Due diligence checklist
Calgary luxury property due-diligence checklist
A printable working checklist for a Calgary luxury purchase. Not legal or engineering advice — a way to make sure important items are considered in sequence.
Title and legal
- Current title search, including easements and encumbrances
- Registered restrictive covenants and any homeowners' association bylaws
- Real Property Report (RPR) and municipal compliance stamp
- Recent municipal tax assessment and any local improvement charges
Permits and construction
- Original building permit and occupancy documentation, if available
- Permits for additions, structural alterations and major renovations
- Basement development, secondary suites and mechanical upgrades
- Any outstanding orders, deficiencies or open permits
Envelope and structure
- Roof age, materials and warranty
- Window and door age, specification and any warranty
- Cladding condition, flashing and detailing
- Foundation, structural cracks and drainage
- Grading, weeping tile, sump pump and window wells
Mechanical and electrical
- Heating (forced-air, hydronic), age and service history
- Air conditioning, humidification and heat recovery ventilator
- Plumbing supply and drain materials, hot water systems
- Electrical service capacity, panels and any aluminium wiring
- Home automation, lighting control, security and any warranties
Environmental and hazards
- Radon test where indicated
- Asbestos, lead paint or vermiculite in older homes
- Prior water intrusion, mould or dampness
- Slope, floodplain and drainage patterns
Acreage-specific items
- Well: depth, flow rate, water quality (potability + minerals)
- Septic: system type, size, age, service records
- Outbuildings: permits, insurability, condition
- Access roads, easements and shared infrastructure
- Fencing, cross-fencing and any leased land
Condominium-specific items
- Two years of board meeting minutes
- Reserve fund study and financial statements
- Bylaws, rules, pet and rental restrictions
- Estoppel / information certificate
- Insurance certificate and deductible schedule
- Current or pending special assessments
Insurance and financing
- Insurability review (rebuild cost, wildfire zone, water/sewer backup)
- Financing pre-approval and any appraisal considerations
- Property tax and utility budget planning
Closing coordination
- Legal review of purchase contract and any assignment of warranties
- Insurance binding effective possession date
- Utility, alarm and property-management transfers
- Final walk-through prior to closing