Lisa Yasuda,PREC : Blog : Latest Blog Posts

Unveiling the Truth: The Reality Behind Multiple Offers in Real Estate

Wed, 03 Apr 2024 02:45:12 GMT

Imagine this: You've set your sights on your dream home, ready to make an offer, when suddenly you're told there are multiple offers in play. It's a common scenario, especially during the bustling spring market in the Fraser Valley. But what if those competing bids aren't as genuine as they seem? Can realtors really conjure up rival offers to sway negotiations or inflate the asking price?

Let me share a personal anecdote that left a lasting impression. Several years ago, I found myself in a situation where multiple offers were purportedly on the table, prompting swift action from my buyers and me. However, just moments before the offer presentation, we received a startling call. The other offer, we were told, had mysteriously vanished, leaving us as the sole contenders. Despite this unexpected turn of events, the realtor insisted on presenting our original offer without allowing us the opportunity to revise it. Their rationale? "I know what your people are willing to pay," they confidently asserted. After some assertive (read: screaming, threatening) reminders from me to my colleague of a realtor’s ethical obligations, my buyer managed to revise the offer to a lower price, which was eventually accepted. To this day, my buyers still reside happily in the same home, nearly a decade later.

But what's the real impact of such situations? It's more than just a minor inconvenience—it's a breach of trust in the realtor, the profession, and the entire home buying process. In British Columbia, realtors are bound by stringent ethical standards, emphasizing honesty, integrity, and unwavering loyalty to their clients' best interests. Distorting the truth, such as fabricating multiple offers, isn't just frowned upon—it's explicitly prohibited by the Real Estate Services Act (RESA). RESA mandates that realtors must promptly and accurately disclose all offers received on a property, ensuring transparency and fairness in negotiations.

In a bid to enhance transparency in bidding wars, the Vancouver and Fraser Valley boards introduced a Disclosure of Multiple Offers Presented Form in July 2023. This form lists the offers received and the submitting brokerage, aiming to provide greater clarity without disclosing specific offer amounts or conditions. The form must be signed by the selling realtor and homeowner and shared with all participants of the multiple offer situation within one calendar day after the seller accepts an offer. This change is a step forward in fostering trust in the real estate transaction process.

So, can realtors still manipulate negotiations with tales of multiple offers? While the temptation may persist, the stringent regulations and safeguards in British Columbia's real estate realm make it increasingly difficult to deceive. As the real estate landscape continues to evolve, it's essential for both buyers and sellers to remain vigilant and informed. Have you faced similar situations? Share your experiences below or DM me. Let's keep the conversation going.

*In the intricate game of real estate negotiations, honesty serves as our unwavering ace, guiding us through transactions with integrity and transparency.*

Considering a Bathroom Reno? Don't Miss These Trends for 2021

Sun, 18 Apr 2021 01:36:00 GMT

Visit the original posting...

Clear That Clutter: 10 Easy Steps!

Tue, 14 Apr 2020 20:26:50 GMT

You're stuck in your house for the umpteenth day and are running out of things to do. You've baked the bread in your Instant Pot, tried all the recipes from the trendy cookbook, painted a gazillion rocks, and gone on a ton of family walks, right?

You know what needs to be done and yet you keep putting it off, don't you?

It's the storage room (cue the Jaw-themed music)...or your kitchen cupboards/closet/underwear drawer.

Clutter causes chaos-it prevents us from attaining the order we desire and takes up mind space. I don't know about you but every time I go get toilet paper out of the storage room a little bit of my soul is sucked away into the depths of my overly burdened, overflowing, storage room and I chastise myself for it. Why not just tackle that space, get it organized and efficient, and release my mind from the stressor (and the condescending brain speak tone which frankly, I do not appreciate).

Because it's overwhelming!

Where do you start? What's the most effective way to deal with the items? Well, I've polled the storage experts read some articles and here are some steps to guide you from chaos to calm.

Step 1: Mindset

Yes, honestly this is the first step. You've got to get your mind right and prepare to get into the zone. Some of those boxes you open are going to bring a flood of memories and emotions. That first picture your baby drew? It's in there. Those champagne glasses that say Bride and Groom? They're in there too. Letters and cards from loved ones, old journals, photo albums --they're all going to vie for your attention and tug at your heart strings. Prepare yourself by knowing you may become emotional and don't let the walk down memory lane drain your energy and prevent you from completing the task at hand.

Step 2: Set a Time Limit

Give yourself a 30-60 minute window to work on decluttering, that way you'll be more focused and less likely to find yourself in the corner crying over Billy's box of Bakugans.

Step 3: Gather Supplies

trash bags
empty boxes
post it notes
sharpie
box of tissues (Billy's Bakugans, remember?)

Step 4: Sort Items Using the Four Box Method

Keep It | Donate It | Trash It | Store It

A. Keep It
This should be your smallest box and should include sentimental items and things you would use daily/weekly but somehow got misplaced.

B. Donate It
Fill with valuable items you no longer use
Consider the item's condition--is it in good shape? Remember donations become garbage if they're not clean, or in good shape. Be considerate.

C. Toss It
Just a note here--keep your 'purging energy' in check. Before you toss it, think about whether or not it's a donate-able item.

D. Store It
This box should include any items you cannot part with but don't need on a regular basis. Items like seasonal decor or seasonal clothing are examples.

Step 5: Re-Storing

Group like items and stick to broad categories like 'Memories' instead of birthday cards and love letters.

Step 6: Organize What's Left

Purchase transparent storage boxes, organizers and shelving units. Place the items that you've organized into groups into the transparent boxes and label them. You can itemize the labels to give you a better idea of contents:

Label: Sewing
Items: Christmas Prints,Patterned Prints, Quilting Batting, Fat Quarters (this term makes me giggle)

Step 7: Clean the Storage Room/Closet/Cupboard

Wipe down the surfaces, vacuum, dust away cobwebs, spray some Febreze around. This is probably the worst part so turn the music up real loud and shake your booty while you shake your feather duster.

Step 8: Pack The Items Away

Pack away the containers with the bulky and heavy items on or close to the floor. Make sure you organize the space so that you only need to move one other item in order to access another. If you have to move boxes around like the pieces on that Traffic Jam game chances are you're either going to mess up the space again over time, or you're going to forget about what you have and just go buy another one. Don't do this--clutter causes chaos, remember?

Step 9: Donate

I hear you rolling your eyes-- 'this is not the time to donate' --but hear me out...

Get.
It.
Ready.

Once we find the new normal that awaits us your clutter will still need evicting so take those Donate It boxes, close them up with some packing tape, and put them on the floor of your garage so that they are ready to go when the time comes.

Or, you can list the items on a Buy Nothing group on Facebook.

Some precautions I've noticed people taking in light of COVID-19 are:

washing items
bagging them using gloved hands
letting sit in garage or on front step for a day or two
putting the items in bags labelled for the recipient
DM'ing your address privately rather than on the group/site

Step 10: Go do another room

Just kidding--go make another loaf of bread or if it's 7pm go bang on your pots and pans to thank a front line worker.

Once you've achieved your organizational zen, please feel free to send good energies my way as I have huge storage room that needs tackling too. I'll get to it right after I finish this loaf of bread...

Buying a Home in a Competitive Neighborhood

Tue, 16 Apr 2019 18:59:51 GMT

Imagine you’ve dreamed of living in a particular neighbourhood, perhaps for years, and then, when you're finally ready to make a move, finding out that the area is competitive and buying there is definitely a challenge.

A disappointment? Not necessarily.

There is a lot you can do to buy into a popular neighbourhood, even in competitive offer situations.

Your first step is to start targeting that area now. Find out about property types, prices and trends. In particular, you’ll need to know what price range you should be thinking about, and making sure that it’s going to fit your budget. To do that, you might need to get a determination of the Fair Market Value of your current home.

Next, begin making preparations so you can get a jump on opportunities in that neighbourhood quickly. You don't want to see a great property come on the market and not be ready to make a move. So, get your current home in order so it’s ready for a quick listing.

If possible, make arrangements to get alerted to new listings as soon as they come on the market. Keep in mind that a new listing may not appear online for several days. By getting advance notice, you can be among the first buyers to see the home and have an early advantage over other buyers.

If it's likely there's going to be competing offers for the home you want, there are many strategies that can increase your chances of winning. These involve going in at the right price, minimizing conditions to the offer, presenting the offer appropriately, and negotiating effectively.

Is there a neighbourhood you want to get into? I can help make it happen. Call today.

How to Boost Your Home's Curb Appeal

Mon, 15 Oct 2018 02:10:00 GMT

Ideally, you would like buyers to wait until they’ve viewed your whole property before they judge it. However, the reality is, buyers start forming an impression of your home as soon as they see it from the curb. So, it pays to do everything you can to improve your property’s “curb appeal”.

Here are some ideas:

~You can improve the impact of your landscaping by trimming hedges, removing any unsightly weeds, and cutting the grass. Planting just a few fresh flowers can make a big impact.

~If your main entrance door is old, a fresh coat of paint will make it look like new. In some cases, the effect is significant.

~Remove any items that might distract the buyer from forming a good first impression. For example, garbage cans, stored items along the side of the property, etc.

~Make sure the curtains and blinds on your front windows are open during viewings. That will make your home look more friendly and appealing.

~If your driveway has grease stains and other blemishes, consider renting a power washer and giving the driveway a thorough cleaning.

~Clean your front windows. If possible, also clean the exterior panes.

~Finally, if possible, park your vehicles on the street and away from your home. Doing this will not only make your home look more inviting to buyers, it will give them a convenient place to park.

Most of these tips can be done in less than a day. Yet, they can make a big difference in your home’s curb appeal. They are worth the effort!

Prepare Your Garden For Fall

Sun, 30 Sep 2018 00:23:00 GMT

The weather has started to cool down, so now’s the time to start planning for the first frost and getting your garden ready for fall. Some things you should do to transition your garden into the fall season are listed below.

Clean out your garden.

Make sure your perennials are ready to come back swinging next year by trimming them down as they become dormant. This will save the root of the plant. You can also go ahead and remove any spent plants from the roots up. If your garden has a mix of perennials and annuals, keep track of your garden’s layout as you go to make it easier to plan your spring planting.

Plant cover crops.

A cover crop, also known as green manure, is an organic fertilizer. Cover crops maintain the richness of the soil and protect your soil through the winter, helping you create an even better garden come spring.

Add compost.

Organic fertilizers are becoming more and more popular. One of the best ways to get organic fertilizer is to create it yourself by composting. To compost, clean out your garden and add the plant debris to a compost pile, then mix it in with other compost material. Spread a good mix of compost over your garden in the fall to refurbish the soil and help protect the soil during the winter.

Now that the weather is cooling off, it’s a great time to spruce up your current home or to find a new house to make your own. Give me a call if you or someone you know has any questions about real estate!

3 Not-So-Obvious Indicators it's Time to Sell

Fri, 31 Aug 2018 16:44:33 GMT

There are many good reasons to put your property on the market. Some examples include a relocation, the kids leaving the nest, the need for something bigger or smaller, and the list goes on and on. However, there are also some less-than-obvious indicators that it may be time to sell. Consider the following:

1. Your Property is no longer a Good "Fit"

Your home may have been perfect for you when you bought it. But things change. Families grow. Needs evolve. For any number of reasons, your property may no longer be a good fit for you. If that's the case, it makes sense to at least take a look at what's available on the market. Who knows? Your next "perfect" home may be for sale right now — within your price range!

2. The Neighbourhood is Changing

You may have been in love with the neighbourhood when you first moved in. But, over time, the characteristics of any area can change. Those changes don’t necessarily mean the neighbourhood is getting worse. In fact, it may be changing in a positive way; perhaps becoming more urban. But, "more urban" may not be what you want. So take a look at the direction your neighbourhood is heading. Ask yourself, "Do I still want to be living here in two years?"

3. You're Ready for Your Dream Home

Remember when you purchased your current property? Did it have every feature you wanted? Was it your dream home? Or, did you have to compromise on a few things, such as the size of the kitchen? If you had to make some tough choices back then, it might be time for you to finally get the home of your dreams.

Those are just three indicators it may be time for you to make a move. Of course, there are many others. If you've been entertaining the idea of selling your property and finding your next dream home, give me a call. I can show you what's available on the market, and keep you informed of new listings that match what you're looking for. Contact me anytime AT 778.242.3616.

ENJOY THE DAY,

Lisa

Seller's market continues for single family detached and townhomes in Fraser Valley

Fri, 02 Oct 2015 20:26:26 GMT

Property sales in the Fraser Valley remained strong in September, consistent with the near-record setting pace of the last six months.

The Fraser Valley Real Estate Board processed 1,727 sales, an increase of 22 per cent compared to 1,419 sales during September of last year. Last month’s sales were on par with September 2005 and second to September’s all-time high for sales in 1992.

Jorda Maisey is the Board’s President. “Sales remain brisk depending on the property type and location. We’re continuing to see many family homes that are priced right receive multiple offers and sell in a matter of days. People actively looking for a home will already know that in some communities, selection is very tight.

“In Langley where I live and work, we have less than two months supply of single family homes and townhomes, which means buyers and their REALTORS® have to be informed, prepared and have a strategy.”

In September, the total number of active listings in the Fraser Valley was 7,122. This represents a 4 per cent decrease compared to August and a 22 per cent decrease compared to September of last year. For September, this is the lowest inventory levels have been since 2006.

Maisey adds, “Where we have the best selection currently is within our Fraser Valley condo market. That market is currently in balanced conditions. In most communities, buyers have a healthy choice of both new and resale units and steady sales over the last few months have led to modest increases in prices, which is good news for sellers.”

The MLS® Home Price Index benchmark price of a detached home in September was $639,500, an increase of 12.2 per cent compared to September of last year when it was $569,800. The MLS® HPI benchmark price of Fraser Valley townhouses increased 3.1 per cent going from $299,600 in September of last year to $308,900 last month. The benchmark price of apartments was $197,500, an increase of 2.0 per cent compared to $193,600 in September 2014.

Maisey adds, “Our market this year has reflected consumers’ confidence in the economy and in the Fraser Valley. We have amongst the most affordable real estate in the Lower Mainland in some of the fastest-growing, dynamic communities in BC. It’s a smart place to invest.”

Source: http://www.fvreb.bc.ca/

Why Buyers LOVE Walnut Grove

Fri, 14 Aug 2015 03:46:00 GMT

The neighbor is doing it. Your friends are doing it. Lately it seems like everyone is doing it in Walnut Grove. Yes, it's true, many people are selling their homes for prices that exceed their asking price...and sometimes doing so before it even hits the market!

The statistics show that at the beginning of 2013 a three bedroom home between 2000-3800sqft sat on the market for an average of 101 days! Now, that very same home is selling on average in 6 days---so fast that ink on the listing contract isn't even dry yet!

What is going on in the Grove? Why are buyers competing and paying over $711,000.00 for a home in 2015 that they could have purchased for $544,000.00 in 2013? I believe there are a number of reasons--and it's not just because the people are nice (although they really are).

1. Public Schools--we're #1(...and 3, and 4)

According to the Fraser Institute, elementary schools in Walnut Grove occupy five out of the top ten spots! Alex Hope elementary school (located in the Forest Hills/ Manor Park area) holds the spot as the number one public elementary school in all of Langley! As a realtor who does much business in the Forest Hills/Manor Park area, I have had many buyers reveal that school ranking is one of their number one reasons for choosing a neighborhood.

2. Lot Size--typical lot sizes runs from 5000sqft to 8000sqft (although we do have some as larges as 10,000sqft and over!)

Who would have thought that a 5000sqft lot would be considered LARGE? Many new homes in neighboring areas are being built on lots of 3700sqft or less. If you're not outdoorsy, or don't have children or a large dog, then a smaller lot size might be absolutely perfect for you. If however you need room for a trampoline, or have a rambuctious canine or a child (or two) then the lot sizes in Walnut Grove are very appealing.

3. Walkability--leave the car at home

Walnut Grove is a well planned out community and most amenities are no more than a 15 minute walk away. Shopping, coffee shops, specialty food stores, indoor swimming pool, public library, meeting rooms, medical clinics and ice cream shops, parks, tennis courts and community gardens can all be found in Walnut Grove. And, if you're feeling especially enthusiastic, you can bike out to Derby Reach and sit by the Fraser River and watch the sun go down.

4. Proximity to Highway #1--Honey, start the car!

Walnut Grove is called a bedroom community. When I first read that I'll admit I was offended thinking that the article meant we were all sleepy! Not so, it means that the residents of this community typically commute to their jobs and then return to Walnut Grove to sleep (thus the term 'bedroom' community) so being only about five minutes to the highway is another appealing feature that is attracting buyers. Commuting into Vancouver is much quicker now since the new Port Mann bridge has been built and it's going to get even better with the recent announcement of a highway interchange from 216th. Details are sparse at this point as development and planning get underway but you can read a little about it here.

These are just a few of the things that make Walnut Grove a desirable place to live. There are also the benefits of cul de sacs; elements of privacy due to mature flora or creekbeds/forests; young families; and wonderful sports teams such as hockey, basketball, competitive swimming and soccer. It's a great place to call home and I feel such peace knowing that I've helped many people achieve their goals of home ownership in this community. Please have a look at the statistics below and if you have any questions, please feel free to contact me at lyasuda5@gmail.com.

Thanks for reading! I hope you enjoyed my blog...and please feel free to share it with someone who's looking for the perfect community to call HOME.

How did the real estate market do in May in the Fraser Valley?

Fri, 12 Jun 2015 18:58:27 GMT

Slight shift in Fraser Valley market in May; sales edge down while inventory inches up

SURREY, BC – Sales on the Fraser Valley Real Estate Board’s Multiple Listing Service® (MLS®) in May remained at strong levels – the highest since 2007 – however, they softened slightly compared to April.

There were 1,969 MLS® sales processed in May, a decrease of 2 per cent compared to April, however an increase of 21 per cent compared to the 1,633 sales processed in May of last year.

Jorda Maisey is the Board’s President. “Home sales in the Fraser Valley maintained a strong pace in May; however, we noticed a slight shift in the market. In certain areas, we saw interest in higher-end detached homes pick up while demand for attached homes, which typically appeal to first-time buyers, decreased.

“The result is that the selection of apartments in the Fraser Valley improved in the last month creating greater opportunities for buyers. Inventory of detached homes and townhomes remains tight, keeping the market elevated.”

In May, the total number of active listings on the MLS® was 8,512, an increase of 1.5 per cent compared to April and a decrease of 14 per cent compared to May 2014. The volume of new listings decreased 7 per cent compared to April, and was also down 7 per cent compared to May of last year.

Maisey continues, “It may help consumers to understand that over half the housing inventory in the Fraser Valley is attached homes, either condos or townhomes, while 60 per cent of all home sales are for single family detached.

“What buyers and sellers are experiencing is effectively two markets: a sellers’ market for detached homes and townhomes and a balanced or buyers’ market depending on the location, for apartments. In either situation, you can benefit a tremendous amount from the experience and advice of your local REALTOR®.”

In May, the MLS® Home Price Index (MLS® HPI) benchmark price of a detached home was $603,100, an increase of 6.5 per cent compared to May 2014 when it was $566,400.

The benchmark price of townhouses in May was $303,100, an increase of 2 per cent compared to $297,300 in May 2014. The benchmark price of apartments decreased year-over-year by 2.8 per cent, going from $198,100 in May 2014, to $192,500 last month.

Find the May Statistics Package here.

How Hot is the Walnut Grove Market?

Tue, 26 May 2015 20:20:00 GMT

It's so hot it's like we're only a mile from the sun!

Look at these numbers--80% of the homes listed in the Walnut Grove area are selling! What this graph isn't showing you is that those homes are also selling for top dollar (average price is about $650K for a three bedroom home) and on average in about 21 days. That number, being that it's an average, is skewed due to some higher priced homes that typically take a little longer to sell. As REALTOR®s we are finding that a typical benchmark home...3 bedrooms, den or games room, 5700sqft lot, 2200sqft home....is selling in 7 days or less! Most of the time the home you want is sold before it even hits the market--REALTOR®s network with one another and often we get to preview a home before other REALTOR®s do thereby giving our buyers a tremendous advantage. If you're in the market to find a home in the Walnut Grove area, do yourself a favor and employ the services of a REALTOR® to help you. It doesn't cost you any money but it's an invaluable service!!

STRONG SALES VOLUMES CONTINUE THROUGH APRIL

Mon, 04 May 2015 23:35:00 GMT

STRONG SALES VOLUMES CONTINUE THROUGH APRIL

(Surrey, BC) – Property sales in the Fraser Valley soared in April compared to one year ago increasing by 37 percent.

There were 2,009 sales processed on the Fraser Valley Real Estate Board Multiple Listing Service® (MLS®) in April, compared to 1,470 in April of last year. These volumes rank third highest of all time for the month with the next best April in 2004 and prior to that in 1991.

“April was a very active market,” says Jorda Maisey, Board President. “The low cost of borrowing continues to attract first-time buyers and families looking to either downsize or upsize as they take advantage of the equity they’ve built up in their existing homes.”

Though there was a 2 per cent increase in new listings processed in April, as compared to April 2014, the increase was not enough to balance out the market. Total active inventory on the MLS® at month’s end was 8,384 properties, the lowest for the month of April in eight years.

As Maisey explains, what sellers are most looking for is a single family detached home, “In some of our areas, sixty to seventy per cent of inventory is selling. Depending on the location, some detached homes are selling in a matter of days, not weeks, which is why if you’re a buyer it’s so important to work with a professional who knows your neighbourhood and is networked with other REALTORS®.”

With demand high and available product slim, the benchmark price of single family detached homes continues to increase in most areas. In April, the MLS® HPI benchmark price of a detached home was $595,600, an increase of 5.2 per cent compared to April 2014 when it was $566,000.

The benchmark price of townhouses in April was $300,400, an increase of 0.6 per cent compared to $298,700 in April 2014. The benchmark price of apartments decreased year-over-year by 2.6 per cent, going from $196,300 in April 2014, to $191,200 last month.

Maisey adds, “For apartment owners, take heart, the condominium market in the Fraser Valley is improving. We are starting to see more activity at open houses and an increase in the number of sales; however, that market remains firmly in balance with plenty of selection and prices still flat or declining in certain areas.”

Full package:
http://www.fvreb.bc.ca/statistics/Package%20201504.pdf

How to Help Sell Your Home Quickly

Tue, 28 Apr 2015 00:56:00 GMT

Usually when you list your home you would prefer to sell it quickly. It's like being the first one served at a crowded gelato bar...it's satisfying!

However, sometimes there's more to it than that. There may be a truly urgent reason why you need to find a buyer for your property as soon as possible, such as a sudden job relocation.

If that's the case, it's important to explain your situation to your REALTOR®, who will be able to put together an action plan for selling your home quickly and for the best price possible.

During that conversation, ask what you can do to help the process along. For example, you may be able to:

spread the word to your friends and other connections on Facebook
canvass your neighbors and tell them about your listing
stage your home so that it's more attractive to prosepctive buyers.

When it comes to price, be prepared to be flexible. That doesn't mean you must settle for a price far below your home's market value. However, you do need to be prepared to accept a good offer rather than try to hold out for a great one.

Also be open to as many viewings and open houses as possible. Having many prospective buyers come through your home within a short period of time may be a little inconvenient, but the payoff might be an offer!

Finally, work with your REALTOR®. A good REALTOR® will know the local market well and have many ideas for selling your property fast.

Looking for a good REALTOR® like that? Call today.

New property listed in Walnut Grove, Langley

Tue, 31 Mar 2015 09:03:00 GMT

I have listed a new property at 21248 89A AVE in Langley.

See details here

Basement entry homes continue to be a favorite in Walnut Grove so get your hands on this 5 bedroom home today!! Weighing in at over 8000sqft this lot is HUGE and functional. Recent upgrades include roof, perimeter fencing, hot water tank,furnace, laminate flooring, carpet, and appliances. Long private driveway with extra parking at the approach will accommodate your RV or boat. Established neighbourhood has a great sense of community and is only minutes walk to James Kennedy FI Elementary, or WGSS. Close to all other amenities as well. This is the affordable home in a great neighbourhood that you've been looking for!

New property listed in Walnut Grove, Langley

Tue, 31 Mar 2015 09:03:00 GMT

I have listed a new property at E307 8929 202 ST in Langley.

See details here

Quality built by Marcon this 1 bdrm and den condo located in the preferred E building of the Grove overlooks greenspace and a conveniently located gated footbridge leading to all amenities such as shopping, eateries, theatre, recreation andof course, Starbucks/Timmies. Open floor plan boasts the modern comforts of granite, s/s apps, laminate, large windows and covered balcony. Need access to transit? Park 'n Ride only 2 mins away. Got a car? 1 parking space plus easy access to Hwy 1. Got pets? 2 pets, cats or dogs, allowed w/no size restriction Come try on your new home today and see why the Grove is the perfect fit for your lifestyle!

Does MOULD make you nervous? Some helpful tips...

Mon, 30 Mar 2015 23:40:00 GMT

There are many hidden sources of moisture in your home that can lead to serious problems, such as mould. To keep moisture levels in check consider these tips:

-Bathrooms are an obvious source of moisture build up. Contractor and TV personality Mike Holmes recommends keeping the fan going for at least half and hour after a shower.

-Check regularly for water infiltration around window and door sills, as well as other intakes into the home such as dryer vents and cable wiring.

-Determine the humidity level in your home. According to the Environmental Protection Agency, it should be 30%-60%. (keep in mind that humidity may vary greatly from room to room)

-Regularly inspect caulking around sinks, tubs and showers. Even a tiny break can cause water to leak gradually into the wall or floor, causing damage you may not notice for months.

-Clean up wet spills as soon as possible. On hardwood floors especially, water can seep through and become trapped.

-Repair leaking faucets, toilets and pipes immediately. A drip can quickly become a shower.

Being mindful of moisture today can help you avoid potentially high repair bills later on.

Avoiding Unwelcome Guests

Wed, 28 Jan 2015 20:38:00 GMT

There are unwelcome guests that most homeowners dread. They come into your house, eat, sleep, make a mess, and never leave willingly. Each one has at least six legs and sometimes flies.

They are, of course, insects. They’ve been freeloading in homes since homes were invented.

Here are some practical ways to keep these unwelcome guests out:

Find out how they got in. Look for gaps around windows and doors, and cracks in the basement. If you find a spider web, there's likely an insect entryway nearby.
Watch out for standing water near the foundation of your home. Make sure rain gutters drain water well away.
Eliminate clutter. Insects love warm, cluttered, moist areas.
Check the seal around dryer vents and other vents, pipes and cable

wires going through the wall. Reseal if necessary.
Rinse recyclables before putting them into a bag or bin. Few things are more tempting to a bug than the dark, moist, sweet insides of an un-rinsed pop can.
If you do end up with a serious insect problem, call a professional exterminator.

Your Home At A Glance

Thu, 22 Jan 2015 20:28:00 GMT

Your home at a glance

Have you ever driven up to a restaurant and your first impression was disappointing? Perhaps the windows looked dark and gloomy, the façade was worn and unattractive or for some other reason it just didn't look like a tempting place to eat. It could still be a fantastic restaurant – a real gem--but, your first impression has soured your anticipation. If you still walk through the front door, it will likely be with the expectation of being disappointed.

This scenario often plays out in the real estate market as well.

A buyer drives up to a home for sale and quickly forms an impression based on what he sees "from the curb". That's why you'll hear real estate experts talk about the importance of "curb appeal". It's one of the most important selling points of a property.

If you plan to put your home on the market, you obviously want your home to look as attractive as possible from the street. Fortunately, there are many simple things you can do to improve curb appeal. For example, you can trim shrubs and hedges, plant flowers, clean the walkway and driveway, paint the front door and garage door, and clean the exteriors of the windows. All these projects are relatively easy and inexpensive yet each can make a dramatic improvement to how your home looks at first glance.

Don't be like the great restaurant that’s hidden behind an unkept façade. Make sure your curb appeal reflects the overall value of your property.

Looking for more advice on selling your home quickly and for the best price? Call Lisa today @ 778.242.3616.

Curb Appeal: How to Get Your Home Noticed!

Fri, 17 Oct 2014 17:40:00 GMT

We are renovating our house--ugh! (more about that in another post)-- and I am taking a course towards a double certification as an Interior Staging and Redesign Professional™ so I've been doing a lot of reading and dabbling into a world extremely unfamiliar to me. In my career as a real estate agent I've helped sellers tweak their living spaces, rearrange furniture, remove clutter, paint walls etc and I know when something looks right...but I don't really know WHY. That lead to me, with my eternal thirst for knowledge, to not just learn about the WHY's of design, but since I am also reward based, to acquire a designation and certificate for my wall.

The topic currently on the table is curb appeal and some of the information I learned I shared in a previous post. What I want to share with you today is a very objective method for spotting problem areas that affect the curb appeal of your home. As you know when you live in a home after awhile your eyes stop seeing the deficiencies and it's only when you have company coming over that you begin to see your home through someone else's eyes. Am I right? When I have guests coming over suddenly I notice the paint chips in the wall, the marks on the carpet, and the clutter in the corner--and that's only on the inside! What about the cracked driveway, the dying plants (I'm horrible at remembering to water them!), and the rotten fascia boards? Do you see those? Your guests might not because they're thinking about whatever wonderful dinner you're serving them, but I can guarantee you that a potential buyer is going to see them. And not only will he see them, they will settle in his mind as part of his first impression. And, as you know, you never get a second chance to make a first impression!

So what can you do, especially given that you're so familiar with the home that you're likely overlooking things? The answer--get a camera. Go outside and take a ton of pictures of your home from every angle. Go across the street and snap a shot of the house in it's entirety. Walk around the side and the back of the home and take photos. Close ups, wide shots, different angles. It's amazing how much you'll see as you begin to look with different, more objective, eyes. But that's just the start. Take those photos and load them up on your computer and then enlarge sections of it. See those cracks in the stucco? See that slant in the walkway? Notice how much moss is on the top of the roof? See how that fascia board is rotting on the end? Ugh, what about those weeds in the cracks of the driveway? Had you noticed those before? Thanks to this exercise you now have an idea of some of the little fixes you need to make to ensure that your home looks perfect.

One more thing. That kiddie pool and swing set. Looks okay to you, right? How does it look in the photo? Junky? Yep, it does. If it absolutely must stay, make sure the swing set is clean, has all it's parts, and if possible has a fresh coat of paint applied to the chipped parts. Seems a bit excessive, no? Yes, it does. Buyers will chose to view or drive by your home based on a picture. It's not entirely fair but that's life. If your exterior picture looks cluttered with either unsightly yard furniture, broken swing sets and kiddie pools, rusted trampolines, or overgrown foliage then a potential buyer will likely pass it by and go on to the next listing--the one with the groomed yard, clean roof, and weed free driveway.

After you've identified the issues, go ahead and make the necessary repairs. Hire a handyman if you need to. It may cost you a bit of money but you'll get that back in the end when you sell--in less time and at a higher price!

If you have any questions, please feel free to comment in the box below or email me at lyasuda5@gmail.com and I'll do my best to get you answers.

Take care of yourself and have a lovely weekend!

Lisa

Home Buyers: Do you qualify to save up to $7500.00?

Fri, 10 Oct 2014 18:51:00 GMT

Property Transfer Tax and the First Time Buyer Exemption

What is Property Transfer Tax?

This is a provincial tax (BC) that the BUYER pays and it is calculated on the purchase price of the home. The tax is charged at a rate of 1% for the first $200,000 and 2% for the portion of the fair market value that is greater than $200,000. For example, if the fair market value of a property is $350,000, the tax paid is $5,000.   Ouch!--that's a lot of money and for the young person gathering their pennies (ahem, loonies) in order to scrape together a down payment this Property Transfer Tax (PTT) can put the brakes on the dream of home ownership!

The government decided to be nice guys and help out those First Time Homebuyers. What? How? Well, my friends, read on...

What is the First Time Homebuyer's Exemption?

Recognizing that the PTT would be an obstacle to home ownership, the provincial government provided an exemption for 'first time' home buyers. Being a 'first timer' isn't the only qualification though, read on for more information.

Do I qualify?

Here are some of the major criteria for qualifying for the exemption but please remember that I'm only a mere human, not a lawyer or government agent, and so you can't rely on this information 100% (that's my legal disclaimer) so please access the website (see links below) for more information, and talk to your notary or lawyer.

1. You have never owned a principal residence anywhere in the world.

Yes, you read that correctly...anywhere in the world...but the key words here are 'principal residence,' which is defined as a place where an individual normally resides. If you are, or have been, a registered owner of an investment property; or if you've been on title to your parent's home and in either case didn't occupy the home as your principal residence then you still qualify.

2. You have lived in BC for 12 consecutive months immediately before the date you register the property, or you have filed 2 income tax returns as a BC resident during the 6 years before the property registration date.

Darn, you're so close to being here for a whole year...only 2 more months and you'd qualify. No problem, you can still shop for and buy a home but just make sure that you delay your closing date of purchase for 2 months (which is a typical closing period anyway).

3. You are a Canadian citizen or permanent resident

If you're not sure if you're a permanent resident, see the Immigration and Refugee Protection Act (Canada),

4. You have never received a first time home buyers’ exemption or refund.

What price range qualifies for the exemption?

What matters is not what kind of home you buy --an attached home (like a condo, townhouse or duplex), or a detached home (such as a freestanding home)-- but rather what price you pay.   The fair market value of the home you purchase must be less than $475,000.00. That can be a tough one in high priced areas like Vancouver but if you move out towards the valley (become a Valley girl or boy--um, like you would totally love it in the Val!) it's possible to get you into a detached home for that price, and most definitely a really nice townhouse or condo!   In order to receive a full exemption on your PTT, the purchase price must not exceed $475,000.00, but don't despair if you've paid a little more than that as there is a partial exemption for properties valued between $475,000.00 and $500,000.00. Yay! If you go over $500,000.00 though, I'm sorry, you're out of luck and will have to pay the PTT.

How do I apply?

Your lawyer or notary will complete the First Time Home Buyers’ Property Transfer Tax Return as part of the conveyancing/legal work and you will sign the appropriate documentation when you meet with him/her.

At the end of the first year after your purchase you'll receive a letter from the government asking you to confirm that you moved in within 92 days of transfer of title and that you occupied the property as your principal residence for the remainder of the first year. If you did not move in within 92 days, you will be charged the tax. If you moved out within the first year you will be charged for a pro-rated portion of the tax. If, heaven forbid, you pass away or the property is transferred pursuant to a separation agreement or court order, you still keep the exemption.

What happens if I fib a little?

Yeah, so that's not a great idea. If the government finds out that you made a false declaration about previously owning property anywhere in the world at any time, or about previously receiving a BC first time home buyers' tax exemption or refund, then they are going to slap your wrists. HARD! Be prepared to face a penalty of an amount equal to double the tax (the tax you owe plus a penalty equal to the exemption or refund you claimed).

I had a situation where a client, a first time homebuyer here in Canada, had a question about whether or not she qualified for the exemption based on the fact that she was on title (only briefly) in a foreign country, and only occupied the home for two weeks. We discussed this situation with a representative of the Property Transfer Tax division and his advice was: "When in doubt, pay it out."

What if I forgot to apply when I purchased?

Well then, lucky you, you might qualify for an exemption!   If you met all the criteria but didn't apply when you registered your home, you can apply for a refund as long as you do it within 18 months of the date that you registered the property ('registering' means the day that title transferred into your name).   Also, if you became a Canadian citizen or a permanent resident within 12 months of the registration date and, on the registration date, you met all the other qualifications for the exemption. Contact (250) 387.0604 to apply.

What else?

Property TRANSFER tax is not property tax. You pay property tax on an annual basis for services you receive from your local government.

Websites for more information:

First Time Homebuyer's Program
Immigration and Refugee Protection Act

Thanks for reading, I hope you found this information helpful! Remember to use a REALTOR® whether buying or selling --we can make the process much nicer for you!

Take care! Next week's topic: Renovations (ugh, gag me with a spoon--or a kitchen, a bathroom, or flooring)

Halloween Colouring Contest

Wed, 01 Oct 2014 21:07:00 GMT

With Halloween just around the corner I wanted to give the little ghosts and goblins in your home a fun free contest to enter:

This contest is open to children ages 12 and under.

A $25.00 Gift Card to Toys R Us will be given to one lucky winner.
Winners will be announced on November 5^th!
The contest closes on October 31^st.

To print out colouring sheet CLICK HERE.

Please scan and email your artwork to lyasuda5@gmail.com OR Mail / Drop off at: Lisa Yasuda – RE/MAX LifeStyles Realty, #8-8880 202 Street, Langley, BC V1M 4E7

Good Luck!

10 Tips for Buyers and Sellers

Wed, 01 Oct 2014 04:31:00 GMT

Are you in the market for a new home? Are you thinking of putting your home on the market? If so, here are some tips to keep in mind.

5 Tips for Buyers

1. Get your credit in shape. If you plan to finance your home, check your credit history, especially if you're a first-time buyer. Doing this gives you the chance to correct any errors or take measures necessary to boost your credit score. You can order your free credit report in writing from Equifax Canada and TransUnion Canada.

2. Get pre-approved for a mortgage. Early in your search, meet with a mortgage lender who will take a look at your credit history, your savings and investment statements and your current financial situation, and give you a better picture of what you can afford and the financing options available.

3. Establish your budget. Whether you're financing your purchase or paying cash, it helps to establish a budget. This will help you focus your search on great homes within your price range.

4. Make a list. Buying a home is a process of elimination, not a process of selection. Make a list of your ideal home's must haves and deal breakers. This will help you to narrow your search so that you can find a home that fits your current and future needs.

5. Think about resale. While you make purchase your home as a long-term investment, keep in mind that you may need to sell it one day. Conside the homes resale value when you're looking at properties.

5 Tips for Sellers:

1. Clear the clutter. Before you put your home on the market, clear the clutter that's accumulated over the years. Tackle one room at a time, and divide your items into three piles: keep, donate and toss.

2. Get packing. Although you don't want to pack up all of your belongings, it helps to start boxing up the items that you want to keep, but won't use for a while, such as out of season clothing or sporting equipment. Also, think about packing away sentimental and valuable items. Packing up your belongings will help potential buyers picture themselves living in your home and also prevent your valuables from damage.

3. Research the local market. Knowing how much the homes in your neighbourhood are selling for and how long they stayed on the market can help you guage your home's value and estimate a time frame for the sale.

4. Repair and improve. Boost your home's curb appeal by doing minor repairs and improvements inside the home and out. Tackle any necessary repairs, paint your walls a neutral color and replace light fixtures or appliances that are damaged or out of date. And, don't forget to clean--potential buyers can't enjoy the views if the windows are too dirty to see through.

5. Be realistic. While it's good to get a feel for the local market, be realistic about the selling process. Having realistic expectations for your home sale willhelp to relieve some of the stress of selling.

Final last words? Trust your realtor...and let him/her guide you through the process.

Good luck!

Lisa

(taken from @ 2014 Buffini and Company)

Curb Appeal

Tue, 23 Sep 2014 04:39:00 GMT

Realtors often say that pepole decide whther to buy a house within the first 30 seconds of seeing it.

What is Curb Appeal?

The first glimpse at the exterior of your home, and the impression that it creates, is called curb appeal. Likely as you've prepared your house for sale you've focused primarily on the inside of the house--painting, cleaning, staging etc--but the outside is equally, if not more, important. This is especially true when you consider that people see the outside of a home before they see the inside. Curb appeal includes anything that can be seen from the road in front of the house. This could be the driveway, the front door, the steps, the siding, the roof, or the lawn, to name a few.

Why Curb Appeal Matters

Picture yourself driving through a neighborhood looking for homes for sale. You see a FOR SALE sign in one yard but the house is completely hidden from view by a row of tall hedges.A few blocks later you see another house for sale. The lawn is brown, the driveway is full of cracks, and the front door is painted a garish color and is flaking. Finally, you drive by a house that looks promising. The yard is neat and tidy. The landscaping is pleasant with some well kept annuals and perennials, the house has been power washed and looks clean and shiny, the driveway is level and free of oil spills and stains, and the roof is free of moss and broken tiles or warped shingles. Immediately this home grabs your attention. This is the first impression that you don't get a second chance to make...and it's crucial!

Sweat the Small Stuff

The little things have a bigger impact than you can imagine. Small flaws tell people that a house hasn't been well maintained (even if that's not the truth that's the perception it gives). Small cracks in the driveway, cobwebs in the corner, broken door handles, untrimmed foliage, and chipping paint are immediate turn offs. Take a bit of time to brush away those cobwebs, sweep the steps, paint the trim and trim the trees before putting your house on the market. Not sure what else you should do? Stand at the end of your driveway and take some photographs to give you an objective view. Look at the four major areas: basic landscaping, repairing, creating a relaxing atmosphere with plants and flowers, and creating ambience through lighting--and you'll get a good idea of where you need to add (or sometimes subtract--remember 'less is more') in order to create the stage for a home that cries out 'come see me!'

Good luck!

Lisa

Beautiful BC: H. R. MacMillan Space Centre

Sun, 14 Sep 2014 21:18:00 GMT

H. R. MacMillan Space Centre

The H.R. MacMillan Space Centre, founded 1968, is an astronomy museum in Vancouver, British Columbia, Canada, that is located at Vanier Park in Vancouver. The Space Centre is named for H. R. MacMillan, a British Columbia industrialist and philanthropist.

Inside the building, there are live demonstrations on science in the GroundStation Canada Theatre, exhibits and games in the Cosmic Courtyard, and shows about astronomy in the Planetarium Star Theatre.

Source: Wikipedia

Beautiful BC: Kitsilano Beach

Sun, 07 Sep 2014 20:55:00 GMT

Kitsilano Beach

Kitsilano Beach is one of the most popular beaches in Vancouver, especially in the warm summer months. Located at the north edge of the Kitsilano neighbourhood, the beach faces out onto Burrard Inlet.

The beach is home to the longest swimming pool in Canada, the salt-water outdoor Kitsilano Pool, operated by the Vancouver Park Board and open during the summer. Toward the northern edge of the beach is a playground and a number of beach volleyball courts.

Source: Wikipedia

Beautiful BC: Shuswap Lake

Sun, 31 Aug 2014 20:53:00 GMT

Shuswap Lake

Shuswap Lake is a popular summer time destination located in South-Central BC, where you can choose from many activities like outdoor adventures, golf, water activities, family fun, shopping, arts & culture, and culinary experiences.

The name "Shuswap" is derived from the Shuswap or Secwepemc First Nations people, the most northern of the Interior Salish peoples, whose territory includes the Shuswap.

Source: Wikipedia

Beautiful BC: Queen Elizabeth Park

Sun, 24 Aug 2014 22:22:00 GMT

Queen Elizabeth Park

Queen Elizabeth Park is a municipal parklocated in Vancouver, British Columbia, Canada. Its enclosed tropical garden houses 500 exotic plants and flowers and more than a hundred free-flying tropical birds.

There are several other attractions in the park including: Arboretum, Celebration Pavilion, Bloedel Floral Conservatory, Fountains/Plaza, Quarry Gardens, Painters' Corner and Sculpture.

Activities at Queen Elizabeth Park include: Pitch and putt golf course, Disc golf course, Tennis courts, Lawn bowling Club and Tai Chi.

Source: Wikipedia

Beautiful BC: Barnston Island

Sun, 17 Aug 2014 19:36:00 GMT

Barnston Island

Barnston Island is an unincorporated island located in the Greater Vancouver metropolitan area of British Columbia, Canada. Located in the Fraser River between Surrey and Pitt Meadows, Barnston Island was named in 1827 for Hudson's Bay Company Clerk George Barnston. Great place to go bike riding flat paved road with few cars after the ferry off-loads with a distance of 9.7km.

Source: Wikipedia

Beautiful BC: 9 O'Clock Gun

Sun, 10 Aug 2014 23:39:00 GMT

9 O'Clock Gun

The 9 O'Clock Gun is a cannon located in Vancouver, British Columbia that is shot every night at 21:00 (9 p.m.) PT. The gun is a 12-pound muzzle-loaded naval cannon, cast in Woolwich, England in 1816.Seventy-eight years later, in about 1894, it was brought to Stanley Park by the Department of Marine and Fisheries to warn fishermen of the 18:00 Sunday close of fishing. On October 15, 1898 the gun was fired for the first time in Stanley Park at noon.

The 21:00 firing was later established as a time signal for the general population and to allow the chronometers of ships in port to be accurately set. The Brockton Point lighthouse keeper, William D. Jones, originally detonated a stick of dynamite over the water until the cannon was installed. The cannon is now activated automatically with an electronic trigger which was installed by the Parks Board electrical department. It is still loaded daily with a black powder charge. The fluorescent lights illuminating the gun from overhead go out exactly ten seconds before it fires, and turn back on a few seconds afterward.

Source: Wikipedia

Market strength carries into summer for Fraser Valley real estate

Sat, 09 Aug 2014 00:08:00 GMT

Source: Fraser Valley Real Estate Board

SURREY, BC – Continued demand for single family homes and townhomes resulted in the busiest July in five years for the Fraser Valley Real Estate Board. The Board’s Multiple Listing Service® (MLS®) processed 1,615 sales in July, an increase of 11 per cent compared to the 1,456 sales in July last year and 1.4 per cent above the 10-year average for the month.

Ray Werger, President of the Board, says, “July’s steady activity is a continuation of what we’ve been seeing all year. Our market has fully recovered from last year’s slump and has returned to what we typically see in the Fraser Valley, which is a steady, consistent market.”

In July, the Board received 2,724 new listings, a decrease of 2 per cent compared to July 2013 taking the number of active listings in Fraser Valley to 9,636, a decrease of 8 per cent compared to the volume available in July 2013.

Werger says, “Although our sales were slightly above average for the month, the volume of new listings added to the MLS® was 7 per cent lower than what’s typical for July, so for certain property types and price ranges we’re actually seeing a shortage of listings creating a seller’s market for particular homes.

“When demand starts to exceed supply it puts upward pressure on prices and in areas such as White Rock/South Surrey, North Delta and Langley we’ve seen an increase in benchmark prices of single family detached homes ranging from 3 to 6.6 per cent over the last year. It’s a different story for condos. In most of our market, there’s excellent selection and prices lower than they were one year ago offering tremendous opportunities for buyers.”

In July, the benchmark price, as determined by the MLS® Home Price Index (MLS® HPI), of a ‘typical’ single family detached home was $568,300, an increase of 3 per cent compared to July 2013 when it was $551,000.

The HPI benchmark price of Fraser Valley townhouses increased by 0.2 per cent; going from $297,800 in July 2013 to $298,500 in July 2014. The benchmark price of apartments was $194,700 last month, a decrease of 3.6 per cent compared to $202,000 in July of last year.

Find the July Statistics Package here.

Beautiful BC: The Drop (sculpture)

Sun, 03 Aug 2014 23:53:00 GMT

The Drop (sculpture)

The Drop is a steel sculpture resembling a raindrop by the group of German artists known as Inges Idee, located at Bon Voyage Plaza in the Coal Harbour neighborhood of downtown Vancouver. The 65-foot (20 m) tall piece is covered with Styrofoam and blue polyurethane.

According to Inges Idee, the sculpture is "an homage to the power of nature" and represents "the relationship and outlook towards the water that surrounds us." The Drop was commissioned as part of the 2009 Vancouver Convention Centre Art Project and is owned by BC Pavco.

Source: Wikipedia

Beautiful BC: Whytecliff Park

Sun, 27 Jul 2014 22:38:00 GMT

Whytecliff Park

Originally named White Cliff City, which opened in 1909. Whytecliff Park is located near West Vancouver's Horseshoe Bay Neighbourhood. The park is currently home to more than 200 marine animal species and is the first Marine Protected Area in Canada. Sea lions can be seen sunbathing on the beach during summer.

The park is perfect for family barbeques with ample space and public washrooms. The park also offers great hiking, swimming and is a popular location for underwater diving.

Source: Wikipedia

Beautiful BC: Harrison Hot Springs Water Park

Sun, 20 Jul 2014 19:57:00 GMT

Harrison Hot Springs Water Park

If you're looking for a place that's fun for the the whole family and need to cool down then Harrison Lake and Harrison River is the place to go! Enjoy many water activites like fishing, boating, windsurfing, swimming, canoeing, kayaking, water skiing, or just soaking in the hot springs pool, Harrison is all about clear, clean, glacier pure water.

Souce: Tourism Harrison

Beautiful BC: The Stawamus Chief

Sun, 13 Jul 2014 17:46:00 GMT

The Stawamus Chief

Officially called Stawamus Chief Mountain, “The Chief” is the most recognized mountain near Squamish, BC. This granite dome is often claimed to be the "second largest granite monolith in the world." Canada's big-wall rock-climbing mecca, attracting keen rock climbers from around the world every summer. The Chief’s three summits offer rewarding views of Howe Sound, Squamish town site and surrounding mountains. This park has opportunities for camping, hiking, rock climbing and scenic viewing atop the Chief.

Source: Wikipedia

Beautiful BC: Grouse Grind

Sun, 06 Jul 2014 22:51:00 GMT

Grouse Grind

The Grouse Grind is Vancouver, BC’s most popular trail. Located in North Vancouver at the base of Grouse Mountain, the trail is so widely used that wooden steps were built on most of the trail to prevent erosion from further use. This trail is not for the faint of heart, there are 2,830 stairs and has an elevation gain of 2,800 feet!

Reach the top of the peak and you can successfully say that you completed “The Grind”. Then you can turn around and hike back down the mountain… just kidding! At the top you can purchase snacks, shop, hike some more, or have lunch. You can also purchase your ticket for the Gondola ride down the mountain.

SUMMER GIVEAWAY!

Tue, 01 Jul 2014 22:45:00 GMT

**THIS CONTEST IS NOW CLOSED**

Thinking of renovating or updating your home this summer?

Summertime is all about the great outdoors and drier weather; which for some home owners means it’s the perfect time to start a home renovation project. Whether it is a small do-it-yourself project or a large project requiring a contractor it’s going to take some time and money. We can’t give you more time, but we might be able to give you some MONEY!! Read on!

If you had $200.00 to spend at Home Depot, how would you spend it?

Tell us your plans and you could WIN $200.00 GIFT CARD to Home Depot!

Contest closes August 15, 2014 Midnight PST
One entry per person
Must be legal resident of British Columbia
Must be 18+ years of age

Don’t worry the information we collect is strictly for this giveaway, we will not share your information with others.

Head over to my Facebook page to enter: YES, I WANT TO ENTER THE SUMMER GIVEAWAY!

Thank you for your participation and good luck to everyone!

Beautiful BC: Houston Trail

Sun, 29 Jun 2014 19:00:00 GMT

Houston Trail

Houston Trail is a scenic loop that is located in Derby Reach Regional Park in Langley, BC. The forested trail is 4 km long, is open all year round and is popular with walkers, hikers and the occasional horseback rider.

Hidden Costs of Buying A Home

Mon, 23 Jun 2014 19:28:00 GMT

So you’re buying a home?! Congratulations!! To make sure you don’t get blindsided by those sneaky closing costs, read on…

Required Fees:

Deposits: Have about 5% of the purchase price available in cash. Amounts may vary but this is a good rule of thumb. The deposit is typically taken at the time you remove your subjects and is usually placed in a real estate brokerage’s trust account. The deposit forms part of your downpayment will be applied to your purchase price.

Legal fee: A lawyer or notary prepares all the documentation to transfer the legal title of property from one person to another. This is called conveyancing. For straightforward transactions you’ll pay a notary or lawyer between $600.00-$1200.00.

Property Transfer Tax:This is a tax payable under the Property Transfer Tax Act on the transfer of an interest in real property by the person acquiring the interest..and it’s nasty!! You’re looking at a cost of 1% on the first $200,000.00 and 2% on the balance of the purchase price so it can get pretty expensive. Is there any way to avoid it? Yes, there is…but only if you’ve never owned property in your name anywhere in Canada. There are certain other criteria too such as purchasing a home under $475,000.00. For more information please visit: http://www2.gov.bc.ca/gov/topic.page?id=BBD16E2D7C1841A7BBD420E3AC5380F1

Potential Fees:

Mortgage Application Fee: This varies from lender to lender and some don’t charge it at all.

Mortgage Default Insurance: Commonly referred to as CMHC insurance, this is mandatory in Canada for down payments between 5% (the minimum in Canada) and 19.99%. Mortgage default insurance protects lenders, in the event a borrower ever stopped making payments and defaulted on their mortgage loan. How can you avoid having to buy this insurance? Save a little longer to scrape together at least 20% down—it will save you thousands of dollars and will take years off your mortgage!

Sales Tax: This applies only to newly built homes. If the home is previously owned —commonly called a ‘resale’—then this tax does not apply. For new builds, you are looking at a cost of 5% GST plus 2% transitional tax depending on when the construction was completed. Is there a rebate? Why yes, there is….and here’s a great calculator to help you figure out what that may be: http://www.lawandassociates.ca/hst-calculator

Home Inspection: Likely your realtor has discussed the merits of having a home inspection done on the property you’re purchasing—it’s just a smart thing to do! You wouldn’t buy a car without kicking the tires and looking under the hood, right? So, don’t buy a house without having a qualified inspector go through it. The cost? About $500.00-$700.00…but well worth the money.

Appraisal: You've found your dream home. The asking price is $500,000.00 -- an amount you've already been pre-approved for by your bank, but is the home really worth that amount? That's the question at the heart of the home appraisal. The worth, or value of the property, will determine how much a lender is willing to give you to buy that particular piece of real estate. If your lender orders an appraisal to be done the cost will be about $300.00.

Moving expenses: Are you packing up yourself and renting a U-haul? Or are you hiring a moving company to do the work for you? Remember to factor these costs in. Also, if you’re moving into a strata unit (townhouse, condo, duplex etc) then there may be move in/move out fees as well. Information about strata move in/move out fees can usually be found in the strata bylaws.

So now you’re in your new home, who else wants access to your wallet? Well, don’t forget about home insurance, utilities, strata fees, property tax, and the regular upkeep and maintenance to your home.

Don’t be discouraged by the costs…be smart, be informed, and be ready! Congratulations once again on your new home, and don’t worry, your wallet will recover…:)

Beautiful BC: Britannia Mine Museum

Sun, 22 Jun 2014 01:07:00 GMT

Britannia Mine Museum

For almost 70 years during the 1920s and 1930s, Britannia Mine was an important source of copper ore and was one of the largest mining operations in Canada. The museum is the site of Mill 3, also called the Concentrator and in 1987 was designated as a National Historic Site of Canada.

Fun for the whole family, learn about the history of Britannia Mine and explore the grounds with underground train tours and gold panning demonstrations.

Beautiful BC: The Butchart Gardens

Sun, 15 Jun 2014 21:48:00 GMT

The Butchart Gardens

When visiting Victoria, British Columbia; The Butchart Gardens is one attraction that you don’t want to miss! The gardens receive close to 1 million visitors each year and is recognized as one of the world’s premier show gardens. The gardens have been designated a National Historic Site of Canada due to their international renown.

The gardens offers exquisite views and a spectacular floral display. Started in 1904 by Jennie Butchart, the gardens feature Sunken and Japanese gardens in addition to local flora. The Butchart Gardens are wonderful to visit at any time of the year.

Beautiful BC: Capilano Suspension Bridge

Sat, 07 Jun 2014 19:43:00 GMT

Capilano Suspension Bridge

Capilano Suspension Bridge Park offers an all-encompassing BC experience. The 450 ft (137m) long, 230 ft (70m) high Capilano Suspension Bridge has excited guests since 1889. The Vancouver landmark is rich in culture, history and nature.

The first location of its kind in North America, the park also features Treetops Adventures, ecotours, award-winning gardens and nature trails. Observe First Nations totem posts which are North America's largest private collection, period decor and traditional First Nations costumes. Wander through exhibits displaying the park's history as well as enjoy the surrounding temperate rain forest. Guests also can witness a First Nations performance, showcasing their traditional Regalia (ceremonial dress), masks, dancing and storytelling.

Beautiful BC: Stanley Park Seawall

Fri, 30 May 2014 22:50:00 GMT

Stanley Park Seawall

The scenic Seawall is one of the most famous parks in the world and the most famous park in Vancouver.

The park was created in 1917, its main purpose was to help stave off erosion and took 60 years to complete.

The Seawall loops around Stanley Park and is 8.8 km, fully paved with gorgeous views of the city, northern mountains, and Lion's Gate Bridge.

Perfect for walking, biking, rollerblading and sight-seeing!

10 Questions For Your REALTOR®

Fri, 28 Mar 2014 22:44:00 GMT

Home owners should interview a few potential REALTORS® before deciding on one to sell their home. Here are 10 questions to get you started but remember that your REALTOR® should be willing to answer any questions you have about the process of buying or selling your home.

1. How long have you been in the business?

A freshly-licensed REALTOR® can do a wonderful job and will have up to date training; those in the business longer bring more practical experience to the table.

2. How will your marketing plan meet my needs?

Specifically, how will you sell my home? Where and how often do you advertise? Will you show me a sample flyer? How do you market online? The REALTOR® should be able to talk about what kinds of people are likely buyers and how she will reach out to those specific people.

3. Will you provide references?

Ask if your REALTOR® will provide you with references from previous clients. Many will have a contact sheet with the names and phone numbers of previous buyers and sellers who are happy to discuss their experiences with potential clients. If you're uncomfortable with talking to past clients, ask if you REALTOR® has a website with a Testimonial section that you can read instead.

4. What separates you from your competition?

Key phrases to listen for: assertive, available by phone, or email, analytical, able to maintain a good sense of humor under trying circumstances, frequency of contact, communication schedule, and how your REALTOR® cooperates with fellow colleagues.

5. Can you help me find other professionals?

Your REALTOR® may be able to provide a list of service providers who can help with things such as home inspections, staging, renovations, or legal and financial advice. Get an explanation if you see the term 'affiliated' as it could mean the REALTOR® is getting compensation from vendors.

6. How much do you charge?

Real estate fees or commission are negotiable and may vary from brokerage to brokerage.

7.How will you keep me informed?

It's very important to be up-to-date with the process of selling your home. How will your REALTOR® keep in touch with you? Will you have regular meetings? Will they be in person? Over the phone? Via email?

8.How has your business changed in the last five years?

If your REALTOR® doesn't talk about website tours and smart phones, chances are she is not a highly wired agent. While low techies can still sell houses, it it getting harder. Listen for references to social media such as Facebook and Twitter, as well marketing sites as Craigslist and Kijiji.

9. How do you qualify potential buyers?

You're looking for buyers who have the desire, means, and resources to purchase your home. It's your REALTOR'S® job to ensure that you're not spending your time with deals that can't be closed.

10. Do you have any questions for me?

An effective REALTOR® should be prepared with specific, in-depth questions about your home and needs.

~Some information taken from the Langley Times, Home Real Estate Resource Guide

New property listed in Walnut Grove, Langley

Tue, 25 Mar 2014 02:35:48 GMT

I have listed a new property at 21545 TELEGRAPH TRAIL in Langley.

See details here

Very RARE BASEMENT home in FOREST HILLS with MOUNTAIN VIEWS! Features include 7 bdrms,4 bath, open layout, NEW FLOORING, NEW CARPET with mem.foam underlay, GRANITE counters, s/s GAS STOVE, NEW MALARKEY ROOF, 2 hwt tanks (no more cold showers)! Down: 4 bdrms, rec and media room w/ french doors leading to SPRAWLING DECK, hot tub and above ground pool. Mstr bdrm is huge with DESIGNER ENSUITE and picture windows to enjoy the mountains. Located in ALEX HOPE catchment--#1 school in Langley--and 10 min walk to WGSS, amenities,pool and library. If you're looking for space, entertainer's dream, room for family and community--this is the place!!!

OPEN HOUSE: SATURDAY MARCH 22 FROM 1:30-4:00PM