Sell
Sell your building to the right buyer.
We work with investors every week who are looking for rental buildings in Alberta. We'll tell you what yours is worth to them and how to get the best price.
Get a free valuationIs this for you?
This is for you if…
You own a rental building in Alberta and want to know what it's worth.
You want to test the market quietly before deciding to sell.
You've had a listing sit, and want to know why buyers didn't bite.
How it works
The steps, in order.
- 01Free valuationWe price your building the way buyers and lenders actually underwrite it, not the way a listing site estimates it.1 week
- 02Clean up the numbersRent roll, expenses and taxes organized so buyers and lenders don't find surprises late.1–2 weeks
- 03Market to investors firstWe show it privately to the investors we work with every week, then go public if needed.2–4 weeks
- 04Offers and negotiationWe negotiate price, conditions and closing dates on your behalf.1–3 weeks
- 05CloseConditions, paperwork and hand-off handled with you.30–60 days
Getting a building ready to sell
How we prepare your building
A clean file gets the best price.
Most buildings that sit on the market do so because buyers find something in the numbers they didn't expect. Before we take your building to market, we put together the file buyers and lenders want to see.
- Rent roll
- Verified
- Expenses
- Normalized
- Price vs. comps
- Justified
- MLI Select check
- Done
A building that qualifies for MLI Select buyers' financing can sell for more — 5% down buyers can pay more than 20% down buyers.
The buyer's eye
What buyers check before they make an offer.
We buy and underwrite buildings every week. This is the list we apply to yours before we take it to market — so a buyer's inspection is confirmation, not surprise.
- 01
The rent roll
Verified, current, and matching the leases. This is the first document every serious buyer asks for.
- 02
Expense ratio against benchmark
A long-tenured owner who does their own maintenance looks cheaper than a professional manager — buyers rebuild expenses up, and your price follows.
- 03
Rent gap against comparables
Three comparable buildings in the same town, adjusted for incentives. A gap under 10% won't cover the work, and buyers know it.
- 04
Occupancy
90%+ occupied is a building. A vacant building is a lease-up, and it prices completely differently.
- 05
Twelve months of real statements
Actual operating statements and a certified rent roll. No statements, no serious offer.
| Rent | Figure |
|---|---|
| In-place average | $1,163 |
| Comparable set average | $1,330 |
| Rent gap per suite | $167 / 14% |
| Value of that gap, 30 suites | ~$564,800 |
Value created at a 7.15% cap rate. Illustrative, from a building we underwrote.
The buyer's eye
What makes us walk away.
The findings that end a sale — we look for them before a buyer does.
- 01
Deferred capital that adds no rent
A roof or boiler at end of life comes straight off the price. Price the mechanical before the cosmetic.
- 02
A rent gap that's actually a quality gap
If your suites are 14% worse than the comparables, there's no gap to sell — there's a renovation budget the buyer will discount for.
- 03
Tenancies you can't move
Long-term tenants well below market cap what a buyer can do next. We'll show you the honest turnover math.
- 04
Numbers that don't survive scrutiny
Every rent and expense a buyer asks about gets rebuilt. Surprises found late cost more than surprises fixed early.
What it costs
Typical costs.
Selling a building is simpler than most sellers expect. Here's where the money goes.
| Item | Typical cost | Notes |
|---|---|---|
| Valuation | Free | No obligation, and yours to keep even if you don't sell. |
| Commission | 2–4% of sale price | Split with the buyer's side when there is one. |
| Legal fees | $2K–$6K | Conveyancing and closing documents. |
| Pre-sale preparation | $0–$10K | Only if reports or clean-up would clearly pay for themselves. |
- You keep the valuation even if you decide not to sell — many clients test the market a year or two before they list.
- We'll tell you if waiting would likely get you more, even when that means not selling now.
Questions
Straight answers.
What's my building worth?
It depends on its income, its condition, and what similar buildings have actually sold for — not what nearby houses list for. Our valuation is free and takes about a week.
Do I have to list publicly?
No. We show buildings to our investor list privately first. Many sales happen that way — quietly, without a sign on the door or tenants getting nervous.
How long does it take to sell?
If it's priced correctly, 60–90 days from valuation to close is typical. Buildings that sit usually have a numbers problem, and we find it in step two.
What do buyers look at first?
The rent roll and expenses. If those don't add up cleanly, buyers discount hard. That's why we clean up the file before we market.
Should I fix up the building before selling?
Usually not much — buyers underwrite income, not paint. If a repair would clearly add more than it costs, we'll tell you; otherwise we'd rather you keep the money.
Next step
Get a free valuation.
Tell us about your building and we'll tell you what it's worth to the investors we work with — no obligation, and yours to keep.
Prefer to talk? Call Joshua at 403-305-9167