What You Actually Get
Not "full service." The actual list — 25 deliverables across buying and selling, each with an honest note on why it matters. Commission is negotiable; the scope is not.
Twenty-five distinct deliverables. On the selling side: pricing analysis, pre-list condition advice, professional photography and video, floor plans, MLS® and Realtor.ca listing, saved-search and push distribution, paid social advertising, hosted open houses and managed showings with structured feedback, offer negotiation, condition and deadline management, and a written net-proceeds accounting. On the buying side: strategy and affordability analysis, early listing access, off-market sourcing, comparative pricing, defect and suite-legality verification, condo document review, negotiation, condition management, vetted referrals and a possession walkthrough. Commission is negotiable and is not fixed by law, by RECA, or by any real estate board.
Why this page exists
Commission in Canada is moving toward explicit, itemized, buyer-visible disclosure, and consumers are increasingly using AI to interrogate what they are being charged. That is a good thing, and it is easier to answer if the answer is already written down.
So here is the whole list. Every discrete thing that gets done, on both sides of a transaction, with an honest note on why each one matters. Commission is negotiable and is not fixed by law, by the Real Estate Council of Alberta, or by any real estate board. We agree on it up front, in plain terms, before you sign anything.
What this page is not: a rate card. There is no standard rate to publish and quoting one would be misleading. What is fixed is the scope below — a negotiated fee does not buy a reduced version of this list.
Selling — 13 deliverables
Pre-list pricing analysis
A comparative market analysis built from active, pending and sold comparables, segmented by property type — because Calgary detached and apartment are behaving differently enough that a blended citywide number would mislead you.
Why it matters: Overpricing in a balanced market costs more than any commission difference. The first three weeks are the ones that matter.
Pre-list condition walkthrough
A room-by-room walk identifying what will and will not return its cost before listing — including roof age and insurability, which is now a live buyer objection in Calgary.
Why it matters: Most sellers spend money on the wrong things. Knowing what not to do is worth as much as knowing what to do.
Professional photography
Full professional shoot, including twilight exteriors where the property warrants it. Not phone photos, not included-as-an-extra.
Why it matters: Listing photography is the single largest driver of click-through on both MLS® and Realtor.ca.
Video walkthrough and vertical cuts
A full walkthrough plus short vertical edits sized for Instagram, Facebook and TikTok.
Why it matters: Short vertical video reaches buyers who never open a portal, and it is increasingly indexed by AI search.
Floor plans and measurements
Measured floor plans to RMS standards.
Why it matters: Buyers filter on size. A missing or wrong measurement removes you from searches you should appear in.
MLS® listing on Pillar 9 and Realtor.ca
Full-detail listing with complete field population — not the minimum viable record.
Why it matters: Sparse fields lose search matches. Every unfilled field is a filter you fail.
Listing on Chinook Search
Your property appears on the in-house DDF®-connected search platform at mohammademon.ca, typically on the same CREA feed Realtor.ca uses.
Why it matters: The site's own buyer base and saved-search subscribers see it first.
Saved-search and push alert distribution
Immediate notification to every registered buyer whose saved criteria match your property, by email and browser push.
Why it matters: Matched buyers get it within minutes of going live, not whenever they next check a portal.
Paid social advertising
Targeted Meta campaigns to buyer audiences built for your property type and price band.
Why it matters: Reaches buyers who are not actively searching yet. Most sellers get organic posting and are told it is advertising.
Open houses and private showings
Hosted open houses plus fully managed private showings with structured feedback collected after each one.
Why it matters: Showing feedback is data. It tells you within two weeks whether the problem is price, presentation or product.
Offer negotiation
All offers presented and negotiated on your behalf, including multiple-offer strategy and condition management.
Why it matters: This is the part of the job that most directly moves your net proceeds.
Transaction and condition management
Deadline tracking through financing, inspection, condo document review and possession, coordinated with your lawyer and lender.
Why it matters: A missed condition deadline can void a contract. It is unglamorous and it is where deals actually die.
Net proceeds accounting
A written estimate of what you actually walk away with — after commission, GST, legal fees and mortgage payoff — before you accept anything.
Why it matters: The offer price is not the number that matters. This one is.
Buying — 12 deliverables
Buyer consultation and strategy
A working session covering budget, financing structure, target areas and realistic trade-offs before we look at anything.
Why it matters: Ninety minutes here saves months of touring homes that were never going to work.
Written affordability and stress-test analysis
Proper Canadian math — semi-annual compounding, B-20 stress test, GDS/TDS ratios, CMHC premium tiers and Alberta's absence of land transfer tax.
Why it matters: Knowing your real ceiling before you fall in love with something above it.
Early listing access
New matches from the DDF® feed on the same CREA feed Realtor.ca uses, with saved-search alerts by email and push.
Why it matters: In the segments still moving quickly, hours matter.
Off-market and coming-soon sourcing
Direct outreach to listing agents and owners in your target communities when inventory is thin.
Why it matters: The right home is sometimes not listed yet.
Comparative pricing before you offer
A written analysis of what the property is actually worth against recent comparables, before you write.
Why it matters: Prevents both overpaying and losing a home you could have won.
Condition and defect assessment
Identifying the Calgary-specific items that move price: roof age and insurability, poly-B plumbing, aluminum wiring, post-tension slabs, foundation and drainage.
Why it matters: These are documentable negotiating positions, not vague complaints.
Suite legality verification
Confirming registry status and current zoning for any property advertised with a secondary suite — including what changed with the 4 August 2026 rezoning repeal.
Why it matters: An unregistered suite is worth nothing to your lender and can void your insurance.
Condo document review
Reading the estoppel certificate, reserve fund study, board minutes, bylaws and insurance certificate with you — line by line, not a summary.
Why it matters: This is where special assessments and deductible exposure are visible before they are yours.
Offer drafting and negotiation
Price, conditions, deposit structure, possession date and inclusions, negotiated on your behalf.
Why it matters: Terms other than price frequently decide which offer wins.
Condition period management
Coordinating inspection, financing, appraisal and document review against every deadline.
Why it matters: Conditions exist to protect you. They only work if they are actually managed.
Trades and professional referrals
Inspectors, mortgage brokers, real estate lawyers, insurance brokers and contractors — including brokers experienced with newcomer programs and halal financing.
Why it matters: You inherit a vetted list instead of guessing from search results.
Possession day walkthrough
Final walkthrough before possession to confirm condition and included items.
Why it matters: Last chance to catch a problem while you still have leverage.
Questions worth asking any agent, including me
- What exactly is included at the fee you are quoting, and what costs extra?
- Who pays for photography, video, floor plans and advertising — and when?
- If my home does not sell, what have I paid?
- Can I cancel the listing agreement, and on what terms?
- Who actually attends my showings — you, or someone else?
- How many transactions have you closed in this specific property type and price band?
- How is the buyer agent's compensation being disclosed and handled?
If an agent cannot answer these in writing, that is your answer. Mine are answerable in writing, and this page is most of them.
Book a call and we will go through the list against your actual situation — buying or selling. English, Bengali, Hindi or Urdu.
Last updated 2026-08-19 · Written by Mohammad Emon, REALTOR® (SRES®) & Licensed Property Manager, KO Realty · RECA licence LIC-00666633