▼

Banff Housing Corporation

Show All Answers

1. What is the Banff Housing Corporation (BHC)?

The Banff Housing Corporation (BHC) is an arm’s length, non-profit corporation owned solely by the town of Banff. The BHC’s mission is to contribute to a healthy and balanced community by providing a wide range of value priced housing, both for purchase and for rent, for residents of Banff. The Corporation was created in 1993.

2. Who oversees the BHC?

As the BHC’s sole shareholder is the Town of Banff, the sitting Council represents the shareholder. The shareholder appoints a Board of Directors that governs the administration of the BHC. The Board includes: one Councillors from the TOB; four public members; and one senior administrator from the TOB.

3. What is the BHC’s focus?

The BHC’s focus is to provide value-priced home opportunities for residents of Banff by developing lands within the Town of Banff boundary and offering them via sub-lease. Although, for simplicity, we refer to “homeowners” and “home ownership” throughout these FAQs, the proper legal terms would be “sub-lessees” and “sub-lease tenure.” BHC sub-lease

4. Does the BHC have rental units?

The Banff Housing Corporation has a total of 134 rental units, and is one of the Town of Banff’s largest affordable rental housing provider. Three units are located in the downtown core and the remaining 131 units are located at 547 Coyote Lane, known as Ti’nu apartments. These units are a mixture of studio, one bedroom, 2 bedroom and A Frame style apartments. Eligibility criteria and applications can be found at Banff.ca/housing. Banff.ca/housing

5. How the BHC ownership properties are kept “value-priced”?

The BHC has two different ownership models for maintaining value pricing through multiple owners – equity share and price restricted.

6. What is the equity share model?

The BHC owns a percentage of the home (anywhere from 13.2 % to 35.32%), and the homeowner pays for and owns the rest. When the home is sold, the BHC can choose to continue in this arrangement with the new buyer, so that the new buyer pays for less than 100% of the market value of the home. Over time, if house prices increase, the dollar value of the BHC’s share and the dollar value of the homeowner’s share both increase at the same rate.

For example, say the following property was constructed in 2001:
Ownership breakdown: 72% Homeowner/28% BHC

Home Owner Equity Share -72% (Cost to new Buyer) $216,000
BHC Equity Share (28%): $84,000
Fair Market Value (FMV) of Property: $300,000

In 2018 the same house is now valued at a fair market value (appraised value) of $850,000. The BHC has listed the house and found a registered purchaser for the property. The following breakdowns shows the cost to the buyer and the equity share for the BHC.

Ownership breakdown: 72% Homeowner/28% BHC

Home Owner Equity Share - 72% (Cost to new buyer) $612,000
BHC Equity Share (28%): $238,000
Fair Market Value (FMV) of Property: $850,000

If the BHC decides to continue in the equity share arrangement with the new buyer, then the new buyer is acquiring the home will pay $612,000 and the BHC will retain the equity of $238,000 for a total (Fair Market value of $850,000)

7. What is the price restricted model?

The BHC owns a percentage of the home, and the homeowner pays for and owns the rest. The future resale price of these properties is tied to a price restriction of two percent per annum, compounded annually. The price restriction is tied to the amount the purchaser paid for the unit when the property originally sold.

8. How many units has the BHC developed?

As of January 2019 the BHC portfolio has grown to 317 units consisting of both homeownership and rentals units. Within BHC portfolio the BHC has built 304 units, and acquired 13 units. Of the 317 units, 134 are rental apartments and 183 are home equity share properties. Banff Housing Corporation Portfolio

9. Can anyone buy a BHC property?

Anyone who meets Parks Canada’s eligible resident requirements and who will meet the BHC’s sublease requirement of owner occupancy can own a BHC property. However, potential buyers are prioritized on a Registered Resale List. How to Buy a BHC Property

10. What is the head lease?

The head lease is the original lease directly between the land owner (Parks Canada) and the tenant (in our case, the BHC), typically the BHC head lease is for forty-two years. If you have questions about the implications of living on Parks Canada leased land please discuss this with your lawyer.

11. What is the BHC’s sublease agreement?

The Sublease is between the BHC and the homeowner. The articles that the BHC is bound to through the head lease form part of the BHC’s sublease agreement. In addition to those the BHC’s sublease does contain other articles. The term of the sublease will be slightly shorter than the term of the BHC’s head lease and will vary by sublease. Banff Housing Corporation Sub-Lease

12. What is the annual administration fee?

The BHC charges each homeowner an annual fee to cover a portion of the administrative cost of the BHC. These fees include maintaining records, daily administrative duties, administration of the registered resale list, home showings, open houses and coordinating the sale of properties. Once a property is sold, other administrative fees will apply (consent, assignment of lease etc.). The admin fee is set by the BHC board of directors, and is subject to change. Whenever a change in the fee is proposed, homeowners will be notified and given a chance to provide feedback. (Article 3 of the sub-lease). BHC sub-lease

13. What is meant by “owner-occupied”?

BHC homes must be used as the homeowner’s primary residence. If the homeowner wants to rent out his/her home, he/she must make a formal request to the Board of BHC, which may or may not be approved. (Article 4 of the sub-lease). BHC sub-lease

14. Who’s responsible for taxes, utilities and insurance?

Homeowners are responsible for one hundred percent of all rates, taxes, duties, utility charges, assessments, and other charges. Homeowners must always keep the property properly and fully insured and must pay all associated costs. (See Articles 6 and 10 of the sub-lease). BHC sub-lease

15. What key decisions does the BHC make when a property is sold?

When a formal offer to purchase is made on a property, the BHC Board is required to make three choices:
1. Whether or not to consent to the sale. There must be reasonable grounds for the BHC not to consent to the sale of a BHC property. For example, consent would be withheld if it is known that the purchaser would not be using the property as their principle residence; if the purchaser is not a resident of the Town of Banff and does not meet Parks Canada’s eligible resident requirements; or if the purchaser of the BHC unit was a business.
2. Whether or not to exercise their Right of First Refusal(ROFR) by matching the offer and acquiring 100% of the property for the BHC
3. Whether or not to continue the equity share arrangement with the new buyer. This decision is at the Board’s sole discretion, but is guided by an appraisal based process.

The Board has 15 days to make these decisions.

A sale can be completed only if the Board consents and if it decides not to exercise its ROFR. The equity share arrangement may or may not be extended to the new buyer. (See Article 8 of the sub-lease) BHC sub-lease

16. What is Right of First Refusal (ROFR)?

The ROFR is a contractual right of the BHC to agree to, or refuse the purchase of a BHC property as per the terms and conditions of the sublease.

The BHC has a ROFR on all bona fide offers to purchase specific to a BHC property. It is at the sole discretion of the BHC to exercise this ROFR and re-acquire a BHC property per the terms and conditions of any bona fide offer presented to the BHC for consideration of consent and deferral of the BHC’s equity share in the transaction.

17. How can I see the sublease agreement?

Please see the attached link to the sublease agreement. The BHC strongly recommends that the sublease agreement be reviewed with a lawyer at all times. BHC sub-lease

18. How do BHC properties sell?

Existing BHC homeowners can sell their property in two different ways:

1. They can sell through the BHC’s Registered Resale List (RRL). For equity share properties the BHC charges a fee of 0.6% of market value for this service of which $500+GST is due upfront and is non-refundable. For price restricted properties the BHC charges a $2193+GST (2013) fee for this service of which $500+GST is due upfront and is non-refundable
2. They can sell through a real estate agent or privately, requesting from the BHC approval to purchase the equity share portion, prior to the actual home sale. (Each homeowner is then responsible for the full real estate fee and in every instance where this has occurred the Board requested that the purchaser pay 100% of the sale price of the property).

In all two scenarios, once an offer to purchase has been signed for a BHC property the BHC Board must be provided with a copy of the signed offer and then has fifteen (15) days from receipt of the offer to make the three decisions described above.

19. How do I get my name on the Registered Resale List (RRL)?

Applications for the RRL are free to pick up at the Banff Housing Corporation office, located in the Ti’nu building at 547 Coyote Lane, suite 2006 Monday to Friday (excluding holidays) from 8:30 a.m.-4:30 p.m. or can be printed from Banff.ca. In order to submit a completed application, applicants must return pg 5, 6 and 7 along with a one-time non-refundable fee of $50 to 547 Coyote Lane in Banff. Applicants will be required to re-confirm their willingness to be on the RRL as well as pay an annual $50 renewal fee.

Registered Resale List Application (PDF)

20. Is the RRL a first-come first-served arrangement or is it a prioritized list?

The RRL is a prioritized list and applicants receive points based on criteria, as identified in the application.

21. What are these criteria and how are points allocated to RRL applicants?

In brief:
o Two points or part thereof are awarded for every full year an applicant lived in Banff;
o One point or part thereof is awarded for every full year an applicant lived in the Bow Valley;
o Ten points is awarded for each dependent child or dependent adult who lives with the applicant on a full-time basis;
o Five points is awarded for each dependent child or dependent adult who lives with the applicant on a part-time basis;
o Single parents can receive additional points for dependent children if they can demonstrate that they have sole custody of the dependent(s);
o Ten points will be awarded per application where all listed applicants do not own (personally, jointly, indirectly or through business assets) any dwelling anywhere
o As of July 1 2013 the maximum amount of points any one applicant can receive for residency in Banff and/or the Bow Valley will be twenty as per the BHC Shareholder motion BHCS12-5

22. What is the process of sale for equity share properties through the Registered Resale List?

If an existing owner wishes to sell their property through the BHC’s RRL process, the following applies:
• The homeowner will contact the BHC and inquire as to what the process of sale through the Registered Resale List (RRL) entails;
• The BHC will discuss the process verbally with the homeowner and then forward to the homeowner a letter which must be returned along with a non-refundable $525 deposit ($500+GST) before the process of resale through the RRL will begin. The fee for selling an equity share property through the RRL is currently 0.6% of the market value of the property as identified in the offer to purchase, the non- refundable $525 amount will be deducted from the fee due (paid for by the vendor);
• Once the BHC receives the letter and non-refundable cheque for $525, the RRL is frozen. Applicants who put their name on the RRL after the RRL is frozen must wait until the frozen RRL is exhausted before any opportunity to view or discuss the acquisition of that particular property can occur, regardless of the number of points they have. (For properties that are listed for sale after the applicant putting their name on the RRL, the applicant will have their place on the list and be part of the sale process in point order);
• The BHC and the homeowner work through an appraisal-based process to determine the base market value of the home. This process is described below.
• Once the BHC receives the letter and non-refundable cheque for $525 from the homeowner, the BHC will work with the homeowner to establish a date and time for the first house showing. The homeowner has the final say on the date and time of the showing, however showings are usually in the evening and can held any day except Friday, Saturday or holidays;
• The BHC will produce a specification sheet for the property and forward it to the homeowner for final editing and approval. This spec sheet will be provided to all those who attend the showing;
• The BHC has group showings and will usually invite anywhere from thirty to forty (30-40) applicants to a particular showing (subject to discussion with the homeowner, if they want fewer invitees at any given showing then this will be accommodated). Calls for the showings will go out at least two days before the date of showing;
• On the evening of the showing, the BHC will be present to show the property. If the homeowner chooses to show the property themselves that is fine, however a BHC representative will still be at the showing to greet and take note of the RRL applicants who attend;
• If an applicant who is invited cannot attend a showing and advises the BHC before the date of the showing, the BHC will arrange for an alternative time for the applicant to view the property;
• If an applicant who is invited to the showing does not confirm their attendance for the showing and/or does not attend the showing, the BHC deems that the applicant is not interested in the property and that they have passed on the opportunity;
• Following the showing, the BHC will work with those who attend (in point order) and afford them an exclusive opportunity to discuss the acquisition of the property with the homeowner;
• When an applicant’s opportunity to speak with the homeowner presents itself, there is a 48-hour window for an applicant to discuss the acquisition of the property with the homeowner (Note: the 48 hrs does not include weekends or holidays, however, the BHC encourages both parties to discuss the acquisition through the weekend/holiday if possible). During the 48 hrs, the BHC is simply waiting to see if the parties can agree verbally to price and conditions. If both parties agree to such (verbally), this freezes the process and the potential purchaser will then go to their lawyer to draft up an offer to purchase, which they then sign and forward to the homeowner’s lawyer for review and the homeowner’s signature. Once both parties sign off on the offer, the offer is forwarded to the BHC;
• If at the end of the 48 hrs the parties have not come to an agreement on price and conditions but they wish to keep speaking and the homeowner is agreeable to this, the conversations will continue until such time that the homeowner advises the BHC that they have come to an agreement or that they cannot come to an agreement and the BHC should move forward to the next applicant. The 48 hr window of time exists only to keep the process moving forward, if a homeowner wishes to have more than 48 hrs to discuss the acquisition of their property with any RRL applicant it is to the discretion of the homeowner to do so;
• If an applicant who attends a showing passes on their opportunity to speak with the homeowner or cannot come to an agreement with the homeowner on price and conditions within their window of time (48 hrs) or any such time that the homeowner has allowed, the BHC will continue on through the list of attendees of the showing (in point order) in the same manner as identified above until such time that an agreement has been reached or that we have exhausted the list of those who have attended;
• If the BHC exhausts the list of those who have attended a particular showing with no offers being accepted by the homeowner, the BHC will then arrange with the homeowner a subsequent showing where the next group of applicants will be invited;
• This process will continue until either the homeowner accepts an offer or the BHC exhausts the existing RRL and any new applicants who have come on the RRL since the property first began showing;
• If at any time in the process an applicant makes an offer on a property and the homeowner is unable to accept the applicant’s best offer and requests that the BHC proceed with the process, the BHC will ask the applicant what their offer price was. If as the process moves forward the homeowner accepts an amount at or below any previous offer price, the BHC will return to the applicant who had made an offer at or above the existing offer price and inquire as to whether they continue to want the property at their previous offer price. If the answer is yes the BHC has the right to exercise its Right of First Refusal (ROFR) and re-acquire the property at the current offer price and then sell it (at a different amount) to the applicant whose offer had previously been declined.
• If the BHC both exhausts the existing RRL and all new applicants to the RRL from the time the property first went for sale without the homeowner accepting an offer for their property, the BHC will go through the list of RRL applicants a second time, after which time the non-refundable fee ($500+GST) is forfeited and the homeowner must provide a new letter indicating they wish to sell the property and provide a new $500+GST non-refundable deposit as part of a new $2500+GST fee.
• If the property is to be shown through the RRL a second time the homeowner will adjust their initial asking price
• If a homeowner of an equity share unit presents an offer to purchase for their unit that has come through the RRL process, per their sublease agreement, once the BHC receives a signed copy of said offer the BHC will have fifteen (15) days to review the offer and make the two key decisions described above.

23. What is the process of sale for price restricted properties through the Registered Resale List?

If an existing owner of a price-restricted property wishes to sell their property through the BHC’s RRL process the following applies:
• The homeowner will contact the BHC and inquire as to what the process of sale through the Registered Resale List (RRL) entails;
• The BHC will discuss the process verbally with the homeowner and then forward to the homeowner a letter which must be returned along with a non-refundable $525 deposit ($500+GST) before the process of resale through the RRL will begin. The fee for selling a price-restricted property through the RRL is currently $2193+GST, the non- refundable $525 amount will be deducted from the fee due (paid for by the vendor);
• The homeowner is not required to procure an appraisal as part of the sale process through the RRL however it is recommended that they do so to help guide their asking price;
• The BHC will provide the homeowner with information specific to the maximum resale price of their property based on projected closing dates. The actual maximum resale price can only be determined once the closing date of the transaction has been set;
• Once the BHC receives the letter and non-refundable cheque for $525, the RRL is frozen. Applicants who put their name on the RRL after the RRL is frozen must wait until the frozen RRL is exhausted before any opportunity to view or discuss the acquisition of that particular property can occur, regardless of the number of points they have. (For properties that are listed for sale after the applicant putting their name on the RRL, the applicant will have their place on the list and be part of the sale process in point order);
• Once the BHC receives the letter and non-refundable cheque for $525 from the homeowner, the BHC will work with the homeowner to establish a date and time for the first house showing. The homeowner has the final say on the date and time of the showing, however showings are usually in the evening and can held any day except Friday, Saturday or holidays;
• The BHC will produce a specification sheet for the property and forward it to the homeowner for final editing and approval. This spec sheet will be provided to all those who attend the showing;
• The BHC has group showings and will usually invite anywhere from thirty to forty (30-40) applicants to a particular showing (subject to discussion with the homeowner, if they want fewer invitees at any given showing then this will be accommodated). Calls for the showings will go out at least two days before the date of showing;
• On the evening of the showing, the BHC will be present to show the property. If the homeowner chooses to show the property themselves that is fine, however a BHC representative will still be at the showing to greet and take note of the RRL applicants who attend;
• If an applicant who is invited cannot attend a showing and advises the BHC before the date of the showing, the BHC will arrange for an alternative time for the applicant to view the property;
• If an applicant who is invited to the showing does not confirm their attendance for the showing and/or does not attend the showing, the BHC deems that the applicant is not interested in the property and that they have passed on the opportunity;
• Following the showing, the BHC will work with those who attend (in point order) and afford them an exclusive opportunity to discuss the acquisition of the property with the homeowner;
• When an applicant’s opportunity to speak with the homeowner presents itself, there is a 48-hour window for an applicant to discuss the acquisition of the property with the homeowner (Note: the 48 hrs does not include weekends or holidays, however, the BHC encourages both parties to discuss the acquisition through the weekend/holiday if possible). During the 48 hrs, the BHC is simply waiting to see if the parties can agree verbally to price and conditions. If both parties agree to such (verbally), this freezes the process and the potential purchaser will then go to their lawyer to draft up an offer to purchase, which they then sign and forward to the homeowner’s lawyer for review and the homeowner’s signature. Once both parties sign off on the offer, the offer is forwarded to the BHC;
• If at the end of the 48 hrs the parties have not come to an agreement on price and conditions but they wish to keep speaking and the homeowner is agreeable to this, the conversations will continue until such time that the homeowner advises the BHC that they have come to an agreement or that they cannot come to an agreement and the BHC should move forward to the next applicant. The 48 hr window of time exists only to keep the process moving forward, if a homeowner wishes to have more than 48 hrs to discuss the acquisition of their property with any RRL applicant it is to the discretion of the homeowner to do so;
• If an applicant who attends a showing passes on their opportunity to speak with the homeowner or cannot come to an agreement with the homeowner on price and conditions within their window of time (48 hrs) or any such time that the homeowner has allowed, the BHC will continue on through the list of attendees of the showing (in point order) in the same manner as identified above until such time that an agreement has been reached or that we have exhausted the list of those who have attended;
• If the BHC exhausts the list of those who have attended a particular showing with no offers being accepted by the homeowner, the BHC will then arrange with the homeowner a subsequent showing where the next group of applicants will be invited;
• This process will continue until either the homeowner accepts an offer or the BHC exhausts the existing RRL and any new applicants who have come on the RRL since the property first began showing;
• If at any time in the process an applicant makes an offer on a property and the homeowner is unable to accept the applicant’s best offer and requests that the BHC proceed with the process, the BHC will ask the applicant what their offer price was. If as the process moves forward the homeowner accepts an amount at or below any previous offer price, the BHC will return to the applicant who had made an offer at or above the existing offer price and inquire as to whether they continue to want the property at their previous offer price. If the answer is yes the BHC has the right to exercise its Right of First Refusal (ROFR) and re-acquire the property at the current offer price and then sell it (at a different amount) to the applicant whose offer had previously been declined.
• If the BHC both exhausts the existing RRL and all new applicants to the RRL from the time the property first went for sale without the homeowner accepting an offer for their property, the BHC will go through the list of RRL applicants a second time, after which time the non-refundable fee ($500+GST) is forfeited and the homeowner must provide a new letter indicating they wish to sell the property and provide a new $500+GST non-refundable deposit as part of a new $2150+GST fee.
• If the property is to be shown through the RRL a second time the homeowner will adjust their initial asking price
• If a homeowner of an price-restricted unit presents an offer to purchase for their unit that has come through the RRL process, per their sublease agreement, once the BHC receives a signed copy of said offer the BHC will have fifteen (15) days to review the offer and make the two key decisions described above.

24. What criteria does the BHC look at when deciding whether or not to defer payment of the BHC’s equity share when an offer to purchase is presented to the Board for consideration?

Specific to the equity-share properties, there is a process that both the BHC and the homeowner undertake that helps determine when the BHC will defer payment of its equity share when an offer is presented for consideration. In order for the BHC to sign off on a sale, the following criteria must be met:

1. Identification of Home Sale
The Banff Housing Corporation and the Homeowner make a binding agreement regarding the “Base Market Value” of the home.
a) The Homeowner notifies the Banff Housing Corporation that he/she intends to sell.
b) The Homeowner and the Banff Housing Corporation each procure an appraisal from a list of approved appraisers at their own expense, and simultaneously provide the appraisal to the other party. All appraisals should have at least one non-Banff Housing Corporation home as a comparable.
c) The average of the two appraisals will be accepted as the “Base Market Value” valid for a period of 3 months.
d) If the appraisals differ by more than 8%, there will be a 48 hour review period while the homeowner and the Banff Housing Corporation discuss and decide whether either party wishes to obtain a 3rd appraisal. Should either party obtain a third appraisal (at their own cost, unless both parties deem it necessary in which case the costs will be shared equally) the “Base Market Value” is the average of the 3 appraisals.
e) Appraisals are kept confidential by all parties except as noted above, unless agreed to by both parties.

NOTE: The percentage difference between appraisals is calculated by: (Highest-Lowest) over Highest x 100

Step 2: Setting of the “Bookends” of the pricing range
The upper limit of the “Range” is 6% above the Base Market Value or 3% above the highest appraisal, whichever is lower.

The lower limit of the “Range” is 6% below the Base Market Value or 3% below the lower appraisal, whichever is higher. This lower limit is not a price guarantee of any sort.

Step 3: Clear Outcomes
If a qualified Third Party Purchaser makes an offer for a sale value within the Range, the Banff Housing Corporation will consent to the transaction and will not refuse to defer its equity on the basis of the price.

If a qualified Third Party Purchaser makes an offer for a sale value above the Range, the Banff Housing Corporation may refuse consent to the transaction and refuse deferral of its equity on the basis of the price.

The above process applies specifically to consent based on price. However, equity deferral can also be refused based on public policy. The choice to refuse equity deferral based on public policy can only be made for previously established and published public policy reasons.

25. What happens if I’m on the RRL and invited to a BHC showing, but I’m not interested in attending?

You simply advise the BHC that you will not be attending. There is no penalty for passing on an opportunity, so you remain on the RRL and continue to accumulate residency points as time passes.

26. What happens if I attend a showing through the RRL for a BHC property but I’m not interested in making an offer?

When the BHC contacts you to advise that your opportunity to discuss the acquisition of the property with the homeowner has arrived, simply advise the BHC that you would like to pass on this opportunity at this time. There is no penalty for passing on an opportunity, so you remain on the RRL and continue to accumulate residency points as time passes.

27. If I want to buy a BHC property, can I own other property at the same time?

Yes. There is nothing in the BHC’s sublease or policies that preclude an individual(s) from owning other property at the same time as they own their BHC property. However the BHC property must be owner- occupied and must be your primary residence. The definition of "Primary Residence" in the sublease agreement indicates that the residence “is the place that the Sub-Lessee ordinarily and continually occupies as his residence on a full time basis, as determined by the Corporation." The BHC Board (Board) determines full time basis to be day to day.

28. If I buy a BHC home can I stay on the RRL?

Yes. However an applicant cannot benefit from their points twice therefore the points you have used to acquire the current BHC home (residency, dependents, not owning property etc.) will be eliminated and you will only generate residency points (or dependent points if the child was born after possession of the current home) from the time of possession of the current BHC home.

29. If I were to acquire a BHC property, can I rent the BHC property if I choose to be away from Banff for any period of time?

You can rent your property only if you have first received written approval from the BHC’s Board of Directors. A copy of the BHC’s rental policy is available on the BHC’s website. To date, the BHC has granted rental requests to sub-lessees only for educational and/or work related reasons and such approvals are generally one year long. After that time, the sub-lessee must decide whether they wish to return to Banff and continuously occupy the premises on a full time basis or move forward with their new opportunity (ies). BHC Rental Policy

30. So what if I retire while I own the BHC property and want to travel or spend a period of time outside of Banff?

The sublease agreement does allow that BHC properties may remain vacant for a maximum period of SIX (6) consecutive months in any TWELVE (12) month period, or a longer time if the Board authorizes that in writing. To date the BHC has not approved a property to be vacant for more than six consecutive months in any twelve-month period.

31. If I want to purchase a BHC property, how much do I have to have as a down payment?

The amount of down payment that you will require will be determined by your lender. Historically speaking, lenders seem to be requiring ten percent (10%) of the price to the buyer as a down payment, although only your lender can confirm whether that is their current practice or not . For example, if the BHC consented to the sale of a BHC property and the sale price of the property was $600,000 and the homeowner had an 80% equity share in the property ($480,000), if the lender did require the purchaser to have ten percent (10%) down payment that would mean a down payment of $48,000 (10% of (600,000x80%)).

UPDATE 2018 stress test: As of the 1st of January 2018, all Canadian buyers borrowing from a federally regulated lenders will be subject to the OSFI Mortgage Stress Test, including insured borrowers (those with a down payments of 20% or more.)
Lenders will now have to qualify all conventional mortgages using the Bank of Canada’s 5-year benchmark rate, which is currently set at 4.99%, or at the current contracted rate + 2% if that rate exceeds the benchmark rate. So, if you are currently pre-approved at 3.5%, you will now have to qualify as if your interest rate were 5.5%, which could significantly reduce your buying power.

32. What is a mortgage stress test, and how is it calculated?

In finance, “stress tests” are ways of considering the worst-case scenario for any investment. When it comes to mortgages, stress tests determine the risks of each loan application. How much can the borrower afford given their current debt-to-income ratio, and would they still be able to make the monthly mortgage payments should the rates increase? How would their payments be affected in the case of a temporary job loss? These are all important factors in determining how likely a borrower is to default on their loan payments.
As of January 2018, home buyers will need to qualify not only for the rate negotiated as part of their mortgage contract, but also at their current rate + 2%, or the average bank 5 year posted rate of 4.89% (whichever is higher).
By “stressing” the mortgage this way, banks will ensure that the borrower would be able to service their loan under pressure, should the interest rates climb higher than the current average.
Additionally, borrowers should not exceed a 44% Total Debt Ratio (TDS), and will be required to spend less than 32% of their income on housing costs such as utilities, mortgage payments, and real estate taxes.

33. If my down payment is less than 20% of the sale price of the property, don’t I have to pay mortgage insurance?

Yes, the law states that if your down payment is less than 20% of the sale price, you must have mortgage insurance. However, with the BHC’s properties, the BHC equity percentage in the transaction added to the amount that your lender will require as a down payment from you exceeds twenty percent of the sale price of the property. Therefore, you will not have to pay a mortgage insurance premium if you acquire a BHC property. In lieu of mortgage insurance, the BHC will provide lenders a subordination agreement specific to the initial mortgage that a purchaser has on the subject property. The subordination agreement provides the lender with the type of security that mortgage insurance would. At present, Alberta Treasury Branches, Bow Valley Credit Union, CIBC and BMO recognize the subordination agreement. The BHC provides a subordination agreement only for the initial financial charge when the homeowner first acquires the property. The BHC will not provide a subordination agreement to subsequent financial charges registered on title.

▼

Business Environmental Leadership Working Group

Show All Answers

1. How are members selected?

The Town of Banff Administration is responsible for reviewing all applications and conducting candidate interviews for this Working Group. Administration will select the most qualified individuals from various business sectors following the Terms of Reference.

2. What if I am not a successful applicant?

The Town of Banff appreciates the interest of all applicants. If you applied for a position but were not selected for an appointment, Administration will send you an email.

3. When are members selected?

Administration will make appointments by June 30, 2022. 

4. Who can apply?

Members must be residents of the Town of Banff. If you are interested in applying, please review the Terms of Reference, eligibility requirements, and time commitment.  

▼

Evacuation FAQs

Show All Answers

1. If my neighbourhood is being evacuated and I’m elsewhere, can I go home?

If there is no imminent danger and safe to do so. Emergency officials will allow you to return home to gather belongings and then evacuate.

2. If my children are at school and I receive an evacuation order, can I go get them?

The school board has comprehensive emergency plans. Parents will be notified and the school will release children based on their procedures to ensure all children are accounted for and safe.

3. My neighbourhood is being evacuated, my pets are at home unattended and I’m at work. Can I go get them?

If there is no imminent danger and safe to do so. Emergency officials will allow you to return home to collect your pets and supplies.

4. How do I find out if there’s an emergency? How do I find out if there is an evacuation order?

Subscribe to the Town of Banff emergency alert centre at https://banff.ca/1231/Register-for-Emergency-Alerts. Alerts will also be posted to @Banff_Town on Twitter. Evacuation orders will be issued door-to-door in impacted neighbourhoods.

5. I don’t have a vehicle. How do I evacuate with my belongings?

Transportation will be provided for anyone who does not have a vehicle. Emergency communication through the Town’s Emergency Coordination Centre will provide information on collection points and transportation routes.

6. My neighbour is elderly, or disabled. How will they be taken care of?

Notify emergency personnel and they will assist in the person’s evacuation.

7. How much time is typically given in an evacuation notice?

As much time as possible dependent on the nature of the emergency will be given through the Emergency Coordination Centre and could be up to several days in advance of an Evacuation Order.

8. What’s the difference between an evacuation alert and an evacuation order?

An Evacuation Alert is an advanced warning to allow people to prepare to be evacuated and can be up to several days in advance of an Evacuation Order. An Evacuation Order is issued when the Emergency Coordination Centre has determined it is necessary to move people out of a dangerous area.

9. How do I protect my home if I’ve been evacuated?

If an area is evacuated, the Town and RCMP will secure the area and not allow access to an evacuated area. The homeowner should lock up prior to evacuating. See the evacuation checklist.

10. Do I have to leave if I receive an evacuation order?

It is highly recommended. Emergency officials will not send response personnel back into an area that persons refused to evacuate until safe to do so.

11. Where is the emergency reception centre?

Emergency Reception centres will be set up in a location away from the emergency and you will be directed to them by emergency personnel. Locations will be named in the evacuation order and in the emergency alert updates. If you are evacuated you are asked to register with the reception centre regardless of where you stay so that we may contact you if needed.

12. Will I be able to take my pet to the emergency reception centre with me?

Yes, efforts will be made to accommodate all small domestic pets until relocation can occur.

13. Will my home insurance cover accommodation and food charges if I am evacuated?

It will depend on your policy coverage. Check with your provider to get more information. It’s wise to check as a step in creating your family’s emergency planning, so you understand your coverage and there are no surprises.

14. How long will an evacuation last?

It will depend on the nature of the emergency. No one will be allowed to return to their homes until it is safe to do so.

15. How will I find out when I can go home?

If you registered with the emergency reception centre, Town of Banff emergency personnel will contact you. You should also be subscribed to the Town’s Emergency Alert Centre – an alert will be issued when it is safe for you to return home.

▼

Food Scraps and Recycling Bylaw 464

Show All Answers

1. What is changing?

The Town of Banff is implementing a material ban that would require all non-residential sector entities to separate food scraps and recycling from garbage. Garbage bins that contain visible amounts of food scraps and recycling (no more than 10%) will no longer be acceptable and could be subject to fines.

2. Why is the Town implementing this ban?

It's estimated that food scraps and recycling are the most significant material that could be diverted from garbage that goes to landfill in the non-residential sector. Food scraps and recycling do not break down in the landfill and cause harmful methane emissions that are over 30 times more powerful than C02.

3. How can I get my program set up?

The Town of Banff provides all businesses with zero waste assistance including program set-up advice and staff engagement tips. Businesses that are new to waste diversion and begin separating before the bylaw comes into effect will be provided with a free starter kit including a decal kit and compostable bags.

Additional How-To information is available at BanffZeroWasteTrail.ca/Commercial.

4. Where do I dispose of my food scraps?

All buildings in Banff are required to provide bins for diversion of food scraps, garbage and cardboard. These bins are collected by the Town of Banff Resource Recovery.

If your building does not have food bins, contact your building owner or email zero.waste@banff.ca to get help setting up a program.

5. What do I do with my recycling?

Recyclable materials generated by businesses may be disposed of free of charge at the Waste Transfer Site or in any blue recycling bin around town. Businesses may also choose to hire a private hauler. Recyclable materials include:

• Plastic
  
• Metal (tin)
  
• Paper
  
• Glass

6. Who is responsible for ensuring my establishment is in compliance with the material ban?

Non-residential owners are responsible for providing appropriate bins and informing occupants of their premises of the requirement to separate food scraps and recycling from garbage.

Business operators, managers, and employees are responsible for separating materials within their operation. 

7. When will the requirement come into effect?

The requirement comes into effect October 1, 2022.

Enforcement will not be conducted until January, 2023, which would allow for an extended grace period acknowledging that some types of establishments (ex. Hotels) may need time to adjust to the requirement and implement operational changes.

8. How will the bylaw be enforced?

An education-first approach will be used to inform the owner of a non-residential premises when they are not in compliance with the bylaw, by way of administrative warnings and education. Town of Banff staff would reach out, provide educational resources, and collaborate with the establishment for up to a month before enforcing fines, with the shared goal being to reach compliance.

In the case compliance is not reached, Municipal Enforcement will issue warnings and voluntary payments (fines) as listed in the bylaw.

9. What happens to my food scraps after the Town collects it?

The material is taken to a facility in central Alberta where it is turned into compost and then used as a soil amendment. It is important to dispose of food scraps and food-soiled paper as compost because it does not break down in the landfill.

▼

Property Taxes

Show All Answers

1. Where can I pay my taxes?

In person, at Town Hall, 110 Bear Street, across the street from the Whyte Museum. We are open Monday through Friday, 8:30 a.m. to 4:30 p.m. There is a drop off box at the front entrance of Town Hall for after hours.

You can also pay online through your bank's online banking services. You will need your assessment roll number to set up the account. Or you can pay in person at your bank. Be sure the transaction is completed by property tax due date.

2. Can I appeal my tax invoice?

No. You cannot appeal your property taxes but you can appeal your assessment. The deadline for assessment appeals is 60 days after you've received your assessment notice. More about Property Assessments

3. What is the penalty for late payment charges?

Penalty charges of 1.5 per cent per month are charged on all overdue accounts. If there are arrears on your account, your payment will be applied first to arrears penalties, then to previous arrears, then to current taxes.

4. Are the penalties discretionary?

No. Penalties are mandated through legislation. However, if the Town has made an error, any associated penalties would be waived.

5. My mailing address has changed. How do I let you know?

Please send us written notification by email, fax at 403.762.1260, mail to Box 1260 Banff, T1L 1A1 or drop it off in person at 110 Bear Street.

6. I just got a tax notice for a house I sold. What do I do?

Forward the notice to your lawyers so they can pass it on to the new owner.

7. Can I pay by credit card?

No. We do not accept payments by any credit cards. We do accept cheques from credit card companies.

8. Can I pay my property taxes using a post-dated cheque?

Yes, but the cheque must be dated no later than the property tax due date to avoid late payment charges.

9. I can only pay a portion of my taxes now. What should I do?

To avoid late payment penalties, you should pay in full. If you pay only a portion of your invoice, you will be charged the late payment penalty of 1.5 per cent per month on the balance owing. You may want to register for TIPP, our monthly payment plan, to help you budget your tax payments.
More about TIPP

10. The property tax bill is not in my name. Who is responsible for it?

The person(s) named on the property title are responsible for payment of property taxes. If you are in the process of selling or buying, speak to your lawyer about who is responsible for what portion.

11. Is there a payment plan available for property taxes?

Yes. The Tax Instalment Payment Plan (TIPP) allows you to pay your taxes in monthly instalments. Monthly payments are made through an automatic debit to your bank account. The monthly amount is calculated by dividing your most recent annual tax levy by 12. Payments begin January 15 and are deducted on the 15th of every month throughout the year. More about TIPP

12. How do I know what my new TIPP amount will be?

Your tax notice indicates what your new amount will be effective June 15, and what it will change to effective January 15.

13. How do I know if my property tax payment is included in my mortgage payments?

If you pay property taxes through your mortgage company, it will be noted on your tax bill under the Mortgage/Reference section. A copy of your bill will be sent to them. If it does not appear and you know you pay through your mortgage company, contact your mortgage company immediately.

14. I share ownership of the property with someone. Who pays the property tax?

Everyone whose name is on the property title is responsible for paying the property tax. Unpaid taxes are subject to the late payment charge.

15. The property taxes were paid by the lawyer during sale. What do I do?

Check with the Town at 403.762.1230. Lawyers sometimes pay only a portion of the taxes on behalf of their seller, depending on the time of year. The remainder will be the new owner's responsibility.

16. I own an undivided half duplex. Do I pay the full amount on the tax notice?

Not usually. Owners of undivided half duplexes share one tax roll, so both owners will receive the exact same tax notice. You are only responsible for your share of the current year taxes, which is usually 50 percent. If you are unsure of the amount you owe, contact us at 403.762.1230.

17. I'm not on the TIPP but my tax notice indicate that I am.

Undivided half duplexes may have one owner on the tax payment plan (TIPP). If you own this type of property and you are not the TIPP, it means the other owner is. The total amount due may reflect your share of the tax. If you are unsure, contact us at 403.762.1230.

18. Why is my property tax increase more than the average?

The actual amount of the increase, or decrease, you pay will vary according to the value of your property and the rate it increased in value over the previous year. If your property’s value increase grew by more than the average, you will see a higher increase in your property tax bill. You may pay less if your property’s value decreased or grew by less than the average.

19. What is the difference between the Bow Valley Regional Housing levy and the municipal housing levy?

Bow Valley Regional Housing (BVRH) is a provincial commission with five member municipalities including Banff. They provide seniors housing in the Bow Valley. The municipal housing levy supports community housing initiatives within Banff. The levy has been listed separately from the rest of the municipal tax to provide transparency regarding the cost to property owners for current and future housing initiatives.

The other two portions of property taxes are the municipal levy for services such a police, fire, recreation and snow removal and the Alberta School Foundation Fund (ASFF) which is a provincial education tax.

▼

Smoke Free Bylaw

Show All Answers

1. Why did the Town of Banff create a smoke-free bylaw?

This bylaw is about the health and wellbeing of all our residents and visitors. Second-hand smoke is harmful to others even outdoors, and provides a poor experience when walking down our streets, or playing in our parks, or taking in one of our events.

Everyone has the right to clean air – especially children – and this bylaw will help reduce the amount of second-hand smoke in our community.

2. Doesn’t the provincial government already restrict smoking in public?

Yes. The provincial regulations ban smoking:

• Within five metres (16 feet) of doorways, windows and air intake systems
• Hospital, school, and childcare properties
• Playgrounds, sports and playing fields
• Skateboard and bicycle parks
• Zoos, outdoor theatres
• Public outdoor pools and splash pads

The Town of Banff’s bylaw goes further, prohibiting smoking in these additional areas:  

• Bus stops
• Public sidewalks and pedestrian zones
• Municipal parks/parkettes/green spaces
• Trails and Pathways
• Outdoor markets and events
• In proximity to children not in one’s custody, care, or control

3. How will you enforce this bylaw?

Municipal Enforcement officers will monitor the bylaw while on regular patrol through town, as well as responding to complaints of regular infractions. The RCMP are also able to enforce this bylaw. The priority is to provide education to bring about awareness and compliance over time.

4. Can I get a ticket for smoking in the Town of Banff?

There is a $250 fine for smoking in public places in Banff. Municipal Enforcement officers will take an -education-first approach, like any new bylaw, as the goal is for compliance.

5. Is there anywhere I can smoke in Banff?

Smoking will still be permitted on private property – where allowed by property owners or managers – and in outdoor parking areas and Banff’s network of alleys. Businesses can continue to designate smoking areas on their property. 

6. Are there still public ashtrays available?

Yes. See the map at Banff.ca/SmokeFree

We’re leaving ashtrays in public locations where smoking is not allowed as a visual cue to butt out (they’ll have stickers talking about the new regulations). Ashtrays will also remain in place to prevent littering. It’s an offence to litter in the Town of Banff, and can result in a fine. Some smoking ashtrays will be moved to permitted locations such as outdoor surface parking lots. Businesses can add ashtrays to their property in alleys, as long as they are away from doors and windows.

7. What about Indigenous people who use tobacco for ceremonial purposes?

The ceremonial use of tobacco through Indigenous practices is allowed under this bylaw. The Town of Banff is involved in many of these ceremonies and recognizes the importance of them as part of our culture. No permit or pre-approval is required.

8. I run business in town, how can I prepare for this bylaw?

You can designate a smoking section on your private property if you have the available space (like hotel grounds and sidewalks leading to restaurants, off the public sidewalk). If you don’t have that available, take note of the closest public smoking location to direct your customers and employees. Businesses can install ashtrays for staff in alleys or private property as long as they are way from doors or windows and air intake systems.

The Town of Banff will also provide a sign document for businesses to download and print or have printed at one of the local sign printers to be placed in windows or on buildings indicating there’s no smoking in public areas.

Businesses are encouraged to work with their staff to identify safe places to smoke and to avoid littering, as well as identifying benefits, supports or resources to help staff who want to quit smoking. The addiction is very difficult to break alone, and sometimes identification of supports is enough to start the process to a healthier lifestyle.

9. As a business, am I responsible for enforcing this bylaw?

You’re responsible for enforcing the provincial law, which bans smoking within five metres (16 feet) from your doorways or openable windows. You are not required to enforce the Town of Banff bylaw. Businesses are not allowed to designate smoking areas in the public places prohibited by this bylaw.

10. What can residents do to support this bylaw?

Like any bylaw, it takes time for people to learn and adapt to the rules. Smoking is a very difficult addiction to break. Please have patience with everyone as this comes into effect. Understand that visitors come from all over the world where smoking regulations may be very different from our own.

You can also help people you know who have identified an desire to quit about resources that are available locally.

If you would like to make a complaint about a regular infraction or problem area, you can contact Municipal Enforcement at 403.762.1218 or submit an online complaint at banff.ca/Action.

▼

Street and Public Place Use Permit FAQs

Show All Answers

1. How long does it take to get a permit?

A street use permit requires two business days to be processed.  This time is needed for review, approval and communication of closures to all affected parties.  Permits will be denied if there is insufficient time to process an application.  An application must be made five business days in advance if parking restrictions are needed in a residential zone. 

For large projects and major excavations, applications should be made a minimum of 10 business days prior to the proposed start of the project. 

2. How much does it cost?

Permit fees are based on the length and areas of the street and public place that are being restricted.  Check the fee schedule (PDF) for details.  In addition, there is a $50 administration fee and GST. 

3. Where do I apply for a street use permit?

Applications can be filled out (PDF) and emailed to streetusepermit@banff.ca or submitted in person at Town Hall.

4. What is a Traffic Management Plan (TMP)?

A Traffic Management Plan shows how pedestrian and vehicular traffic will be safely controlled around the work site.  It can be a sketch, detailed notes or a map showing the proposed placement of all signs, cones, barricades and traffic control devices to manage pedestrian and vehicular traffic around the work area. Please include the size of the work area and associated street restrictions needed to enable fee calculations.

5. When and how do I pay my permit fees?

After review and approval of the application and traffic management plan, a permit fee notification will be sent by email. Payments can be made with Visa or Master Card by calling 403.762.1200 or in person at Town Hall (please know the permit number and fee amount).  Fees must be paid prior to the start date for the permit to be valid. Receipts can be sent by email or picked up in person at Town Hall.

6. Do I need a security deposit for an excavation work?

Excavation work may require a security deposit. After your application is reviewed, you will be notified as to whether an excavation deposit is required and the amount. The deposit can be made by a letter of credit, cheque or credit card (Visa or Master card) prior to the work start date.

7. What do I do with my permit?

Approved street use permits will be issued by email after payment has been received. A copy of the approved street use permit is required to be displayed on site. 

8. I would like to plan a Special Event in Banff. Where do I start?

Special Events in the Town of Banff are managed by the Visitor Events Specialist. To find out more information about special events, road closures, applications and guidelines, contact the Visitor Events Specialist at 403.762.1221. For a small community event, contact Community Services at 403.762.1251 for details.

9. I would like to apply for a Sidewalk Seating or Outdoor Merchandise Display permit. Who should I contact?

Sidewalk Seating and Outdoor Merchandise Display permits are issued by the Planning & Development Department. Call 403.762.1215 for details.

10. What do I need for busking in Banff?

A Busking Permit is required to perform on the street in Banff.  Please apply in person at Town Hall, 110 Bear Street.  Picture identification is required. Contact 403.762.1218 for details. 

11. My moving truck is coming. How can I reserve parking space in front of my residence?

A street use permit is required to restrict parking on the street.  Once a permit has been approved, “No Parking” signage can be placed on the street showing the date and permit number.  In residential zones it must be placed 72 hours in advance.  “No Parking” signs are the permit holder’s responsibility.

12. What are the requirements for cranes?

Crane operators must contact NavCanada Flight Information Centre FIC Edmonton at 1-866-541-4102 and Banff Mineral Springs Hospital Maintenance at 403-760-7214).

▼

Traffic Management FAQ

Show All Answers

1. Why not add a fourth lane to the Bow River Bridge?

The concept of an additional lane on the bridge was modeled as a part of the Transportation Master Plan. Unfortunately, the model showed it would have limited effect. While two northbound lanes may provide additional queuing storage, the limited capacity of Banff Ave/Buffalo St intersection will continue to cause backups. And we can’t tear down the buildings on the corner to build capacity. 

The addition of a fourth lane would require the sidewalks on the bridge to be narrowed on both sides from by one metre. This will negatively impact pedestrians and is contrary to council’s strategic priority of promoting sustainable modes of transportation. As well, a crash barrier between the sidewalk and driving lanes would likely be required with four driving lanes on the bridge leading to a further reduction in sidewalk width on a designated heritage structure. 

In the long term, traffic volumes are likely to increase beyond the capacity that fourth lane could provide. 

2. Why doesn’t the Town build a new parkade?

Building a parkade has been considered but is inconsistent with the findings of both the Transportation Master Plan and the Long Term Transportation Study (LTTS).  Both studies assessed the capacity of the road network and recognized that road network capacity is exceeded for the peak summer months.  Both studies recommend intercept parking outside downtown as a way reduce vehicle congestion by reducing unwanted trips of vehicles circulating to find parking (these trips account for approximately 20% of all vehicle trips during congested periods).  A survey carried out as part of the LTTS indicated that 78% of respondents disagreed with the statement that “The future of transportation in Banff should involve building more road capacity to move more cars”; 74% of respondents to the survey agreed with the statement that “The future of transportation in Banff should be financially self-sufficient (pay for itself)”.  Building a second downtown parkade would require road upgrades to access it and, the parkade operation and associated debt-financing would be costly for tax payers.  

A 500 stall intercept lot opened in September 2019 and has proven to be well occupied at peak times since the implementation of the Visitor Pay Parking. Transit ridership continues to grow with further expansions to local and regional services planned for 2020 and beyond.  

Moving towards a sustainable transportation future is enshrined in Council’s strategic priorities in the areas of both transportation and environment.  Intercepting vehicles and improving alternatives to driving by improving trail quality and connectivity and enhancing public transit are key priorities in the Strategic Plan.

3. Why don’t you limit the number of cars that cross the Bow River Bridge, similar to the concept of restricting vehicles on the Moraine Lake Road?

We’ve considered this idea, but Banff’s existing road configuration leading to the Bow River Bridge makes it difficult. There is no location near the point of intervention (i.e., the bridge) with ample storage and easy access for vehicles to wait until there is capacity at the south side parking lots, and there are very limited opportunities for vehicles to turn around before the bridge. In addition to the logistical difficulties, the businesses on the south side of the Bow River have expressed concern regarding the potential negative effects of limited access to their business. Rather than implementing a hard limit on motorists travelling over the Bow River Bridge, since 2014 Council and Administration have worked in collaboration with stakeholders and focused on promoting and investing in alternative transportation, with significant success: 

•With increased service frequency Roam Transit local ridership over the Bow River Bridge has increased 47% from 374,695 in 2016 to 552,132 in 2018. 

•Pedestrian traffic over the Bow River (pedestrian and traffic bridges combined) has increased 53% from 571,159 to 872,542 crossings between 2015 and 2018. 

•Bicycle parking capacity in town has increased 55% from 550 in 2015 to over 850 in 2018, and usage has increased 42%. 

•Total annual vehicle volume over the Bow River Bridge decreased by 3.6% (173,548 vehicles) from 2017 to 2018. 

•Days with travel time delays greater than 15 minutes between Rimrock Resort Hotel and the Buffalo-Banff intersection have decreased from 15 in 2016 to 8 in 2018. 

Additionally, a Central Park pedestrian crossing is under consideration subject to successful applications for both Federal and Provincial funding. Additionally, a Central Park pedestrian crossing is under construction. The project would encourage active transportation among both residents and visitors, reducing the reliance on private vehicles to travel over the Bow River Bridge. The potential impact of a second pedestrian crossing in reducing congestion over the Bow River can be derived from the Muskrat Street pedestrian bridge usage statistics, which increased 64% (from 166,601 to 273,581 crossings) between July and August 2014 and 2018.

4. Why have scramble crosswalk intersections?

Banff Avenue has high pedestrian volumes – an average of 1,000 pedestrians per hour and over 3,000 per hour during peak periods in the summer. These conditions make scramble crosswalk intersections effective as they permit diagonal crossings for pedestrians (making pedestrian movements more efficient) and it provides vehicles the opportunity to move through the intersection without interruptions from pedestrians.

The increased efficiency associated with moving through the intersection for both pedestrians and motorists outweighs the increased delays. However, your wait is shorter than you think. Motorists are waiting an additional 30 seconds per cycle at most (compared to timings prior to the scramble operations) and pedestrians up to an extra 37 seconds per cycle. These wait times are reduced in the winter as the traffic signals operate with a shorter cycle length.

5. How come the pedestrian crossing time at the scramble intersection is 25 seconds long?

The time for crossing was lengthened when the pattern changed to allow diagonal crossings. The total time is 25 seconds. It seems shorter because the signal light begins to countdown after 5 seconds so pedestrians have adequate warning.

This timing meets the Canadian standard for calculating pedestrian clearance of 1.2 metres/second and is balanced to meet the needs of all users. A longer pedestrian crossing time would increase motorist delay or shorten green time for motorists. The timing tried to balance all intersection users.

6. Why don’t you remove the mid-block crosswalks on Banff Avenue to eliminate traffic flow interruptions?

Annual traffic volume does not warrant a permanent removal. Balancing pedestrian and vehicle movement is an important part to maintaining Banff’s transportation network and with thousands of people exploring Banff Avenue on foot all year, the pedestrian experience remains integral to Banff’s visitor experience.

7. Why not use flaggers to manage traffic on very busy days?

No flagger can replace the technology and efficiency of our traffic signals, especially in a synchronized multi-intersection system; and the very busy days are becoming much more frequent, however on busy days flaggers can help speed traffic through intersections that are controlled with traffic signals.  

Traffic signals at Banff’s intersections are synchronized to support travel down the main Banff Avenue corridor. On busy summer days, the northbound signal pattern is combined with green times specifically designed for high traffic volumes, with video detection cameras that support each direction. The cameras trigger a signal change if there is no traffic facing the current green light, and associate the extra, unused green time to the other movement. There is no point in time when the signals are not feeding traffic onto the bridge.

The RCMP advise that Banff’s intersections require two professionally trained traffic management officers (RCMP or Bylaw) for each intersection. This makes flagging expensive as well as ineffective at signalized intersections.

8. Large delivery trucks block and/or slow traffic when backing into the alleys. Why doesn't the Town do something about that?

Vehicles parked in the alleyways force delivery trucks to wait on the side street; vehicles parked near the alley entrances reduce the ability for larger vehicles to turn into alleys. To resolve these problems, the Town of Banff has increased enforcement on alley parking bylaws. Additionally, no parking zones at alley entrances have been clarified with signage and pavement markings to ensure there is clearance for large trucks to turn. The Town has also been in touch with local grocery stores to request deliveries from semi-trucks happen in the morning (versus busy afternoons). There is currently no bylaw in place to enforce specific delivery times. 

 

9. Is the Town going to install traffic signals at Buffalo St/ Bear St intersection?

Yes, this project is scheduled for construction in 2026.

▼

Water Meter Replacement

Show All Answers

1. Why are we replacing the water meters?

As part of our commitment to environmental sustainability and municipal efficiency, the Town of Banff plans to replace the existing, outdated water meters with a newer, more efficient model.  

2. What makes the new meters 'better'?

The new water meters contain zero moving parts, which will reduce costs for on-site maintenance. The new meters will also help our water services crews quickly detect water leaks on the property or adjoining water line which will reduce water waste and prevent tenants from paying for water they don’t use. Lastly, the meters can be scanned remotely from service vehicles, resulting in less intrusion into private property.   

3. Do I need to have my meter replaced?

If you have received a notice in the mail, you must schedule to have your water meter replaced. Residents who do not schedule a time to have their meter changed will be subject to a fine and a possible disconnection from water services.  

4. Do I have to pay for the meter replacement?

No. The costs to replace the water meter will be covered by the Town of Banff. 

5. Where can I schedule to have my meter replaced?

A notice containing details on the replacement program and information on how to book an appointment was sent out at the beginning of August.  

6. How long will the replacement take?

Individual meters will take 30-90 minutes to replace. All meters are expected to be replaced by mid-October.  

7. Can I access water services during the replacement?

Your home water service will be unavailable during the 30–90-minute installation process. No other water service disruptions are expected currently.  

8. Will other services be disrupted during the replacement process?

No other services will be disrupted.