Please visit our Open House at 36467 CARNARVON CRT in Abbotsford.
Open House on Saturday, February 3, 2018 1:00PM - 3:00PM
BRAND NEW! The newest home in this executive Sumas Mountain cul-de-sac! This home features southern exposure and offers exquisite views of the Valley & Mount Baker. Inside the great room plan is bright, spacious and welcoming! The expansive living and dining room are open an offer floor to ceiling windows to take advantage of your views! They even open up to your huge covered deck. On the same floor, enjoy your master bedroom with full luxurious en-suite & a HUGE walk-in-closet! Above, you've got 3 bedrooms and open flex area perfect for a home office, kids study or rec-space. Below features a spacious 2 bed LEGAL suite to help with the mortgage! Homes includes 2-5-10 warranty for piece of mind. Call today for your viewing!
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Please visit our Open House at 113 ELLESMERE AVE in Burnaby.
Open House on Saturday, February 3, 2018 1:00PM - 3:00PM
Brand new!! Stunning custom built home with the most amazing views of the mountains & the inlet from your rooftop deck. The open layout is perfect for entertaining your guests with the modern chef kitchen. The home boasts wide plank hardwood floors, stainless steel appliances, quartz countertops & much more. Enjoy the views from your walk out front porch in your master bedroom which also features a spacious WIC & a lavish ensuite with a soaker tub to unwind. Need more? This home offers a legal suite, security with 4 HD cameras & 2-5-10 warranty for piece of mind! Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown Shopping & Downtown Vancouver.
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Please visit our Open House at 113 ELLESMERE AVE in Burnaby.
Open House on Sunday, February 4, 2018 1:00PM - 3:00PM
Brand new!! Stunning custom built home with the most amazing views of the mountains & the inlet from your rooftop deck. The open layout is perfect for entertaining your guests with the modern chef kitchen. The home boasts wide plank hardwood floors, stainless steel appliances, quartz countertops & much more. Enjoy the views from your walk out front porch in your master bedroom which also features a spacious WIC & a lavish ensuite with a soaker tub to unwind. Need more? This home offers a legal suite, security with 4 HD cameras & 2-5-10 warranty for piece of mind! Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown Shopping & Downtown Vancouver.
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Purchasing in a strata building means buying into its bylaws. Here are some potential deal-breakers

 

Buying a condo? The legal doctrine of caveat emptor (“let the buyer beware”) continues to apply to real estate transactions in BC today, and can have the effect of denying the buyer a remedy for defects and deficiencies discovered in the property after purchase. In general, the onus is on the buyer to determine the state and quality of the property being sold – rather than on the seller to point out any potential problems.

When purchasing into a strata building, an important part of the buyer’s due diligence process is reviewing and understanding the current bylaws of the strata corporation. A failure to review the bylaws can lead to nasty, unwanted surprises for new homeowners later down the road. 

Schedule “A” of the Strata Property Act establishes a standard set of bylaws that apply to all strata corporations unless some or all of them have been replaced by custom bylaws. Any bylaw amendment must be passed by a three-quarter vote of owners at either an Annual General Meeting (AGM) or a Special General Meeting (SGM). Practically speaking, most large strata corporations will have adopted their own custom bylaws.

Bylaws are only enforceable if they are registered with the Land Title and Survey Authority (LTSA). However, there is no strict time limit within which a strata corporation must register the bylaws at the LTSA after their adoption by the owners. In a seller’s condo market, it is not unheard of for prospective purchasers to submit offers without any subjects. In such cases, time-permitting, prospective purchasers should consider ordering a copy of the strata corporation’s registered bylaws from the LTSA prior to submitting an offer. 

In addition to reviewing the registered bylaws, it is important for prospective purchasers to request a “Form B” Information Certificate. The Form B discloses a variety of important information about the strata lot and the strata corporation including any copies of any bylaw amendments that have not yet been registered with the LTSA. 

Here are five types of bylaws that you should pay particular attention to, as they could make a huge difference to many buyers.

Rental Restrictions or Rental Prohibition

Particularly if you’re purchasing the property as an investment, but also if you might simply want to rent out your place and go travelling, you will want to ensure that you are in fact allowed to rent out your strata lot. The strata corporation may have already enacted bylaws that could either prohibit the rental of residential strata lots entirely, or limit the number or the percentage of strata lots that may be rented out. Strata corporations may also restrict the length of time for which strata lots may be rented.

Short-Term Accommodation Prohibition

Offering up all or part of your strata lot for short-term accommodation can be a significant mortgage helper. However, the rise of AirBnB has led many strata corporations to pass use-of-property bylaws that prohibit short-term accommodations. So, even though the City of Vancouver will now permit primary residences to be let short-term by licensed hosts, that doesn’t mean the strata corporation permits this practice.

These bylaws should not be confused with rental restrictions or prohibitions, as BC courts have found that short-term accommodations are legally different in nature to rentals. Unlike with rental restrictions or prohibitions, there is no grandfathering of use-of-property bylaws. Rather, they take effect as soon as they are registered with the LTSA.  

Pet Restriction or Pet Prohibition 

When buying a home for yourself, make sure that your pet has a home as well. Pet bylaws vary greatly and can be as extreme as a complete pet prohibition. However, it is more common for strata corporations to restrict the number and types of pets.

The often-used Schedule “A” bylaws restrict pets in a strata lot to one or more of (1) a reasonable number of fish or other small aquarium animals, (2) a reasonable number of small caged mammals, (3) up to two caged birds and (4) one dog OR one cat. Strata corporations who have passed a custom pet bylaw may have modified these restrictions and may require pets to be pre-approved and registered with the strata council.

Approval for Hardwood Flooring

Want to replace carpeting with hardwood floors before moving in? It’s important to remember that when it comes to strata living, an owner is not the master of their own domain. In an attempt to reduce noise transmission between strata lots, many strata corporations have adopted bylaws that specifically regulate the installation of new flooring.

Even if your strata corporation’s bylaws do not contain specific provisions targeting the installation of flooring, the bylaws will always contains some general provisions requiring approval of the strata council for alterations or renovations to a strata lot. Proceed with caution before making such changes.  

Insurance Bylaws

Unfortunately, many homeowners will check their strata corporation’s bylaws only after a problem arises. One very common issue faced by owners in a strata building concerns the obligation to repair water damage. Depending on the wording of insurance bylaws, you may be liable for damage caused by water escaping from your strata lot irrespective of whether you have been negligent or careless. The easiest way to protect yourself from such claims is by making sure that you purchase your own individual homeowner insurance to fill in any gaps left by the strata corporation’s insurance policy. 

 

 

 

 

Source:http://www.rew.ca/news/buyer-beware-5-bylaws-to-watch-when-buying-a-condo-1.23125685

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The year’s most-read news stories take in the BC election, the mortgage stress test and some diverging market predictions

 

In a year of market uncertainty, various government interventions and a provincial election, REW’s News + Trends category saw more clicks than ever before. But what were the hottest of all those hot topics? Here’s our countdown of our five most-clicked News + Trends stories of the year…

5. “Stress Test” for All Mortgages to Launch in New Year

The fifth most-read news story of 2017 was the announcement of the dreaded “stress test” qualification rules being extended to all new mortgage applicants. The test had already been applied to applicants for insured mortgages (less than 20% down payment) in the fall of 2016, but fears that even those buyers with 20% down payment or more were overstretching themselves – and putting banks at risk – led to the much-anticipated announcement in October 2017. There was a lot of pushback, with some decrying the decision as likely to make things worse.

4. NDP Plans 2% Yearly Tax for Non-Resident Home Owners

The only provincial election story to hit our top five most-clicked is this pre-election piece about a key NDP housing promise. The eventually victorious party pledged that if it were to gain power, it would impose a 2% tax on owners of Vancouver homes who do not pay Canadian income taxes (with many exemptions for non-taxpaying locals). As of December 2017, there’s no sign of any such tax so far, but it’s still early days.

3. New Mortgage Rules Set to Further Cool Markets Up To 10%

The second of two stories on the new stress test, this one anticipates the October confirmation about the new policy, with TD Bank predicting that it could cool the housing market. The reduction in buyers’ purchasing power could be as much as 20%, and with some markets already seeing a slowdown, the new rules could exacerbate any price corrections, said the bank. We’ll see in the first part of 2018 whether TD’s number-crunchers were right…

2. Vancouver Housing Market “Ain’t Seen Nothing Yet”

One of two prediction stories about Vancouver’s housing market in these rankings, this piece was more of a warning than an optimistic outlook. At an industry event, leading real estate marketer Cameron McNeill from MLA Canada warned that the relatively slow rate of new home construction combined with increased demand and population growth meant that Vancouver was “dancing on the edges of a massive problem” in housing supply. What does this mean for market activity and home prices? “We ain’t seen nothin’ yet,” McNeill warned. The article that covered his comments obviously rang our users’ alarm bells, as it was the year’s second most-read News + Trends story.

1. 2017 Vancouver and BC Real Estate Market Outlook

Our top story of the year was also our first story of the year. This January 3, 2017 article was a round-up of market predictions from various industry groups and Big Banks – some of them bullish, some less so. Most predicted a drop in home sales compared with the frenzy of early 2016 – correctly, as it turns out. But the overall consensus that Vancouver and BC home prices would lose ground turned out to be inaccurate – only Central 1 was correct, in that home prices in fall of 2017 would be higher than a year previously. This story was popular right off the bat in January, but readers also kept coming back to it throughout the year – perhaps to see whose predictions had been right…

 

 

 

 

Source:http://www.rew.ca/news/5-hottest-real-estate-news-stories-of-2017-1.23119143

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Please visit our Open House at 36467 CARNARVON CRT in Abbotsford.
Open House on Saturday, January 27, 2018 12:00PM - 2:00PM
BRAND NEW! The newest home in this executive Sumas Mountain cul-de-sac! This home features southern exposure and offers exquisite views of the Valley & Mount Baker. Inside the great room plan is bright, spacious and welcoming! The expansive living and dining room are open an offer floor to ceiling windows to take advantage of your views! They even open up to your huge covered deck. On the same floor, enjoy your master bedroom with full luxurious en-suite & a HUGE walk-in-closet! Above, you've got 3 bedrooms and open flex area perfect for a home office, kids study or rec-space. Below features a spacious 2 bed LEGAL suite to help with the mortgage! Homes includes 2-5-10 warranty for piece of mind. Call today for your viewing!
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Please visit our Open House at 36467 CARNARVON CRT in Abbotsford.
Open House on Sunday, January 28, 2018 12:00PM - 2:00PM
BRAND NEW! The newest home in this executive Sumas Mountain cul-de-sac! This home features southern exposure and offers exquisite views of the Valley & Mount Baker. Inside the great room plan is bright, spacious and welcoming! The expansive living and dining room are open an offer floor to ceiling windows to take advantage of your views! They even open up to your huge covered deck. On the same floor, enjoy your master bedroom with full luxurious en-suite & a HUGE walk-in-closet! Above, you've got 3 bedrooms and open flex area perfect for a home office, kids study or rec-space. Below features a spacious 2 bed LEGAL suite to help with the mortgage! Homes includes 2-5-10 warranty for piece of mind. Call today for your viewing!
Read full post

Please visit our Open House at 113 ELLESMERE AVE in Burnaby.
Open House on Saturday, January 27, 2018 1:00PM - 3:00PM
Brand new!! Stunning custom built home with the most amazing views of the mountains & the inlet from your rooftop deck. The open layout is perfect for entertaining your guests with the modern chef kitchen. The home boasts wide plank hardwood floors, stainless steel appliances, quartz countertops & much more. Enjoy the views from your walk out front porch in your master bedroom which also features a spacious WIC & a lavish ensuite with a soaker tub to unwind. Need more? This home offers a legal suite, security with 4 HD cameras & 2-5-10 warranty for piece of mind! Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown Shopping & Downtown Vancouver.
Read full post

Please visit our Open House at 113 ELLESMERE AVE in Burnaby.
Open House on Sunday, January 28, 2018 1:00PM - 3:00PM
Brand new!! Stunning custom built home with the most amazing views of the mountains & the inlet from your rooftop deck. The open layout is perfect for entertaining your guests with the modern chef kitchen. The home boasts wide plank hardwood floors, stainless steel appliances, quartz countertops & much more. Enjoy the views from your walk out front porch in your master bedroom which also features a spacious WIC & a lavish ensuite with a soaker tub to unwind. Need more? This home offers a legal suite, security with 4 HD cameras & 2-5-10 warranty for piece of mind! Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown Shopping & Downtown Vancouver.
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I have listed a new property at 36467 CARNARVON CRT in Abbotsford.
BRAND NEW! The newest home in this executive Sumas Mountain cul-de-sac! This home features southern exposure and offers exquisite views of the Valley & Mount Baker. Inside the great room plan is bright, spacious and welcoming! The expansive living and dining room are open an offer floor to ceiling windows to take advantage of your views! They even open up to your huge covered deck. On the same floor, enjoy your master bedroom with full luxurious en-suite & a HUGE walk-in-closet! Above, you've got 3 bedrooms and open flex area perfect for a home office, kids study or rec-space. Below features a spacious 2 bed LEGAL suite to help with the mortgage! Homes includes 2-5-10 warranty for piece of mind. Call today for your viewing!
Read full post

Please visit our Open House at 113 ELLESMERE AVE in Burnaby.
Open House on Saturday, January 20, 2018 1:00PM - 3:00PM
Brand new!! Stunning custom built home with the most amazing views of the mountains & the inlet from your rooftop deck. The open layout is perfect for entertaining your guests with the modern chef kitchen. The home boasts wide plank hardwood floors, stainless steel appliances, quartz countertops & much more. Enjoy the views from your walk out front porch in your master bedroom which also features a spacious WIC & a lavish ensuite with a soaker tub to unwind. Need more? This home offers a legal suite, security with 4 HD cameras & 2-5-10 warranty for piece of mind! Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown Shopping & Downtown Vancouver.
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Please visit our Open House at 113 ELLESMERE AVE in Burnaby.
Open House on Sunday, January 21, 2018 1:00PM - 3:00PM
Brand new!! Stunning custom built home with the most amazing views of the mountains & the inlet from your rooftop deck. The open layout is perfect for entertaining your guests with the modern chef kitchen. The home boasts wide plank hardwood floors, stainless steel appliances, quartz countertops & much more. Enjoy the views from your walk out front porch in your master bedroom which also features a spacious WIC & a lavish ensuite with a soaker tub to unwind. Need more? This home offers a legal suite, security with 4 HD cameras & 2-5-10 warranty for piece of mind! Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown Shopping & Downtown Vancouver.
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Short-term rentals are allowed starting April 2018 – but not before

A short-term rental (STR) is a home, or a room in a home, that is rented for less than 30 days at a time.

Starting April 2018, short-term rentals are allowed, based on new rules that City Council approved at the October 2017 public hearing.

Before April 2018, short-term rentals are not allowed in Vancouver, except in hotels or bed-and-breakfasts (B&Bs) that are zoned and licensed.

Current rules

 Allowed

Long-term rentals (30 days or more at a time) are allowed in all residential dwelling units (or a room within one) if you have a residential rental property business licence.

 Not allowed

Short-term rentals (less than 30 days at a time) aren't allowed, except for hotels or bed-and-breakfasts (B&Bs) that are zoned and licensed.

New rules starting April 2018

 Allowed

Short-term rentals are allowed when:

  1. It's your principal residence, in other words, where you live most of the year and the residential address you use for bills, identification, taxes, and insurance
  2. It's a legal dwelling unit (a home with an address that complies with all applicable regulations, including building code and fire safety)
  3. You have a short-term rental business licence
  4. If you're renting, your landlord allows you to sublet your home as a short-term rental
  5. If you're in a strata, your strata bylaws support short-term rentals in your building

Long-term rentals are allowed in all residential dwelling units (or a room within one) if you have a residential rental property business licence.

 Not allowed

Short-term rentals aren't allowed when:

  1. It's not your principal residence, in other words, you don't live there most of the year
  2. If you're a renter, your landlord doesn't allow you to sublet your home as a short-term rental
  3. If you live in a strata, your strata bylaws don't support short-term rentals in your building
  4. It's an illegal dwelling unit (it doesn't comply with all applicable regulations, including building code and fire safety) 

Will you have to pay the Empty Homes Tax?

No. To rent your home short-term, it needs to be your principal residence. The tax doesn't apply to principal residences.

Learn about the Empty Homes Tax

Why we’re changing the rules

Vancouver is facing a housing affordability crisis, rental vacancies are low, and short-term rental listings continue to grow. This large, unregulated market creates:

  • Health and safety risks to residents and tourists
  • Imbalance between hotels, long-term renters, and others with taxes and licencing fees

Allowing short-term rentals only in your primary residence with a business licence will:

  • Allow you to earn additional income
  • Provide Vancouver with short-term accommodation options to support our tourism industry
  • Help us respond to any concerns with noise, garbage, parking, and safety
  • Help us protect existing long-term rental housing and potentially add new long-term rental housing to the market

Timeline

Here is our process and anticipated milestones.

  • Oct 2016

    City Council asks staff to create new business licence rules for renting principal residences short-term

  • Ongoing

    Staff investigate existing short-term rental operations in Vancouver and other cities

  • Jul 11, 2017

    Staff present the proposed rules to City Council, who refers them to a public hearing

  • Nov 14, 2017

    City Council holds the public hearing and approves the proposed rules and related bylaw changes

  • WE ARE HERE
  • Apr 2018

    Short-term rentals are allowed in principal residences and you can apply for a business licence

 
 
Source:http://vancouver.ca/doing-business/short-term-rentals.aspx
 
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Please visit our Open House at 175 DELTA AVE in Burnaby.
Open House on Sunday, January 14, 2018 1:00PM - 3:00PM
Perfect family home on Capitol Hill! Breath-taking westwards views of DT Vancouver & the Burrard inlet from all levels. This home offers a very functional layout on the main which includes a den & a spice kitchen! Above you'll notice 4 bedrooms (rarely found on 33 ft lots) with a master taking advantages of the views with a covered balcony. Home boasts many features including beautiful hardwood flooring, HD Security cameras radiant heat & more! Below you'll find a 1 bed legal suite. Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown shopping and downtown Vancouver. Call for your personal showing!
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Please visit our Open House at 113 ELLESMERE AVE in Burnaby.
Open House on Saturday, January 13, 2018 1:00PM - 3:00PM
Brand new!! Stunning custom built home with the most amazing views of the mountains & the inlet from your rooftop deck. The open layout is perfect for entertaining your guests with the modern chef kitchen. The home boasts wide plank hardwood floors, stainless steel appliances, quartz countertops & much more. Enjoy the views from your walk out front porch in your master bedroom which also features a spacious WIC & a lavish ensuite with a soaker tub to unwind. Need more? This home offers a legal suite, security with 4 HD cameras & 2-5-10 warranty for piece of mind! Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown Shopping & Downtown Vancouver.
Read full post

Please visit our Open House at 113 ELLESMERE AVE in Burnaby.
Open House on Sunday, January 14, 2018 1:00PM - 3:00PM
Brand new!! Stunning custom built home with the most amazing views of the mountains & the inlet from your rooftop deck. The open layout is perfect for entertaining your guests with the modern chef kitchen. The home boasts wide plank hardwood floors, stainless steel appliances, quartz countertops & much more. Enjoy the views from your walk out front porch in your master bedroom which also features a spacious WIC & a lavish ensuite with a soaker tub to unwind. Need more? This home offers a legal suite, security with 4 HD cameras & 2-5-10 warranty for piece of mind! Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown Shopping & Downtown Vancouver.
Read full post

Please visit our Open House at 113 ELLESMERE AVE in Burnaby.
Open House on Saturday, January 6, 2018 1:00PM - 3:00PM
Brand new!! Stunning custom built home with the most amazing views of the mountains & the inlet from your rooftop deck. The open layout is perfect for entertaining your guests with the modern chef kitchen. The home boasts wide plank hardwood floors, stainless steel appliances, quartz countertops & much more. Enjoy the views from your walk out front porch in your master bedroom which also features a spacious WIC & a lavish ensuite with a soaker tub to unwind. Need more? This home offers a legal suite, security with 4 HD cameras & 2-5-10 warranty for piece of mind! Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown Shopping & Downtown Vancouver.
Read full post

Please visit our Open House at 113 ELLESMERE AVE in Burnaby.
Open House on Sunday, January 7, 2018 1:00PM - 3:00PM
Brand new!! Stunning custom built home with the most amazing views of the mountains & the inlet from your rooftop deck. The open layout is perfect for entertaining your guests with the modern chef kitchen. The home boasts wide plank hardwood floors, stainless steel appliances, quartz countertops & much more. Enjoy the views from your walk out front porch in your master bedroom which also features a spacious WIC & a lavish ensuite with a soaker tub to unwind. Need more? This home offers a legal suite, security with 4 HD cameras & 2-5-10 warranty for piece of mind! Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown Shopping & Downtown Vancouver.
Read full post

Please visit our Open House at 175 DELTA AVE in Burnaby.
Open House on Saturday, January 6, 2018 1:00PM - 3:00PM
Perfect family home on Capitol Hill! Breath-taking westwards views of DT Vancouver & the Burrard inlet from all levels. This home offers a very functional layout on the main which includes a den & a spice kitchen! Above you'll notice 4 bedrooms (rarely found on 33 ft lots) with a master taking advantages of the views with a covered balcony. Home boasts many features including beautiful hardwood flooring, HD Security cameras radiant heat & more! Below you'll find a 1 bed legal suite. Conveniently located, the home has easy access to SFU, BCIT, Brentwood & Metrotown shopping and downtown Vancouver. Call for your personal showing!
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I have sold a property at 39 32777 CHILCOTIN DR in Abbotsford.
Cartier Heights! You won't find many new Rancher Style townhomes - here's your chance at a spacious townhome at a great value! The main level offers a generous kitchen with slide out door to a south facing patio, and even a walk-in pantry! Living space includes a natural-gas fireplace, Brand-NEW carpets & a deck with views to the north. .2 bed ups including a master with ensuite - roomy 3rd bedroom below. Below also includes a rec-room, full bath, and huge laundry room! Other features include a double garage & built-in vacuum. No age restrictions and pets allowed with some restrictions! Call today to schedule your showing, won't last long!
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