are left exposed.
10. Letting Buyers Assign Contracts Without Consent
If you agree to assignment rights, you lose control over who is actually buying your home. Always keep consent with the seller.
11. Permitting Buyers to Delay Closing Without Consequences
If buyers can delay without penalties, you could end up covering extra mortgage and utility costs with no recourse.
12. Agreeing to Repair Unknown Defects After Possession
Repairs after closing put the standard of quality in the buyer’s hands. It is better to settle all known issues before possession.
13. Non Standard Inclusions
Adding furniture, appliances, or cars into the deal may seem simple, but lenders do not like it. Some mortgage approvals can be denied if personal property is tied to the home sale.
14. Accepting Low Commission or Poorly Defined Commission Agreements
When commission is unclear or too low, agent motivation drops. Selling a home takes evenings, weekends, and consistent marketing. Ensure your agent is properly incentivised.
15. Long Listing Agreements Without a Cancellation Option
Do not lock yourself in with no escape. Three months is usually more than enough to see if an agent is performing.
16. Accepting an Offer Without Checking Market Trends and Comparables
Without reviewing comparables and Calgary market trends, you may be leaving money on the table.
17. Unreasonable Closing Timelines
Closings that are too short or too long can put you at risk. Too short leaves little time to prepare, too long gives buyers leverage to renegotiate.
18. Allowing Buyers to Renovate or Modify Before Closing
If buyers do any work before possession, you carry the liability. Wait until the deal is closed.
19. Letting Buyers Extend Deadlines Without Compensation
Every extension costs you time and creates uncertainty. Always tie extensions to penalties or compensation.
20. Seller Carry Back Financing Without Understanding Risks
Acting as a lender can be risky if the buyer defaults. Make sure you fully understand the risks before agreeing.
21. Price Adjustments or Credits After Inspection Without Limits
Some buyers request large credits without evidence. Always require inspection reports and limit credits to realistic amounts.
22. Agreeing to Buyer Design or Finish Requests
Customising finishes or renovations for the buyer is risky. It is costly, and if the deal falls through, you are left with unwanted changes.
23. Allowing Unvetted People to Request Showings by Knocking
Never let strangers into your home. Always require proper showing appointments for safety and security.
24. Permitting Vehicle, RV, or Boat Fit Tests
Letting buyers test a vehicle in your garage, underground parkade, or driveway is asking for damage. Use measurements instead.
25. Allowing Pets During Showings
Pets may seem harmless, but they can scratch floors, damage landscaping, or leave accidents in your home.
26. Buyer Construction or Modifications Before Closing
Allowing painting or repairs before possession risks damage and liability. Always decline.
27. Hiring an Inexperienced Friend or Relative as Your Realtor
It may feel good to help someone new, but inexperience can cost you thousands. Selling in Calgary requires market knowledge and strong negotiation skills.
28. Accepting Lowball Offers Without Proper Vetting
Some buyers submit offers far below market value with no contact information. These waste your time and energy.
29. Excessively Long Pending Periods
The longer the pending period, the more likely the deal falls apart. Stick to typical 7-10 day conditional sale periods in most cases.
30. Accepting Offers Without Proof of Funds or Pre Approval
In hot market, if buyers cannot show they are qualified, you risk tying your property up with someone who cannot close.
31. Allowing Unrealistic or Broad Contingencies
Overly broad contingencies give buyers easy outs. Keep them short and specific.
32. Inflated Holdback Amounts for Small Jobs
Holdbacks should match the actual cost of the job. Too high and you risk being on the hook for an excessive amount if you can’t complete the job.
FAQs About Selling in Calgary
What deposit amount is typical in Calgary?
Most deposits amounts are between $10,000 to $20,000 for most transactions in Calgary.
Should I accept a sale of buyer’s home condition?
Only if it clearly benefits you, such as when their home is already listed, conditionally sold, or priced well. It’s a good idea to have the 48 hours clause in the contract where you can accept a new offer and give the current buyer 48 hours to sell their home or the transaction is terminated.
How do I protect myself from post inspection repair requests?
Get your own pre listing inspection and limit repair clauses in the contract. Disclose any issues you know of in advance so they don’t come up again at a later date.
In Summary
Selling your home is one of the biggest financial decisions you will ever make. Protect yourself by knowing what to avoid in your contract.
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