Living in Griesbach: What I Wish I Knew Before Buying
Based on my personal experience and opinion as a current resident.
Griesbach in North Edmonton is widely marketed as an upscale, desirable, master-planned community. Once an army base, it has been redeveloped almost entirely, with original structures either removed or planned for removal and replaced with new homes, complexes, and apartment buildings.
Below is a clear, breakdown of my personal experience, and what I believe prospective buyers should know before purchasing in this neighbourhood.
Challenges of Living in Griesbach
Constant Construction
Construction is active throughout the neighbourhood with heavy machinery routinely starting at 7 a.m., including weekends. Due to frequent construction-site thefts, extremely bright security lights remain on through the night and often shine into nearby homes. Development is expected to continue consistently for another 10 to 15 years.
Parking Issues
Street parking is very limited. Many homes and garages are built as close to property lines as bylaws allow, which in this zone is less than 4 ft, leaving no room for driveways in the back for most properties. The few street spots available are often occupied by construction workers, contractors and show home staff. Visitors, delivery drivers, and residents with full garages frequently struggle to find parking.
High Number of Apartments
There are already many apartment buildings, with many more currently being built or approved. Edmonton’s recent bylaw reducing required parking stalls for multi-unit buildings has increased congestion significantly. City counsellor for this area says she will “keep an eye on it” but has no plans to propose any changes to improve the issues, and certainly not before more building plans are approved. Once they are built with minimal parking, there will be no going back. Crowded streets will continue and get worse as more apartments are added in the next few years.
Thefts and Property Crime
Porch and yard thefts happen regularly. Griesbach is bordered by three major transit centres (Northgate, Eaux Claires and Castledowns), which significantly increases foot traffic from vulnerable and homeless populations, including individuals dealing with addiction.
Residents in the community group consistently report stolen shovels, stolen children’s toys, yard decor, and many, many package thefts – including several from my own home, in the middle of the day.
Police are sympathetic but can only return property if it is found directly on the person who stole it – that is, if they can ID them quickly and find them. Note that petty theft is not a priority for Edmonton Police right now and the financial loss is almost always on the victim (unless your insurance will cover the theft).
Crime in the Area
Over the past year, the neighbourhood has experienced countless petty theft, hit-and-runs on parked vehicles at all times of the day and night due to congestion, and even a murder in broad daylight.
Crowds at the Lakes
It is common to encounter groups smoking marijuana around the lakes at all hours of the day with no concern for families or other residents who want to enjoy the space without having to endure second hand weed smoke. Many of these individuals do not even live nearby and often drive impaired in and around the community afterwards. Speeding is a concern here in addition to drivers regularly impaired by marijuana.
High Property Taxes
Edmonton already has a high property tax rate, and it continues to rise. Griesbach’s property taxes are higher than those in neighbouring communities such as Rosslyn, Castle Downs, Beaumaris, and Northgate. For example, in this area, a $750,000 home can expect property taxes to be close to $8000 per year.
Overpriced Homes and Price Gap
Homes in Griesbach can be priced 20 percent higher or more than similar homes of the same size just a few blocks away in any direction. This premium is largely due to marketing – the development team (who are absolutely wonderful with their advertising) promote the idea of a luxury, master-planned lifestyle, and buyers often pay for that dream. However, in my opinion, transparency matters. If you will be paying tens of thousands more to live here, it is important to examine all aspects of the neighbourhood rather than relying solely on the sales pitch by those who financially profit from the higher purchase prices. It is important to note that homes are worth the price someone is willing to pay for them and real estate in this area remains high because buyers continue to pay the higher asking prices.
Small Public School
The public K-9 school is quite small and may not meet the needs of all families as the area continues to grow. With Edmonton having closed boundaries for most of their schools, it’s important to consider where your children will be slated to attend if you move into the area.
High Renter Population
While current census details are not publicly available, the last census information shows that Griesbach has a significantly higher renter population compared to owner-occupied properties. This leads to frequent neighbour turnover on many streets.
Important Tip for Home Buyers: Ask About Foundation Pour Dates
If you plan to buy a newly built home in Griesbach, ask what month the foundation was poured.
Best-practice guidelines for concrete foundations include:
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Ideal pouring conditions are above 10 degrees Celsius.
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The ground temperature should also remain above 10 degrees during the 48 to 72-hour curing period.
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These are guidelines, not laws, and I have seen concrete routinely poured in Griesbach during colder months.
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Builders must provide a mandatory 10-year structural warranty, but many foundation-related issues may not appear until 5 to 10 years later.
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At any point, if there are structural issues with the foundation, the homeowner may need proof that the concrete was poured in unsafe cold-weather conditions or was not properly protected after pouring.
For your own protection, ask for documentation and confirmation about the pour date and weather conditions before finalizing your purchase.
Positive Aspects of Griesbach
Despite the challenges, the neighbourhood does offer strong features:
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Attractive newer homes with excellent curb appeal
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Beautiful walking paths throughout the community
- Homes are not supposed to be sold without completed fencing and landscaping, adding to the beauty of the area
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A great ski hill located in the centre (in Winter months)
- An active community league with several family events hosted in the area every year
Disclaimer:
The information in this article reflects my personal opinions and observations as a resident of Griesbach. It is based on my experiences and what I have seen in the neighbourhood. It is not intended to be a statement of fact about any individual, builder, or organization. Readers should conduct their own research and due diligence before making any decisions regarding real estate purchases or investments.