I have sold a property at 104 315 RENFREW ST in Vancouver.
Welcome to this fully renovated move in ready home located in the heart of Hastings Sunrise. With over 1100 square feet of indoor and outdoor living, your own front door facing the quiet courtyard, and a private setting make this home live like a townhouse. Fully re-modeled with a custom kitchen featuring 2 tone high gloss cabinets, new stainless steel appliances and quartz counter-tops. Fully equipped with in suite laundry, a cozy fireplace and room for a dinning table, this 2 bedroom home lives much larger. 1 Parking, 1 storage, 1 dog or cat, and 4 rentals allowed. Building is fully rain-screened with new windows. 5 mins to Hwy, 10 mins to North Van & excellent transit options!
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Rent increases have been capped in the province of BC since 2004. The usual method to determine the cap for the upcoming calendar year was to take the current average rate of inflation and add 2%.

 

In 2019, that would have allowed a 4.5% increase.

 

The NDP government has removed the additional 2%, so the maximum allowable increase will be set at the rate of inflation, 2.5%.

 

“It’s simply not sustainable for renters, many of whom are on fixed incomes, to see their rent increase by more than inflation each and every year,” said Premier John Horgan in a media release. “We have to eliminate the risk of such huge increases for renters. Our new approach strikes a balance between giving relief to renters while encouraging people to maintain their rental properties.”

 

As a result of eliminating the additional 2 per cent increase, the government says people living in a $1,200 per month apartment, which is the average rent in B.C., could save up to $288 in 2019 over what they could have paid under the old formula.

 

People in an average two-bedroom apartment in Vancouver could have faced paying up to $432 more over the course of the year.

 

“We recognize supply is key to bringing down rental costs in the long term, but renters have told us they are hurting and need help today,” said Selina Robinson, Minister of Municipal Affairs and Housing in a release.


“That’s why we are taking careful steps to address the housing crisis and ease the pressure on renters, while also making sure that landlords have the tools they need to continue to invest in their rental properties.”

 

The proposed change would bring B.C. in line with Ontario and Manitoba. The task force also recommended that the province give landlords the ability to apply for an additional increase if they can show the formula would not cover maintenance and other costs, as is the case in other Provinces with rent control.

 

In Ontario, landlords can apply for an "Above Guideline Rent Increase” under certain circumstances, including if the landlord’s taxes increased by an “extraordinary” amount, the landlord did significant repairs or the landlord’s costs for security services increased.


Above-guideline increases for repairs or security services are capped at a maximum of 3 per cent above the guideline in any one year. There is no limit on the percentage rent increase above the guideline allowed for an extraordinary increase in taxes or utilities.

 

The province of Alberta is looking at implementing their first rent control program in 2019.

 

Full recommendations for BC are expected to be released in November of this year.

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Vancouver councillors have officially finished two days of public hearings by voting to allow duplexes in most city neighbourhoods that are currently restricted to single-family homes.


The decision is another step toward adding homes in the city for young families pushed out of the Vancouver market by soaring property prices.


A press release from the mayor's office says the policy change will allow duplexes on approximately 67,000 single family lots, offering more affordable options than detached homes.


The 7-4 vote was split along Mayor Robertson, five Vision Vancouver members and councillor Hector Bremner approving the motion, while three Non-Partisan Association councillors and the Green party's Adriane Carr voted against it.


Robertson said the duplex proposal is not a ``silver bullet'' that will resolve Vancouver's housing problems, but says it responds to the demands of residents.


``Over the past two years of consultation for the new Housing Vancouver strategy, we heard loud and clear that Vancouverites want more housing options in single family neighbourhoods,'' he says in the release.


The change aligns zoning in expensive and increasingly unpopulated neighbourhoods such as Kerrisdale, Dunbar and West Point Grey with regulations in crowded and growing areas such as Kitsilano and Strathcona.


Robertson says the policy is a ``modest, but important change.''


As a way to reduce speculation on land values, the mayor's office says the new policy does not allow for an increase in height or density on a single-family property, but it says other measures to add density are being planned.


``Further work is underway as part of the Making Room program to bring forward options for rowhouses, townhouses, and low-rise apartments- with a priority on rental housing and co-ops in low-density neighbourhoods,'' the release states.


That report could potentially be brought to council by next summer.

 

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I have listed a new property at 4563 2ND AVE W in Vancouver.
Gorgeous custom contemporary 4 Br & den & rec room, 5 bath home w/ spectacular views of downtown, English Bay & North Shore mtns. Open plan w/ high ceilings, lots of natural light, ornate mouldings, elegant tiled floors & top quality construction. Beautiful gourmet kitchen w/ granite counters, stainless appliances, separate wok kitchen w/ gas range opens to family rm & huge view deck w/ gas outlet for bbq, heater or fire pit. Luxurious Master up w/ big views, walk in closet & spa like ensuite bath. Roof deck above also w/ spectacular views. High efficiency gas boiler w/ 7 zone in-floor heating & Air Conditioning. Concrete double garage off lane w/ live grass roof. Near West Point Grey Academy. Queen Mary & Lord Byng school catchment. Walk to 10th Ave shops, Locarno Beach & bus to UBC golf.
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I have sold a property at 405 680 SEYLYNN CRES in North Vancouver.
Rare offering for Seylynn Village, 3 bedroom + Den, 2 storey END UNIT with BONUS 2nd parking stall. Enjoy your views of Seylynn village from either of 2 large balconies. Den can either be flex space, office or storage. Suite upgrades include in floor radiant heating in ensuite bathroom, Insink garberator. Enjoy standard luxurious finishes, triple-ply glazed windows for most advanced noise cancellation, central air cond. with in-suite controls, sleek modern cabinetry with full-extension drawers and soft-close features by Textura, luminous glass tile backsplash, Fisher Paykel/Bosch appliance. Scratch- and heat-resistant quartz composite countertops. Gas hookup on balcony and more. BONUS 2 x Parking & Heat/ A/C included in maint. fee. Relax and unwind in 13,000 sf of world class amenities.
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I have sold a property at 3101 1239 GEORGIA ST W in Vancouver.
VIEWS! Perched up on the 31st floor enjoy breathtaking views of the Ocean, North Shore mountains and a city skyline from your own semi-waterfront condo! Beautifully laid out 1 bedroom + den, this is the perfect home or investment in one of the best buildings in Coal Harbour. This home is updated with new light fixtures, stainless steel appliances, a gas fireplace and a gas cook top. Enjoy a full amenity package including an 80 ft pool, jaccuzzi, sauna, gym, guest suites, 24 hour concierge, 2 party rooms, and a theatre room. Comes with 1 parking and 1 storage locker. Pets and Rentals allowed. Call to view!
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PREP YOUR CONDO!


It’s never easy to say goodbye to summer. As the days get shorter and the leaves start to change colour and turn to red and gold, it’s a reminder that winter is just around the corner. But fall can be one of the nicest times of year, and it’s a good time to make some changes, especially around your condo.


The start of fall signifies impending change for a lot of people — school is starting and the new year is just a few months away. In order to be ready for the changes that lie ahead, I thought I’d come up with some tips to help you prepare your condo for the coming season.


BRING STUFF IN!


You might want to consider bringing in your patio furniture for the coming months. If you are going to keep your furniture outside, give it a good wipe down with warm, soapy water to get rid of the summer build up and think about purchasing some canvas covers to protect it from the elements.


Next you’ll want to deal with your plants. If you’ve been growing a balcony garden or keeping flowers all summer, now is a good time to trim them back, cover them up and find a place to store them inside.

It’s good to remember that with the fluctuating temperature, things made of glass or ceramic can shatter in the cold so you’ll want to be sure that everything breakable is indoors.


Finally, make sure your drain is clean and free of debris and build up, and keep a hard bristled broom to keep the wet leaves or snow from piling up in front of your door.


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August Updates

 
As we head into September and look back at the summer, it was definitely a blur.  The saying "days are long but years are short" is really starting to resonate with me.  I'm noticing the summers seem to be flying by, especially after losing a couple of weeks to the smoke.  Hopefully these fires are not the new norm in BC.  For any of you that were impacted by the fires this summer please let me know what we can do to help!  
 
A quick update on our business:
 
I have just brought on an amazing administrative assistant that I look forward to introducing you all to as time goes on.  She has been in the business for years and will tremendously help assist in the growing business.  I have included a small write up below for you to get to know her.
 
Now on to the market:
 
As you will see in the stats below August sales in Vancouver were 25% below the 10 year August average.  We can look at this a couple of ways.  
1) With the new mortgage rules and financing being trickier less people are CAPABLE of buying
2) Foreign investors have slowed down due to the increased government regulations
3) Buyers are waiting to see where this will fall and are hoping to get properties at a discount
 
My take is that all 3 of these factors are at work. With only 1 or 2 of them we might have seen a smaller impact but considering the amount of changes all at once it is no surprise that we are seeing a dip in the market.  With that being said we must also remember - August is generally one of the slowest months of the year.  I am expecting a busier September and October as prices are starting to adjust and buyers will be getting back into the market.
 
Happy September!
NEW LISTINGS/RECENT SALES
3007 - 5470 Ormidale St
SWEEPING VIEWS!
$549,000
Welcome to this brand new, never lived in condo in the sky with GST already paid. One of the best views in the building, this perfectly laid out 1 bedroom and flex offers views Downtown, Burrard Inlet, Pacific Ocean and North Shore mountains. As far as the eyes can see! High end finishes including gas range, stainless steel appliances and quality laminate throughout. Perfect investment property as you are steps to Joyce Patterson Skytrain, minutes to Metrotown and a 15 minute train to downtown. On the 15th floor you will find a beautiful gym and communal garden plots. This home comes with parking and storage, pets and rentals allowed. Move in any time or rent it out right away! Full 2-5-10 warranty.
More info: HERE

104 - 315 Renfrew St
FULLY RENOVATED - MOVE IN READY
$569,000
Welcome to this fully renovated move in ready home located in the heart of Hastings Sunrise. With over 1100 square feet of indoor and outdoor living, your own front door facing the quiet courtyard, and a private setting make this home live like a townhouse. Fully re-modeled with a custom kitchen featuring 2 tone high gloss cabinets, new stainless steel appliances and quartz counter-tops. Fully equipped with in suite laundry, a cozy fireplace and room for a dinning table, this 2 bedroom home lives much larger. 1 Parking, 1 storage, 1 dog or cat, and 4 rentals allowed. Building is fully rain-screened with new windows. 5 mins to Hwy, 10 mins to North Van & excellent transit options!
More info : HERE

 
 
 
 
 
 

Home buyer demand stays below historical averages in August

The Metro Vancouver* housing market continues to experience reduced demand across all housing types.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential home sales in the region totalled 1,929 in August 2018, a 36.6 per cent decrease from the 3,043 sales recorded in August 2017, and a 6.8 per cent decline compared to July 2018 when 2,070 homes sold.

Last month’s sales were 25.2 per cent below the 10-year August sales average.

“Home buyers have been less active in recent months and we’re beginning to see prices edge down for all housing types as a result,” Phil Moore, REBGV president said. “Buyers today have more listings to choose from and face less competition than we’ve seen in our market in recent years.”

There were 3,881 detached, attached and apartment homes newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in August 2018. This represents an 8.6 per cent decrease compared to the 4,245 homes listed in August 2017 and an 18.6 per cent decrease compared to July 2018 when 4,770 homes were listed.

The total number of homes currently listed for sale on the MLS® system in Metro Vancouver is 11,824, a 34.3 per cent increase compared to August 2017 (8,807) and a 2.6 per cent decrease compared to July 2018 (12,137).

The sales-to-active listings ratio for August 2018 is 16.3 per cent. By housing type, the ratio is 9.2 per cent for detached homes, 19.4 per cent for townhomes, and 26.6 per cent for apartments.

Generally, analysts say that downward pressure on home prices occurs when the ratio dips below the 12 per cent mark for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.

“With fewer buyers active in the market, benchmark prices across all three housing categories have declined for two consecutive months across the region,” Moore said.

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,083,400. This represents a 4.1 per cent increase over August 2017 and a 1.9 per cent decrease since May 2018.

Sales of detached properties in August 2018 reached 567, a 37.1 per cent decrease from the 901 detached sales recorded in August 2017. The benchmark price for detached properties is $1,561,000. This represents a 3.1 per cent decrease from August 2017 and a 2.8 per cent decrease since May 2018.

Sales of apartment properties reached 1,025 in August 2018, 36.5 per cent decrease compared to the 1,613 sales in August 2017. The benchmark price of an apartment property is $695,500. This represents a 10.3 per cent increase from August 2017 and a 1.6 per cent decrease since May 2018.

Attached property sales in August 2018 totalled 337, a 36.3 per cent decrease compared to the 529 sales in August 2017. The benchmark price of an attached unit is $846,100. This represents a 7.9 per cent increase from August 2017 and a 0.8 per cent decrease since May 2018.


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I have sold a property at 3007 5470 ORMIDALE ST in Vancouver.
SWEEPING VIEWS! Welcome to this brand new, never lived in condo in the sky with GST already paid. One of the best views in the building, this perfectly laid out 1 bedroom and flex offers views Downtown, Burrard Inlet, Pacific Ocean and North Shore mountains. As far as the eyes can see! High end finishes including gas range, stainless steel appliances and quality laminate throughout. Perfect investment property as you are steps to Joyce Patterson Skytrain, minutes to Metrotown and a 15 minute train to downtown. On the 15th floor you will find a beautiful gym and communal garden plots. This home comes with parking and storage, pets and rentals allowed. Move in any time or rent it out right away! Full 2-5-10 warranty.
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I have listed a new property at 1902 1055 RICHARDS ST in Vancouver.
THE PERSONALITIES: Those seeking an exclusive and worldly feel of their space, ready to experience one-of-a-kind-moments in the seamless connection between indoor & outdoor living. WHY VISIT: Masterfully curated by Award-Winning Kalu Interiors, with the highest attention to detail, level of quality & no feature overlooked. UNDERSTATED LUXURY. CORNER suite wrapped with floor-to-ceiling windows, bold architectural features, airy interior & timeless design which will excite buyers of all ages. Soaring above the downtown landscape, wake-up to city and mountain views, and end the day with sunset cocktails on the expansive patio with outdoor kitchen. This Hotel-inspired space is calling all Stylish Jet-Setters, Artists, Winos, Foodies, Seekers of Peace, Design Savvy & Architectural Enthusiasts…Please join us at cocktail hour Sept 14th from 5pm – 7pm while previewing such rare space where sophistication & class meets comfort & art.
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I have listed a new property at 20 133 KEEFER ST in Vancouver.
NYC inspired exclusive heritage loft, developed in 2009. 2418 sq.ft. restored & refined home occupies the entire floor, oozing with architectural charm, blending the old world charm & modern design.Featuring:reclaimed timber beams throughout, white-out bricks, double hung windows, wide plank oak flooring, 8’9” ceilings, exceptional lighting, precisely executed kitchen by Bulthaup of Germany, outfitted w/appliances: Miele & Sub-Zero, & full height wine fridge. Massive living area allows for designer dream showroom furniture, house-sized dining, workout area & room for your most ambitious hifi system. Bathrms equipped w/Blu fixtures. 3-window sided home with floor-to-ceiling bi-folding doors seamlessly connecting the living area to a light filled courtyard/garden. Parking leased across St.
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The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the REBGV, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the REBGV, the FVREB or the CADREB.