RSS

Budget Friendly Exterior Boosters
If you have been thinking about listing your UBC home and taking advantage of this summer’s real estate market then this is the blog for you. The fastest way to attract potential buyers and get full market value is by cleaning up and transforming the exterior of your home. As the premier real estate agent for UBC homes, I would like to offer you the following tips on how to improve the exterior of your home.

Clean Up

Perhaps the easiest and most cost-efficient method of improving house is by putting in some time and cleaning the exterior and yard. An attractive exterior begins with trimming the bushes, mowing the lawn and raking the leaves in your yard. Once you have completed these tasks, take the time to wash and scrub your driveway, walkway, your home’s exterior and the fence. Finally, make sure to wash and scrub the windows with a glass cleaner or with diluted detergent and warm water.

Paint

A freshly painted home is sure to turn heads. Not only does paint offer a protective barrier against the elements, it is also a great way to attract potential buyers. If painting your entire home is not in your budget or just seems too overwhelming, focus your attention on the trim, doors and shutters.

Shutter it

Another quick way to transform the exterior of your home and make it more appealing is by adding shutters. Shutters give the illusion of making your windows look larger and disrupts an otherwise bland wall. Make sure to choose a colour that contrasts the exterior colour of your home to make them stand out.

Change those numbers

Changing your house numbers is another quick way to create maximum exterior appeal. Replace or add bronze or chrome house numbers to give your home a more sophisticated and updated look. Other creative ways to use house numbers include:
  • Paint your address on a large planter at the foot of your entrance or at the end of your home’s walkway.
  • Add house numbers to a post near your front porch or at the end of your driveway.
  • Place numbers on your front gate or fence.

Other quick changes

Other quick budget friendly changes that can make a huge difference to your home’s exterior include:
  • Upgrade or paint your mailbox. A new design or colour may add a whole new flair to the outside of your home.
  • Add a tree, new flowers or bushes. A few strategically placed planters with trees or flowers will add to the ambiance of your front porch or walkway.
  • Hanging baskets full of lively flowers will brighten-up your patio or front walkway.
These budget friendly exterior boosters are sure to attract a wide range of clients to your home. If you would like any more tips or advice on how to transform the exterior of your home and make it more appealing to prospective buyers, please contact me today. I look forward to being a part of your sales team.
Read

3 Do's and Don'ts When Listing Your Home

When it comes to listing your home, the adage of ‘you never get a second chance to make a first impression’ applies.  A poorly listed home can make a huge difference in terms of dollars as well as the overall time that your property sits on the market.  As the premier real estate agent for UBC homes, here is a guide to 3 do’s and don’ts when it comes to listing your home.

  1. Do: Take a picture of your home from the curb

    In the real estate game this is known as curb appeal.  The importance of pictures and how you represent your home cannot be understated when it comes to attracting buyers.  Make sure you get the whole house in the shot and do not let bushes, trees or cars block the line of sight. 

    Remember:

    The exterior of your home, your yard and the overall appearance of your property is equally important and needs to be represented in your listing.  

  2. Don’t: Take a crooked photo

    This may seem like an obvious statement, but you would not believe the number of photos that are on listing sites where the house is crooked, and it looks like the home and street are on a downhill slope. 

    Make sure that when you take the picture, be mindful of your camera’s angle and that your home’s roof is parallel with the photo’s frame.

  3. Do: Consider a bird’s eye view photo

    A photo that is taken from the air is a great way to showcase a large property or a waterfront location.  Make sure that your photo not only shows the house, but also the surrounding property or water.  Both of these features are strong selling features and attractive to many buyers.  

  4. Don’t: Use a fisheye lens

    Unfortunately fisheye lenses do the opposite of what many people think – fisheye lenses actually make space look smaller and distorted.  Distorted images are a definite detractor when it comes to attracting buyers, so stick with traditional lenses to showcase your home and use design tricks to make small spaces appear larger.

  5. Do: Stage each room before photographing it

    When it comes to listing your home, you want to represent each room in as best of light as possible.  Take the time to properly stage each room and make sure that the room is well lit and clean before photographing it.  If you would like any tips on how to stage your home, I would love to assist you.

  6. Don’t: Stage a mess or an unfinished room

    When it comes to staging there are so many situations that you want to avoid.  Some of the more common pitfalls include:

    • Staging a messy or cluttered room.
    • Photographing your pets in your listing photos.
    • Staging or photographing unfinished rooms.
    • Staging photos that are dark and make the room look smaller.

These are just a few of the staging mistakes that you want to avoid.  Allow your real estate agent to be part of the listing photo process and think about how you want to represent your home.

This guide of listing do’s and don’ts should help you attract a larger list of potential buyers to your property.  This should in turn equate to a faster sell for top dollar.  If you would like more information on how to list your home on the hot Vancouver real estate market, please contact me today. I look forward to working with you soon.
Read

Vermin, broken locks and unethical landlords are a few of the trials faced by students looking for affordable housing, but some schools are trying to make things better.

 

There are familiar sights in most student neighbourhoods. Typically, these areas close to campus are filled with old, ramshackle homes, overgrown yards, discarded furniture and perhaps a student or two unconscious on a front lawn. But near York University, the student hood looks instead like a typical, well-maintained upper-middle-class Toronto neighbourhood, filled with tightly wound streets and large, modern brick homes.

 

As far as off-campus housing goes, it seems, on the surface at least, like a student paradise. And yet, according to Maclean’s annual student survey, York’s students were the most critical of their off-campus rental options, with 12 per cent describing their rentals as poor and another two per cent describing them as awful. Allison Pirnat is one of the disenchanted. The third-year human resources student has a litany of complaints about housing options near York, but the simplest deficiency is the most jarring: she can’t lock her front door.

 

Welcome to student living.

 

Going away for school is an exciting time, but many students are not fully prepared for the substandard places they reluctantly call home. Mouldy and musty rooms, cramped spaces, faulty locks, poor ventilation, suspect wiring and stained and burn-marked carpets are among the common fixtures of many student rentals. The problems don’t end there. Some will encounter quarrelsome and inattentive landlords who count on students not knowing their rights or being unwilling to fight back. Rough rentals have always been part of university life, but schools and cities are now trying to make housing safer and more comfortable.

 

“Housing affordability for post-secondary students is an ongoing challenge, and most especially in larger cities with higher housing costs, like Toronto,” says Barbara Joy, the director of media relations for York.

Meanwhile, students not only put up with bad conditions, but return to these same rentals for the duration of their schooling. Experience tells them no matter how hard they look, they are unlikely to find anything better—at least at a price they can afford.

 

An unkempt front yard—unusual for York Village—offers the only clue that the place Pirnat has called home for the past two years is a student rental. The front door opens to a small foyer, with two wooden doors on adjacent walls, each secured by a flimsy bronze doorknob lock. The basement has three bedrooms, a bath and kitchen. There are six more bedrooms upstairs, including a pair carved from a dining and living room.

 

One of those bedrooms doesn’t even have an exterior window, according to Pirnat. Instead, the landlord installed sliding glass above the door frames in the hall to allow ambient light in.

 

Pirnat never even saw the house before she moved in. When she couldn’t get time off her summer job, she sent her mom to York to scope out places. The listing claimed the house predominantly targeted female renters and was exclusively for students, but she says it was mostly hosting men in their 30s and 40s. To the best of her knowledge, none were students.

 

As many as 10 people lived in the house last year, says Pirnat. Under Ontario provincial law, any home renting to more than four individuals is a rooming house. While rooming houses are legal in parts of the city, such areas do not exist near any of Toronto’s post-secondary institutions, according to Toronto Fire Services deputy chief Jim Jessop.

Between 2010 and 2016, eight fires in illegal rooming houses claimed the lives of 10 people in Toronto. At least half of those fires were in areas near York University and Humber College, says Jessop. Despite these deaths, Toronto Fire continues to find dangerous rooming houses around colleges and university campuses. In the past 22 months, Toronto Fire has issued notices to the owners of 35 rooming houses near York and Humber. It’s a challenging situation, given the demand for student housing.

 

And they’re not going away. If anything, Toronto’s Affordable Housing Action Plan 2010-2020 calls for an increase in multi-tenant homes, albeit ones that are properly licensed. There hasn’t been a fire in a licensed rooming house since 2010, and with home and rental prices so high, rooming houses fill an important gap in the marketplace, particularly for students, seniors, new immigrants and low- or moderate-income individuals.

 

More licensed multi-tenant homes won’t hurt, but Luisa Sotomayor, an assistant lecturer in environmental studies at York University, fears students will still fall through the cracks. Many of the existing rules and regulations designed to protect renters don’t really apply to students, explains Sotomayor, who is part of a team of researchers from four Toronto-area schools studying student housing. She points to rules that prevent landlords from raising rents by more than a set amount per year. Since students are more likely to sign an annual contract and move on, they don’t benefit from these protections.

 

In the meantime, concerns remain over illegal rooming houses, many of which are safety hazards. The most common deficiencies are the absence of smoke alarms, carbon monoxide alarms and the required number of exits, says Jessop.

 

One of the worst offenders Jessop can recall wasn’t far from where Pirnat lives. “What stands out most in my mind is the sheer number of individuals who were living on the third floor and in the basement without a second exit,” he says. There were 17 students crammed into the house. “That candidly appalled me.”

 

No one knows how many student rooming houses there are in Toronto, but a recent report from Winnipeg by Councillor Janice Lukes suggested there were more than 150 around the University of Winnipeg. That’s a lot considering Winnipeg is a more affordable city than Toronto, and that the school is a fraction of the size of Toronto’s big schools.

 

Security is another major concern near any campus, and the neighbourhood around York is no exception. Almost a quarter of students living off campus expressed some level of concern about the safety of their neighbourhood. York Heights, an area that encompasses York University and the village, had 97 break and enters in 2016.

 

Figures like that make Pirnat’s inability to lock her front door with a deadbolt even more alarming. While it can be locked from the inside, keys don’t work in it anymore. Given that anyone who locks the door must be willing to go downstairs and unlock it, the entry never gets locked. The landlord has resisted changing it because it would mean printing nine new keys, Pirnat says.

 

As frustrated as Pirnat is with her rental, the place doesn’t seem all that bad to the casual observer. But many of the problems only reveal themselves after living there for a while, such as how the reconfiguration of the house disrupts air circulation, resulting in wild temperature swings from space to space.

 

In the bathroom, the grout is spotted with mould. On-site laundry facilities that were promised never arrived. And she’s often asked to help new tenants move in—all for $550 a month.

 

Subpar off-campus student housing is not a problem unique to York. According to the Maclean’s annual student survey, more than 10 per cent of students who live off-campus describe their rentals as substandard or poor. Their most common complaints are with the state of repair, including everything from appliances to plumbing, and cleanliness, including issues with pests. And as Jeremy Biro at McMaster can attest, escaping the student hood doesn’t mean you’ll avoid these problems. The house Biro rents out with up to eight others is in a well-kept area on the opposite side of campus from where most student rentals are. It’s on a street lined with trimmed hedges and perfect gardens that runs straight to the main gates of campus. But being in a nicer part of town doesn’t mean a better house.

 

An old bar fridge, used mattresses and discarded furniture are strewn across the backyard. Inside, grease and dirt blacken a white oven in the kitchen and surrounding tile floor. It’s a mess, but not unlike what you’d expect from an unsanctioned fraternity house (McMaster doesn’t allow frats, so it’s not an officially registered organization).

 

As messy as the property is, most of the problems are found in the basement. “It’s a short, kind of sketchy basement,” he says. Two of the three rooms below ground are tiny, and one of them gets mould on the walls every few years.

In a shared common area in the basement, occupants dodge wires that dangle at neck level. This is a particular concern for Biro given there is a flood at least once a year due to overflowing toilets and outdated plumbing.

 

And because the frat manages the rentals, the landlord shirks his responsibility to clean between tenants, says Biro. He feels the landlord should be doing more, but adds that he isn’t sure what is required. “There is no way for us to know what our rights are and when we are being taken advantage of,” he says. “I believe some of the things that I don’t like are well within his rights, but I’m pretty sure a lot of them are not.”

 

Some students may not know if they are being taken advantage of, but Veronica Hendrick-Lockyer isn’t one of them.

For the past 14 years, Hendrick-Lockyer single-handedly raised four kids while living below the poverty line. Throughout that time, she dedicated herself to helping other at-risk mothers and children. But it was a three-bedroom rat-and-cockroach-infested apartment in Toronto’s east end that nearly drove her to give up on her dream of getting a degree.

 

Finding a place that was big enough to accommodate her, her four adult kids, a dog and a cat was an exhausting task. She had no credit rating, and without a signed lease, her son was unable to enrol in high school. She was desperate by the time she found a place. Needing to move in right away, she agreed to the landlord’s demands for three months’ rent and a security deposit even though she knew those payments were illegal.

 

Despite being more than an hour and a half by bus and subway from York, it was the best of the affordable options available to her. She looked closer to the school, but she describes the places she could afford as terrifying. “Around York is the scariest I’ve ever been in,” she says. “They were showing us places where people were still in them with garbage and filth all over the floors.”

 

Other students might have caved to the landlords, but Hendrick-Lockyer isn’t the type to back down. In the two years she’s lived in the apartment, she has endured intimidation from the landlord’s representative.

 

Power was illegally cut off one May when she was told she never paid her bill. In court, she was accused of damaging new carpet when no such work was done. When the landlord’s representative visits her unit, he seems more interested in her possessions than looking at the problems, she claims. And she came home to eviction notices plastered in the hallway of her building and on her door when she was slightly behind on her rent.

 

When Hendrick-Lockyer isn’t battling her landlord in court, she is at war with cockroaches and rats. She bleaches her kitchen countertops every morning and stores all her food, right down to her spices, in the fridge in an attempt to keep pests away.

 

It’s been hard on Hendrick-Lockyer’s family too. Her daughter, Sammantha, who is a recent graduate of a program run by Seneca College at York, says the family’s living arrangements kept her from enjoying university to its fullest. “I felt like I couldn’t connect with a lot of my peers because my problems are completely different from my peers’,” she says, although she’s not using poverty as an excuse. “If I’m not working toward something, I’m going to be living in poverty for the rest of my life.”

 

Now that her two daughters are ready to live on their own, Hendrick-Lockyer hopes to find a spot in residence where she and her son can live with their dog, Junebug. She credits her program director and staff from the university for helping her get through some of the challenges she faced in her rental.

 

Universities wrestle with how to address off-campus housing, especially since it’s a matter they have little control over. Yet they recognize it has a significant effect on the student experience. Pirnat, for one, doubts she would have gone to York had she known more about the lack of affordable and high-quality off-campus housing options.

 

To better understand this challenge, Ryerson, the University of Toronto, York and OCAD U have just launched a comprehensive two-year study into student housing in a project dubbed StudentDwellTO. This study follows up on the concerns identified in an earlier report on student travel behaviour. Among the findings of the transit report was that the amount of hardship students are willing to endure to stay close to class increases when campuses are more isolated. This is a particular challenge for York, given its situation in the north of Toronto (although the school hopes the subway extension that’s about to open will alleviate that concern).

 

York is one of several schools that offer support programs to help students learn their rights as tenants. Starting this fall, the university is also going into its residences to educate students about what they can do to protect themselves when they enter the off-campus housing market. It also goes door-to-door in student neighbourhoods to provide useful information and recently opened an 812-bedroom housing building, run by a third party, to give students more options.

 

Toronto Fire Services is getting more proactive too. Starting next spring, Toronto Fire will launch a pilot project at Humber College to teach students about the fire code. “We are trying to arm the individuals and parents with the information they need as they leave residence,” says Jessop.

 

The question is whether students will take advantage of these programs. Despite their complaints, Pirnat and Biro both say they have no intention of moving.

 

Source: http://www.macleans.ca/education/university-students-share-off-campus-student-housing-horror-stories/

Read

Innovative inclusive offerings have student residence struggling to meet demand.

 

Concordia University feted its new student housing residents last year with a breakfast at midnight, games of bubble soccer, excursions to IKEA and an electronic music parade. Concordia’s residence life manager Lauren Farley is a serious believer in fun—especially since many of her new dorm-dwellers arrived on campus knowing nobody.

 

Ryerson University has taken inclusiveness to a new level by making disclosure of gender identity optional when it comes to housing assignments. Fifty per cent of last year’s applicants said they’re cool with all-gender housing. Applicants who feel more comfortable cohabiting with those who identify as the same gender have that option.

 

And the University of British Columbia is introducing self-contained micro-suites (with rent set just under $700 a month) in response to Vancouver’s affordable housing crisis. At 140 sq. feet, they’re tiny, but students say the price is right.

 

This is what on-campus housing looks like now, as residence managers strive to meet the needs of a new generation of students. But these innovations have one downside—Canadian universities do not have nearly enough room to satisfy growing demand. More and more students now seem to appreciate the benefits of living and studying on campus.

 

In the past, students moved off campus after one or two years in residence. More of these upper-year students now want to stay, says Andrew Parr, UBC’s managing director of student housing. His waiting list topped 6,000 in 2017. Vancouver’s tight rental market is one factor, but not the only one, he says. Even first-year students who could live at home with their parents in the Greater Vancouver Area often take advantage of UBC’s guarantee of residence for first-years rather than commute.

 

“There’s evidence that suggests pretty clearly that living on campus enhances your academic experience,” Parr says. “It really opens up tons of opportunities that commuter students don’t have if they are spending two hours a day on a bus or in a car”—opportunities to interact more closely with faculty advisers and professors, to get more involved with student clubs, to participate in sports and to become more immersed, generally, in campus life. Or to research at the library until midnight without worrying about how to get home and back for that 8 a.m. class.

 

MORE: Horror stories from off-campus housing


A recent joint research study by the University of Toronto, OCAD University, York University and Ryerson found that long daily commutes for students “were leading to lower campus engagement and, in some cases, limiting students’ class choices” at their universities.

 

A follow-up study commissioned by the presidents of the four universities will explore the options for creating more affordable housing on, or close to, campus.

 

Concordia assigns its 900 beds on a mostly first-come, first-served basis. “Applications open in March, we fill up quickly, and we have a pretty long waiting list,” says Farley, who returned to Concordia to pursue graduate studies and serve as resident life manager after a stint as manager of crew activities for Disney Cruise Line.

 

Those who aren’t assigned a bed can turn to a year-round, student-run service that posts apartment rental ads and alerts students to any prior complaints that have might have been lodged against certain landlords in the area. Unlike Toronto and Vancouver, Montreal has a good supply of affordable housing close to its universities.

 

Still, the on-campus residence experience is far more enriching for students, says Farley, who endeavours to make orientation week as welcoming and fun as possible before students begin serious studies in September. Residence advisers—upper-year students who live on every dorm floor—are available 24/7 to support students with any academic or other concerns that might arise. But they are also there to help foster a sense of community for the new residents.

 

And while no one was compelled to play bubble soccer (perhaps running around with your upper body encased in a giant inflatable ball isn’t everyone’s idea of fun), new residents were strongly encouraged to explore the wealth of opportunities available through student-run clubs. (At Concordia, there are clubs for chefs, entrepreneurs, game developers and those interested in artificial intelligence, along with a moot court club, a debating society and a chess club. There’s something for snowboarders and skateboarders, actors and playwrights, dragon boaters, hip-hop artists, cyclists and students who want to volunteer for worthy causes in the broader Montreal community.)

 

In Toronto, York and U of T have enough housing to guarantee residence beds to all first-year students who apply on time and make a deposit, regardless of where they live (students should check individual university websites for exact deadlines and costs, because they vary). But Ryerson can only offer space to out-of-towners, and there was a wait-list of 900-plus at the beginning of last summer. “It’s never been that high,” says Ian Crookshank, Ryerson’s director of housing and residence life.

 

Under the university’s new all-gender housing policy, applicants for housing no longer have to declare they fit into any one category—male, female, transgender male, transgender female or non-binary—unless they choose to do so.

“This is the first year we have removed gender as a function of how we assign rooms,” Crookshank says.

“If it matters, you tell us it matters and we will accommodate that. If a student would like us to use gender identity to assign them a space in a single-gendered environment, they would have to indicate that, and they would have to indicate what their gender identity is,” he says.

 

The fact that 50 per cent of students applying for housing this year selected the all-gender option “was eye-opening,” according to Crookshank. “What we heard from students is it’s great, it’s inclusive . . . and it’s not really a big deal,” he explains. “But it is a really big step from a residence [management] perspective.”

 

Well-intentioned efforts to be inclusive in the past had the unintended effect of emphasizing the gender-identity differences of young students who just wanted to go to school, be themselves and learn.

 

“We used to force students to check a box . . . and, in many cases, the housing office would then phone and say, ‘We are just trying to get a sense of what you would like. You have identified as a trans student, so we need to know what type of person you would like to live with,’ ” Crookshank says.

 

This often meant that students who had identified as transgendered or non-binary would then be relegated to a separate residence floor designated as “gender inclusive space,” rather than be included in the general mix of students.

 

The majority of residence rooms at Ryerson—95 per cent—are designed for single occupancy, but more than half of those occupants share bathrooms with two or more others. They wait their turns to use the shower and toilet stalls, which have privacy locks. So, in practical terms, an all-gender bathroom interaction might involve brushing one’s teeth alongside someone with a different gender identity, Crookshank says.

 

When UBC’s micro-units—referred to as nano suites—come on stream in 2019, residents will be able to shower, floss and brush in the privacy of their own very small bathrooms.

 

Parr says 70 of these suites will be included in a new 651-bed residence being built on campus. They have double beds that fold up into the wall when not in use, desks that fold down, a small private bathroom, closet and kitchenette area.

More than 20,000 students toured a prototype that was set up in the Student Union Building in 2016, Parr says, and 83 per cent of students surveyed indicated they would live in a nano suite for the quoted cost of just under $700 a month. That’s considerably less than the more than $1,000 a month rent for a standard self-contained studio apartment on campus.

 

Graduating high school students should research the housing options before they commit to a specific university, residence advisers say. Is there a first-year residence guarantee? If not, does the university or student union provide guidance on off-campus options? Most do.

 

Even if first-year residence is guaranteed, what happens in second year? At Queen’s University in Kingston, for instance, most students move out of residence after their freshman year—either by choice or because their rooms are needed by the incoming first-year class.

 

Political studies student Erin Moore lived in a shared residence room during her first year at Queen’s, but moved into a four-bedroom townhouse off campus in second year with three friends. “I think for first year, residence is great. It’s a lot of fun.”

 

But it can be noisy, making it difficult to concentrate “and it’s nice not having to line up with 10 other girls for the shower.”

 

The townhouse, part of a development built specifically for the student market and managed by Kingston-based Varsity Properties, has a shared common living room and kitchen, private bedrooms, a rooftop patio with a gas barbeque and bi-weekly housekeeping service.

 

Moore’s share of the rent works out to $750 a month plus utilities, which she says compared favourably with the $1,730 monthly cost of a double residence room and mandatory meal plan at Queen’s. “Residence was really expensive. I much prefer to buy my own food. All the local grocery stores have student discounts and I love to cook,” Moore says.

 

However, quality housing close to campus is in high demand. “It’s very competitive,” says Moore, whose townhouse is a 10-minute walk from campus. “I would definitely advise students planning to move off campus to start looking as early as possible. I know a lot of people start looking as early as October in their first year [for properties to move into the following year].”

 

Similarly, students who want to live on campus beyond first year should also apply early—applications are accepted on a first-come, first-served basis. “For many people, continuing in residence does work. If you’re an athlete or you have a crazy schedule and you don’t have time to cook, it makes a lot of sense,” Moore says.

 

At UBC, sociology major Paige Lougheed recalls feeling lost and nervous when she first set foot in residence five years ago. She grew to love it, never left, and now guides the new crop of students in her role as residence coordinator.

 

Among her roles is helping first-year students overcome the shock of their first set of marks, which is common for those accustomed to being at the top of their high school class. “It’s a different method of grading and evaluation than what a lot of students who come to UBC are used to.” A dip in marks is not unusual, Lougheed says, “but some of them really struggle with that.”

 

Peer tutors—typically senior students who excel in their fields of study—visit the residences on a weekly basis to conduct group tutoring sessions in first-year math, chemistry, biology, physics, political science and economics. Residents can also book free one-on-one sessions by appointment.

 

There are professors in residence available to offer advice on course selection, or simply hang out for a discussion after a film night. “They are there to kind of break down the barrier between faculty and students . . . because sometimes students aren’t comfortable going to office hours for professors,” Lougheed says.

 

At Concordia, Farley and her team of residence advisers keep the fun factor going with regular social events throughout the year. They help new students make the connections to join intramural sports teams or direct them to one of the executive chef’s demonstrations at the self-cooking stations in the dining hall. Students can borrow the equipment and ingredients to make anything they want. Broccoli stir-fry? Not so much. “They seem to like making smoothies,” Farley says.

 

The residence advisers also serve as sounding boards as their younger peers learn to navigate the challenges of university. If they see a need, the RAs will conduct information sessions on study tips, how to budget, how to party responsibly and safe sex.

 

“That peer-to-peer support is really crucial. If they feel that they have someone to talk to who is not going to judge them, their success is higher in terms of their academic success but also their personal success.

“Res is not just for parents to feel their kid is in a safe place, but for them [the students] to start university and start it off right because it is a lot for them to take on,” Farley says.

 

Source: http://www.macleans.ca/education/the-switch-to-high-res/

Read

Spring Cleaning For Your Home

Now that the winter rains have finally stopped and the days are getting longer, it is time to address all of those chores and cleaning that you have been putting off.  That’s right, its spring cleaning time.  As the premier real estate agent for UBC homes, here are some great ways to get your home spotless this spring.

Kitchen

The kitchen is usually the room that takes the most abuse, so why not start here?  When you are thoroughly cleaning your kitchen, make sure to deep clean the appliances, cupboards and counters.

When you are cleaning the inside of your refrigerator, don’t forget to:

  • Clean your refrigerator's condenser coils which are found behind the bottom grill.  Use a long handled brush and your vacuum cleaner to remove all dust and build up.  A clean condenser coil will ensure a longer life for your refrigerator and prevent it from overheating.
  • Use a combination of salt and soda water to clean the inside of your refrigerator.  This potent combination makes the perfect abrasive cleaner to thoroughly clean your refrigerator’s surface. 

All stainless steel surfaces need to be cleaned with a specific cleaner to make those surfaces shine and sparkle.  Try using a waxed based aerosol to buff those surfaces.  Continue to use this cleaner at least once or twice a week to keep your stainless steel looking like new.

 

Regardless of whether your countertops are granite, quartz or marble, they are porous.  That means that any simple spill such juice or soy sauce can stain them.  To prevent this, use a countertop sealer that will repel stains and cause liquids to bead rather than to be absorbed.  Use a sealer twice a year to keep your counters stain free and looking like new.

 

Here’s the deal:

 

Countertops with lots of swirls or veins in them tend to be more porous and need to be treated more often.

Bathroom

Once you are finished with the kitchen, the next spring cleaning job to tackle should be your bathrooms.  Make sure to pay particular attention to often overlooked areas such as tiles and glass shower doors. 

 

For shower tiles or wall tiles, use a neutral pH cleaner or use baking soda and water.  This will neutralize all mold and bacteria that thrives in humid and moist environments.

 

To keep your glass shower door streak and scum free, use a rain repellent product that is made for car windshields.  When this product is applied it creates an invisible barrier that will not allow water, debris, or soap suds to stick. 

 

If you have any lime or calcium build up around taps, lay paper towels over the fixture and soak them with vinegar.  Allow them to set for an hour.  This will allow the deposits to soften and then you can easily remove them with a brush.

 

Floors, Walls and Baseboards

Regardless of the season, your floors take a lot of abuse.  Take the time to apply a sealer or a wax finisher.  The most effective finisher is a combination of wash and wax cleaner.  Make sure that the floor cleaner protects and cleans.  If you have real wood floors, you will need to apply a polish as well as a new wax coating.

 

Once you have cleaned your floors, take the time to spot clean all of your walls and baseboards to keep them looking pristine.  Use a mild detergent or just water and a sponge for this job.  Make sure that the water as well as the sponge is clean, so that you are not transferring dirt onto your walls and baseboards.

 

These spring cleaning tips will add to the ambiance and overall presentation of your home.  A thorough spring cleaning is also a great way to prepare your home for the real estate market if you are thinking about putting it on the spring real estate market.  If this is the case, please contact me today and see how I can help. 

 

Happy cleaning! 

Read

 

British Columbia Speculation Tax Information Sheet

 

In Budget 2018, the BC government announced that it would be introducing legislation to impose an annual speculation tax. The tax will be effective for the 2018 tax year.


The majority of BC homeowners will be exempt from this tax.


The speculation tax will target foreign and domestic speculators in BC. These are homeowners who have removed their units from BC’s long-term housing stock – meaning they are not owner-occupied or a qualifying long-term rental property.


Satellite families - households with high worldwide income that pay little income tax in BC - will also be captured by the tax.


The speculation tax will initially apply to the Metro Vancouver, Fraser Valley, Capital and Nanaimo Regional Districts, and in the municipalities of Kelowna and West Kelowna.


In 2018, the tax rate will be $5 per $1,000 of assessed value. In 2019, the rate will increase to $20 per $1,000 of assessed value.


Exemptions

 

The majority of BC homeowners will be exempt from this tax.


Exemptions will be available for:

  • Principal residences (excluding satellite families)
  • Qualifying long-term rental properties
  • Certain special cases


Income Tax Credit


A non-refundable income tax credit will help offset the tax for BC residents. This will leave the bulk of the tax levied on vacant and short-term rental properties owned by individuals who do not live in BC, as well as satellite families.


Frequently Asked Questions


Q. When is the new speculation tax effective?
A. The speculation tax will be effective for the 2018 tax year. Homeowners will receive their first tax notice in the fall of 2018.


Q. Who is going to pay the tax?
A. The speculation tax will target foreign and domestic speculators in BC. These are homeowners who have removed their units from BC’s long-term housing stock – meaning they are not owner-occupied or a qualifying long-term rental property.


A corresponding income tax credit will help offset the tax for BC residents. This will leave the bulk of the tax levied on vacant and short-term rental properties owned by individuals who do not live in BC, as well as satellite families.

 

Q. What is the definition of a qualifying long-term rental property?

A. These details, as well as information on how to apply for an exemption/income tax credit, will be provided in the coming months, prior to the implementation of the tax.


Q. Will satellite families have to pay the tax?
A. Yes, satellite families will be required to pay the tax.
We will be collecting information from home owners to identify families with high worldwide income. These families will not be eligible for the up-front principal residence exemption. To the extent that they pay tax in BC, they will still be eligible to claim the income tax credit.


Q. I live outside the province and own a residential property within the area the tax applies to. Will I have to pay the tax?
A. If the property is not a qualifying long-term rental, you will be required to pay the tax.


Q. What about British Columbians with two homes? A resident who lives in Vancouver and owns a vacation property in Kelowna?
A. A non-refundable income tax credit will help offset the tax for BC residents. This will leave the bulk of the tax levied on vacant and short-term rental properties owned by individuals who do not live in BC, as well as satellite families.


Q. I think I have a property that might be subject to the tax. How can I avoid the tax?
A. Principle residences and homes rented out long-term will be exempt from the tax.
A non-refundable income tax credit will help offset the tax for BC residents. This will leave the bulk of the tax levied on vacant and short-term rental properties owned by individuals who do not live in BC, as well as satellite families.

 

Q. How will the tax be administered? How can I apply for an exemption/income tax credit?
A. The speculation tax will be administered by the Province, outside of the normal property tax system and property tax cycle.


The Province will issue notices by mail that will direct residential property owners to a BC Government website that will contain an electronic tax form (paper and phone options will also be available). The notices will contain information on the various exemptions.


One of the goals in designing the tax and its administration will be minimizing the compliance burden for the vast majority of homeowners who will be claiming an up-front exemption and reducing the number of notices that need to be sent in future years.

 

Q. I have read the FAQs but need further details to know if I have to pay the tax? Where can I get more information?
A. These details, as well as information on how to apply for an exemption/income tax credit, will be provided in the coming months, prior to the implementation of the tax.

Read

The new B-20 rules is in full effect, let's take a look at what has changed in the lending landscape for 2018!

 

The break-down (in laymen's terms) is as follows:

 

1) Your mortgage will be underwritten at either the Canadian Benchmark (currently 5.14%), or your contract rate +2%. That means your borrowing ability will be evaluated with a higher rate than you are actually paying, reducing the overall loan you qualify for.

 

2) There will be more risk-based restrictions when underwriting mortgages, and new LTV limits may be imposed on certain clients/areas that are deemed higher risk.

 

3) Federally regulated lenders can no longer bundle mortgages with other lenders to circumvent insurance premiums and insurer guidelines, when clients borrow over 80% LTV (or less, depending on the type of mortgage). This, again, is to ensure clients and lenders are not over-exposed with mortgage debt and the process is regulated at every level.

 

If you have further questions, contact your mortgage professional today to learn more about how OSFI's updated B-20 affects you!

 

For more information, you can click on below link.

 

http://www.cbc.ca/news/business/mortgage-stress-test-1.4519972

Read

 

The Provincial NDP government is vowing to make life more affordable in BC, announcing a number of initiatives to achieve that goal in their 2018 budget. The financial plan is the first full budget for the minority NDP government since it came to power last summer.

 

The foreign buyers tax jumps from 15 to 20 percent tomorrow and will be expanded beyond Metro Vancouver to include Victoria, Nanaimo, the central Okanagan and the Fraser Valley.

 

If the property is located in the Capital Regional District, Fraser Valley Regional District, Regional District of Central Okanagan, or Nanaimo Regional District, and the property transfer is registered on or after February 21, 2018, there are transitional rules available here.

 

“BC’s real estate market should not be used as a stock market,” she says. “We will introduce a new annual speculation tax starting in BC’s urban areas. It’s going to tax foreign and domestic speculators. This tax will apply to property owners who don’t pay income tax here, including those who leave their units vacant.”

 

The speculation tax will come into effect later this year for in Metro Vancouver, the Fraser Valley, the Victoria-area, Nanaimo Regional District, Kelowna and West Kelowna.

 

The province will implement a new speculation tax on residential properties, targeting foreign and domestic homeowners who don’t pay income tax in BC. This includes those who leave homes vacant.

 

The tax will apply to the Metro Vancouver, Fraser Valley, Capital, and Nanaimo Regional districts and in the municipalities of Kelowna and West Kelowna. In 2018, the tax rate will be $5 per $1,000 of assessed value. In 2019, the tax rate will rise to $20 per $1,000 of assessed value.

 

The province will administer the tax and will collect data to enforce it including, social insurance numbers, household information, and world-wide income information.

 

Effective Feb. 21, 2018, the Property Transfer Tax on residential properties above $3 million will increase to five percent from three percent.

 

For detailed info, please click on below link.

 

http://www.rebgv.org/bc-budget-includes-new-real-estate-taxes-and-spending-commitments

Read


Spring is the perfect season to buy a home.  Traditionally, the spring real estate market offers more choice and selection than any other season, so if you have been thinking about getting into the Vancouver real estate market, now is your chance.  As the premier real estate agent for UBC homes, I would like to offer you these helpful tips for buying a home this spring.


Choosing the Right Agent

When it comes to finding and buying your dream home, the right real estate agent is the key.  Make sure that the agent is familiar with the community and neighbourhoods in which you are looking to buy.  Other qualities to look for when choosing your agent include:


  • Has a good working relationship with other real estate agents – this will allow you a wider choice of homes to view.
  • Is honest, hard-working, personable and friendly.
  • Has been part of the buying process or has sold similar properties in and around the area you are looking to buy.
  • Can provide testimonials from other satisfied home buyers and sellers.

Seeking Pre-approval

Before you begin looking for your home, it is a good idea to go and get a pre-approved mortgage from your bank or lender.  There is nothing more time consuming and frustrating than finding your dream home only to find out that you cannot afford it, so see what you will be pre-approved for and look for homes in that price range.


Remember:

The initial cost of a home is only part of the true cost.  In addition to monthly mortgage payments, you will have property taxes, maintenance fees as well as utilities and miscellaneous expenses.  Make sure that you can afford these additional monthly costs.


Preparation is Key

More selection and choice in terms of homes for sale also brings more potential buyers and thus more competition to the housing market.  Be prepared to move quickly and put in an offer if you find a home that you like.  You should also be prepared to pay full market value for your home because of the increased competition and the red hot Vancouver housing market.


Here’s the Deal:

If you do find your dream home at a price you can afford, do not get too hung up on the final price.  A few thousand dollars will mean very little over the course of a 25 year mortgage.


Stay Focused

When entering the housing market, focus on the factors that are important to you such as the location and neighbourhood of your new home or certain amenities such as an open concept kitchen.  This should prevent you from worrying about less important details such as:

  • Who is the seller?
  • Why is the home being sold?
  • How long has the home been on the market?

These are all insignificant details and should not affect your purchasing decision.


If you have been thinking about buying a home, now is the time. The spring real estate season will provide you with a large selection of potential homes and motivated sellers looking to make a deal. 


If you would like to see some of the new and exciting homes that are listed in the UBC area or are interested in real estate options in the surrounding neighbourhoods, please contact me today.

Read

 

2018 is the perfect time to sell your home.  The Vancouver real estate market continues to be the hottest in all of Canada and is most definitely a seller’s market.  As the premier real estate agent for UBC homes, I would like to offer you the following tips that will sell your home quickly and at a high price.

 

The Right Agent

 

When it comes to selling your home, the most important decision you will be faced with is finding the right real estate agent.  The right agent will dictate not only your final sale price, but also how long your home will be on the housing market.  Some of the qualities that you should look for in your real estate agent include:

  • Implementing all the best real estate marketing tools (internet, open houses, and private showings) to attract a large pool of potential buyers.
  • Hard working and honest.
  • Understands the local housing market and has intimate knowledge of the neighbourhood and community.
  • Is flexible and always has your best interest in mind.

Other qualities that your real estate agent should possess include an outgoing personality, a strong track record of selling homes and a marketing plan that will attract many interested parties.

 

Pick a Date

 

Once you have chosen the right real estate agent, it is time to look at a calendar and pick some important dates.  These dates include when you want to list your home, any open houses that you want to schedule and perhaps even a hopeful closing date.  You may want to include other dates in your calendar, especially if you are looking at buying a house during this time.

 

Here’s the Deal:

 

Using a calendar and highlighting dates is an important part of selling your home because it provides a visual of your overall marketing plan and breaks down the overall selling process into more manageable chunks.

 

Staging it Right

 

A properly staged home is a home that will sell at a high price.  When it comes to staging your home, less is more.  It is important that you remove all of your personal belongings from each room so that any potential buyer can envision their belongings in this space. Click here to view RE/MAX Are You Fit to Sell Videos.

 

Another key to a well-staged home is empty space.  You want the floor plan and space of each room to be the centerpiece, not your belongings or furniture.  This also applies to kitchen appliances, wall decorations and your home’s bathrooms.

 

If you would like more information or advice about how to properly stage your home, I would love to help. These few important tips will turn that for sale sign into a sold sign in 2018.  I would love to be a part of your real estate sales team.  I can get you top dollar for your UBC home.  Contact me today and see why I am the right real estate agent for you. 

Read

 

 

Now that the leaves have all fallen and we are gearing up for the holidays, there is that distinctive chill in the Vancouver air signaling the beginning of the winter season.  Before the temperatures drop too much or the snow begins to fly, now is the perfect time to get your home ready for the winter.  As the premier realtor for UBC homes I would like to offer you the following tips that will keep your home warm and comfortable this winter. 

 

Check that Thermostat

Your home’s thermostat is the control panel responsible for heating your home.  If you do not have a programmable thermostat, I suggest that you get one today.  This often-overlooked feature could help save you up to 3% on your heating bills this year.  If used properly, it will pay for itself over the course of this winter.

Here’s the deal:

 

By programming your thermostat, you control what rooms are heated in your home and when they are heated – no more forgetting to turn the heat down at night or having to crank the thermostat when you get home from work while sitting in a cold house for the next 30 minutes.  

 

Stop those Drafts

Drafts can account for up to 30% increase in energy use over the winter season and can give false readings to your thermostat, making your furnace run overtime.  Here are some tips on how to stop those drafts and keep the heat in your home, where it belongs:

 

  • Weather stripping can help to eliminate drafts around windows.  Make sure to use weather stripping thick enough that it provides an adequate seal.
  • If your window is in an out of the way place, consider using a plastic film that will seal out drafts and prevent heat from escaping.
  • Use a door sweep to stop drafts that will come in under the doors.  Make sure that the door sweep covers any gaps between the door and the door jam and is thick enough to provide a proper seal.

Another cost effective way of stopping drafts that may be along foundations or doors is to simply roll up a towel and set it against the draft. This will stop cold air from leaking in and prevent excess energy consumption.

 

Maintain your Furnace

Another key piece of winter maintenance for your home is your furnace.  It is so important that you keep your furnace running smoothly and properly maintained.  You should replace or at least look at your furnace filter annually.  A clean filter will allow for better air flow and less energy consumption.

 

I also suggest that you get your furnace serviced before winter each year to keep it running efficiently and effectively.  The last thing you want is a broken furnace on the coldest days of the year.

 

Remember:

 

If you are looking at replacing your furnace, replace it with an energy smart unit.  Not only will this save you money in your heating bills, energy smart furnaces also offer tax break incentives.

 

By following these winter tips, you should be able to enjoy this beautiful season in Vancouver from a warm and comfy home.  If you would like some other tips on how to winterize your home or to see some of the exciting new properties that are available in the UBC area, please contact me today. 

Read

 

Now that school is back in and the days have gotten shorter, it is time to make that transition from summer to fall.  Not only does that mean putting away the shorts and patio furniture, it also means it is time to do some routine maintenance to get your home ready for the fall season.

 

I would like to share with you these important outdoor maintenance tips to help get your UBC home in tip top shape for the fall.

 

Clean your Downspouts and Eaves troughs

Just one look in your front yard and you will see that fall is synonymous with falling leaves.  In your front yard this is no big deal, a rake and a garbage can will solve your problems; However, leaves can quickly plug your eaves troughs and downspouts creating havoc and water run-off.

 

Make sure to dedicate an afternoon to thoroughly clean out your home’s gutters.  By clearing out the debris that has collected, you will allow for proper drainage and ensure that there will be no excess water damage done to your home.

 

Inspect your Roof and Chimney

While you are up cleaning out your eaves troughs, take the extra few minutes and check your roof and chimney.  Keep in mind that the average lifespan of asphalt shingles is anywhere from 15-20 years.  However, there are certain factors that can speed up deterioration.  These include:

 

  • Severe weather conditions
  • Moss and debris under shingles that has led to excessive wear
  • Heavily treed areas

 

Besides these factors, you should also look for missing or damaged shingles, loose shingles and shingle granules in your eaves troughs that are a sign of heavy wear.

 

In addition to inspecting your shingles, while you are on the roof, look at the metal flashing between your eaves troughs and shingles and make sure that it is securely attached and not damaged.  You should also inspect the vents on your roof to ensure that they are properly sealed and caulked.

 

If you have a chimney, inspect it to make sure that there are no damaged or loose bricks and that you do not have a resident squirrel or birds nest inside.

 

Lawn Maintenance

It is important to try to keep your lawn as leaf free as possible so that the leaves will not plug up the city’s curb drainage.  You can compost the leaves or collect them in decomposable bags and check the city’s compost pick-up schedule.

 

While you are out raking the leaves do a quick walk around and have a look at each of the trees on your property.  Look for any damaged limbs that can become problematic with the onset of the fall rains and winds.  Also look for any limbs that are too close to your roof or powerlines.

 

The brisk mornings and cool, crisp days make fall one of the best seasons in Vancouver.  To fully enjoy the season, however, make sure that your home is properly maintained and ready for the infamous Vancouver fall rain.

 

Good luck and enjoy the fall season.  

Read

Open concept luxury living room

 

Vancouver real estate continues to be the hottest market in the country and it looks like this trend will continue into the fall.  Even in this market, getting full value for your home can be difficult if not done right.  When it comes to selling a luxury home, even more attention to detail is needed if you want a quick sale and do not want to leave money on the table.

 

UBC Homes would like to offer these three tips to help you get top dollar for your Vancouver luxury home.

 

Properly Stage your Home

When I talk about staging with clients, I always go with the preface of “Less is More”.  Remember it is important, especially when selling a luxury home, that the space and specific features of the home are shown off.  A crowded dining area for instance, will take away from the ambiance of the room.

 

Certain parts of your luxury home will not need to be staged, but rather timed.  What I mean by timed is, it may be wise to schedule certain appointments in and around sunsets if your home faces west or at peak times when your yard is fully encased in the sunshine. 

 

Here’s the Deal:

 

There is a direct correlation between well timed showings and getting full market value for your home.

 

Make sure to set up all your furniture and stage your home with the focal point out the main windows and on any type of natural setting such as a large backyard, the North Shore Mountains or a waterfront view, if you are lucky enough to have one.  

 

Price it Correctly

I feel that a well-priced house is one of the most important first steps when it comes to selling your luxury home.  This can be challenging because there may not be a lot of properties that you can compare your home to.  I can help you with this important step and know many different ways of finding a great asking price that is sure to attract a host of potential buyers.

 

Remember:

 

A luxury home that is priced too high will sit on the market and develop a stigma and a home that is priced too low will be a great deal for a buyer, but not necessarily a great deal for you.   

 

A properly priced home is one of the reasons why it is so important to find the right realtor for the job.

 

Find the Right Realtor

Besides finding a price that will make your home attractive to a wide range of buyers, the right realtor needs to bring a large skill set to the table.

 

Some of the skills that are required to sell any luxury home include:

  • Understanding the local real estate market
  • Being efficient and effective at online marketing as well as creating an online profile that will get your home noticed
  • Have a vast network to draw from to attract potential buyers
  • Be an effective salesperson and communicator for you, the seller

These are just some of the many skills that are required from an effective realtor.  In addition, it is important that your realtor be friendly, professional and have your best interests in mind always. 

 

I am a top real estate salesman in the UBC area and am familiar with the neighbourhood and the area.  I have experience in selling luxury homes and am 100% dedicated to selling your home for top dollar.  I would love to be a part of your sales team today.

Read


Searching for a new home can be overwhelming if you aren't sure where to start. There are so many listings to see and, unless you can already tell your real estate agent just what you're looking for, you may find it helpful to start narrowing your choices down by composing a list of features that you want your ideal house to have.


The market is full of UBC homes to suit all kinds of needs and preferences, so when you're considering what is most important to you in a home, start with these essentials.

Light and Space

Inside and outside, your new home should have enough space to feel welcoming and not constricting. Consider where you spend most of your time at home and prioritize that area. Perhaps you enjoy being outside and need a yard that leaves space between your home and your neighbours. Perhaps you love cooking and would like a kitchen that is open to the eating or living areas and has plenty of windows.


Remember to take windows into account: a little shade is lovely, but you don't want your rooms to be constantly in the dark because of tree cover or insufficient windows. Natural light may help make a room less crowded. If that is a priority for you, try visiting potential new houses more than once on days with different weather.

Storage Space

How much space does your potential new home need to have? Look around for storage space and consider whether you will be able to fit what you have into the new house. Is the square footage divided between storage and living space in about the same proportion as where you live now, or will you find yourself with lovely, spacious rooms and insufficient closets?

Utilities for Your Lifestyle

Does the clothes washer spend all the hot water and make it impossible to do the dishes while it's running? If someone in the house flushes the toilet, does the water pressure drop, or will anyone showering find themselves standing under freezing water? Try turning on several faucets around the house and flushing a toilet to see whether the plumbing and water heater work as well as you'd like them to.


Think about your electricity use. Does the new house have enough electrical outlets in the rooms where you'll want them? What time of day will you be using a lot of power? For example, if you set the heating or air conditioner to come on in the morning, about the same hour as you heat up breakfast, run a hair dryer, listen to the news on the television and boot up a computer, all those devices will put pressure on the home's electricity.


This is harder to test, but you can ask a home inspector or let your realtor know your family's power needs.

Location and Traffic

How near would you like to be to shops, parks or schools? Will your morning commute be horrendous, or is the way relatively clear and the drive tolerable? Try driving to your potential new house from your workplace during your normal travel hour, just to make sure there aren't any traffic surprises that could make day-to-day living in an area difficult.

Something for You've Missed

Think about where you live now. What do you find inconvenient around your house? Is the kitchen too small for the time you spend there to be comfortable and creative? Are you sick of street noise, or is there a streetlight or neighbour's lamp that shines straight in your bedroom window? Do you have space for your hobbies, whether that means a comfortable game room or sunny windows for potted plants? 


Brainstorm all the little things that have kept your last home from being a dream home and anything you've not been able to do due to the constraints of your space. You may find that these become deal-breaker items in your search for a new space. Once you have your list, let me know. I'll find homes that suit you and keep an eye out for new listings that might be just right for you.

Read


If it seems like a lot of younger people are entering the home buyer's market, it is by design. A 2016 study from the National Association of Realtors shows that millennials — those people born between 1980 and 2000 — are the largest population of buyers at 36 percent. Generation X (people born between 1965 and 1979) are close behind at 26 percent.

 

Whether it’s for a simple home with little to no repairs needed, or a fixer-upper that can be updated and used for potential future value, the next generation of homeowners know what they are looking for in potential houses to buy. This guide from UBC Homes shows some of the features millennials are looking for in their next home.

 

On The Inside

 

One of the big factors for millennial home buyers is in a place most people take for granted. Younger people like having the kitchen and bathroom updated as, since most of the budget will go to furnishing and down payments, it leaves little for overhauling fixtures in these rooms. Low maintenance options are often sought after, including hardwood floors and granite counters.

 

Speaking of kitchens, the bigger the better. The younger generation views the kitchen as the ultimate hangout spot, compared to a dining room, so having an open floor plan where the kitchen can easily transition to a TV room is a major plus. Also, with an increase of people working from home, having a designated office space is becoming more of an important feature to include.

 

Technology Matters

 

As with many other things, millennials are looking for the latest technology to include in their new home. What used to include cable hookups and telephone service is now replaced by internet and wireless. Even if these options are out of the seller’s control, they should be prepared to face questions regarding both of these and how they can be useful for the new purchasers.

 

Technology is not just limited to the inside of the house. Energy efficiency is an important feature for home buyers as they want properties that homes that are green. Mostly this includes insulation levels and parts of the home that can be energy efficient.

 

Location, Location, Location

 

Of course, where the house is located can be the biggest factor for a home purchaser. As more and more younger people look to homes in major cities, many buyers in this age range are taking into consideration walkability and access to public transportation. This can change for those with children, as they may look for property in more residential areas.

 

What UBC Homes Offers Millennial Home Buyers

 

With a higher number of younger people looking to buy a house, it’s important for them to find real estate agents that understand the things they are looking for in a home. At UCB Homes, we have a wide selection of homes throughout the Vancouver area that provide features that match the needs of millennials and other buyers. For more information, call 778-991-0649, and view our listings on our web site.

Read


Well, springtime is in full swing, and while we’re thinking about planting the garden, sweeping off the deck, and getting ready for our first cookouts of the year, there are also important home repair and maintenance tasks that have to be accomplished. You may be thinking that this is the best time for selling UBC homes and getting yours on the market, or you may just want to get it looking great for visitors and entertaining. Whatever the reason, learn these easy but must-tackle outdoor home maintenance tasks for this spring. 

Clean Your Gutters

You’d be amazed how many people just forego, forget or ignore this important task. Springtime is the rainy season, and having clogged up downspouts and gutters can actually do real damage to your house. Get up on a ladder and clear out the debris, whether it’s leaves, twigs and muck or loose granules from shingles. Spray out the downspout and make sure everything is clear. 

Roof Inspection

This is another DIY check that too many people ignore. You might hate to get up on the ladder, but a quick visual inspection of your roof is an important activity every year. Take a good look, check for loose, missing or curled shingles, granules in your gutter, cracked caulking and sealant, and other indicators that the roof is in need of repair.

Repair Bad Paint

Your paint is important for keeping your home looking great, to be sure, but it’s also vital inkeeping your home in good repair. Paint protects the surface beneath from the ravages of heat, cold, moisture and the environment in general. If you’ve got chipped or peeling paint, scrape it and touch it up. Never leave wood exposed to the elements—doing so leads to rot, which can be expensive to fix.

Trim Your Shrubs

Overgrowth can do serious damage to your home. Trim tree branches that brush against the house, as well as shrubs and bushes that grow too close. You want tree branches at least five feet from your homes, both to discourage moisture and to discourage squirrels, chipmunks and raccoons!

Change Filters

You should change the filter in your HVAC system with every season change. Since springtime is here, it’s time to replace that filter! This is possibly the easiest DIY home maintenance task you can do—just pull out the old one and slide the new one in!

Touch Up Wood Surfaces

Do you have wood surfaces outdoors? Whether it’s a patio, a deck, a handrail, stairs or any other surface, it’s important to make sure it’s sealed and protected from moisture and the elements. Take a few hours to refinish and seal your wood surfaces every year.

Selling UBC Homes

You may be taking care of your home maintenance to spruce it up for sale, since spring is also moving season. If so, you’ll want a realtorexperienced in selling UBC homes. If so, call UBC Real Estate Specialist Sam Huang and get your house on the market today!

Read

Springtime is one of the most beautiful times in British Columbia. It's no coincidence that it's also one of the most active times of the year for selling UBC homes.  Families prepare for big moves in the summer, and people of all life situations feel more inclined to get out and view houses.

 

During this time, putting your home’s best foot forward in terms of staging is absolutely critical. Lots of homes will look drop-dead gorgeous from the curb and in online photos, so if your home is not high up in terms of these criteria, it could get overlooked.

 

So make sure to boost your home’s selling prospects by boosting its curb appeal using these four tips:

Get Rid of Lawn Clutter

A good rule of thumb for the inside of your house is to reduce the amount of furniture so that your home feels airy, spacious and roomy. You can apply this same rule to the outside of your house! Think in terms of open green space versus ornamental plants. 

 

Ideally, you will have most underbrush removed so that all plants have a clear, purposeful presence rather than feeling like a “wild” clump. Get rid of all weeds and all growing plants you did not purposefully plant or propagate. Trim back lower branches of trees so that light can penetrate throughout your yard and travel into your house. Frame all ornamental bushes with gravel, mulch, bark, lava rocks or a similar substrate that makes every planted area picture-worthy.

 

All of these tasks reduce the appearance of lawn maintenance while making your yard look more spacious and organized.

Power Wash Your Sidewalk, Paths and Driveway

Renting or hiring out a power washer is a minimal cost, but it can do so much for your outdoor appearance. Just a few hours is all it takes to make your paths look cleaner, brighter and maybe even bigger while eliminating a common source of visual blight.

Give Your Curb Presence Some Visual “Pop”

Planting some flowers by your mailbox and front entrance is a common technique for adding a touch of colour and beauty to your home, but why stop at plants? You can use other, similar techniques to add some flair while helping home viewers know they have come to the right place.

 

Using bold brass numbers on your mailbox or front door frame is a common approach, and you can also substitute them for a colourful or natural material that complements the aesthetic of your home. Brightly coloured paints on accents like your front door, front porch support trusses or shutters can also help give people clear visual markers while making your home feel more charming.

Add Some Fencing or a Trellis

You do not want to clutter your yard with excessive accents, but having a few architectural touches can serve to “frame” a yard and sometimes even make it look larger. Add a few feet of decorative fence to a corner of the yard to give it some more upscale charm, or add a trellis or arbor to a pathway to make it feel more picturesque.

Get More Curb Appeal Advice for Selling UBC Homes From an Experienced Agent

You can implement all of these suggestions in the perfect way to complement your home and learn even more techniques for selling a home near UBC when you work with a local, experienced agent familiar with area.

 

Using these tips and personalized advice from a UBC real estate agent, your home can look more beautiful from the curb than you ever imagined!


Read

Vancouver has a lot to offer as a city. There are highly rated restaurants and bars, endless events and entertainment and, perhaps best of all, some of the most spectacular natural views. When talking with my clients, I try to describe just how accessible the great outdoors are to Vancouver residents. The strong connection with nature makes this city one of the most clean, welcoming and safe areas to live in British Columbia.


But don’t just take my word for it! See for yourself how our UBC homes will keep you within arm’s reach of some of Vancouver’s best outdoor attractions.


Take a Break in Pacific Spirit Regional Park

Not far from the University of British Columbia is the Pacific Spirit Regional Park. This nature preserve is huge, offering more than 73 km of hiking and walking trails for visitors. Not far from the park, there are plenty of UBC homes for sale as well, which offer the perfect balance of urban living and natural escapes. Take a moment for an impromptu afternoon walk, or spend the day there with a picnic and good friends. This is a little slice of paradise in the middle of the city.


Become a Local with a Visit to Stanley Park

Stanley Park is a gorgeous spiritual haven with lots to offer. Locals love to hang out here and enjoy the shaded walking paths, sandy beaches and famous totem poles. The Seawall promenade also offers breathtaking views of the woods, sea and sky for hikers and bikers to enjoy.


With so many great park options, it’s easy to see that there’s never a dull moment for Vancouver residents. There are always new parks to discover and trails to explore.


Combine City Views with Tranquil Nature at the Chinese Garden

The Dr. Sun Yat-Sen Classical Chinese Garden is another staple of Vancouver living. Escape from the hustle of busy urban life and experience the soothing sounds flowing water.


If you want to make an event out of it, you can even book a guided tour that describes the symbolism and history of the garden. Tours typically last about 45 minutes and are yet another way to gain appreciation for all that Vancouver has to offer.


Spend a Day at the Beach

I couldn’t talk about Vancouver’s wonderful outdoor attractions without mentioning the many beaches the city has to offer. Families and students flock to the beaches when the weather warms up, but it’s also the perfect spot to watch sunsets all year round.


Enjoy the heated pool and playground on Stanley Park’s Second Beach. Or take a detour downtown to the English Bay Beach. With spring just around the corner, you can even plan a weekend barbeque on Third Beach, another more secluded area in Stanley Park.


Explore UBC Homes Today

The current state of Vancouver’s real estate market may seem confusing and uncertain, but it’s a great time for home buyers. I’m happy to help assist you in finding the perfect UBC home, in a place where you can fully take advantage of all the city’s outdoor attractions.


There are listings I would love to show you. So, please, give the number at the top of the page a call. I look forward to helping you.


Read

When speaking with my clients, one of the most common questions I get is whether a condo or a townhome is the right choice. Although both condos and townhomes make for excellent choices when you’re living in UBC, every person has different living needs, which means you need to learn which option is suitable for you.


Fortunately, deciding between a townhome and a condo when you have the right information and a trusted local realtor like me on your side. Learn whether a condo or a townhome is the right option for you and find out how I can help you find great UBC homes that will meet your needs.


Ownership and Rules

The biggest difference between a condo and a townhome is in terms. If you live in a condo, the only thing that you own is the unit itself. Everything else, including common areas, is property of whoever owns the condo development. Townhomes, on the other hand, is simply a description of a type of house. With a townhome, you would own the entire property, including any yard space your property possesses.


Another factor to consider is the existence of a Homeowner’s Association (HOA). Virtually every condo development that you move to will have a HOA. However, this isn’t true for every townhouse. While your HOA will work to maintain the common areas, you will also have to pay dues and follow any rules for living in the development. HOA rules can include when you can access common areas, how you can decorate your home and how you dispose of trash.


Protecting Your Privacy

A factor to consider when choosing between a townhome or a condo is what level of privacy and security you’ll have access to. For example, both condos and townhomes have multiple shared walls, which means you may be able to hear your neigbours and your neighbours may be able to hear you as well. Ask about the thickness of a walls between of a townhome and condo make sure you’ll have your needed privacy.


When it comes to security, one of the main issues will be the location of your condo or townhome. Like I tell my clients, the safer the location, the safer the home. Fortunately, many condo developments come with advanced safety features like underground parking and security cameras. If you choose a townhome, you can install the same security options that you would in a free-standing home.


Tour UBC Homes with Help

Choosing between a condo and a townhome really comes down to what you want out of your home. For example, if you want all the excitement that comes from living in the heart of a city and in a low maintenance home, you should choose a condo. On the other hand, if you want the freedom to decorate or landscape your home as you see fit, then the better option for you is to move into a townhome.


If you’re ready to tour great UBC homes, including condos and townhomes, then you need to work with me, Sam Huang. I can tell you about the best UBC homes available and help you find the right fit for you. Contact me today so that we can get started your perfect home.

 


Read


There’s been a lot of talk in the news lately about British Columbia’s 15 percent foreign investment tax hike, which went into effect Aug. 2. The tax aims to reduce speculative buying in the Vancouver residential real estate market by targeting a highly active and visible group: foreign investors, particularly those from China.

 

Many blame these investors for causing a surge in prices in recent years, while others point out that foreign buyers are just one element in a complex market system driven primarily by increasing demand.

 

Proponents of the tax do have data on their side now, though, and it shows that the tax implementation had a dramatic effect for metro Vancouver home sales and average prices for the month of Aug. 2016.

 

However, I would argue that the extreme drop in buying activity is just a temporary reaction to the changes. In time, I predict the Vancouver housing market, including UBC homes for sale, will likely stabilize and return to a similar pace of value increases given the strong demand in the area and its relatively low supply.

 

Those interested in buying homes for sale near UBC should therefore act now before that market correction happens to take advantage of the sudden price drops and uncertainty.

Foreign Buyers Deterred, But Not Gone

The Finance Ministry released a report on Oct. 28 revealing that foreign buying activity in Metro Vancouver dropped severely for the months of August and September. Foreign buyers accounted for just 1.3 percent of the total sales by value in this period, whereas before the tax they were around 13.2 percent.

 

What this data fails to show is the start-and-stop nature of foreign buying before and after the tax. Simply put, most foreign buyers strategized that they should close their sale and register their property before the tax hit. Data published in Bloomberg shows that foreign buyers bought up an astounding $2.3 billion CAD worth of homes in the seven weeks leading up to the Aug. 2 tax start date.

 

After that date? Less than $50 million CAD worth of homes were bought by foreigners for the next few weeks. Some people even report long lines at the land title office the last week before Aug. 2, filled with foreign buyer registrants or their representatives.

 

So, I ask, what happens when foreign buyers have time to recover from the sudden shock this tax created? Industry analysts assert that it will be at least six months before we can even begin to evaluate the effects, but that is also time foreign investors could be using to recalculate their investment decisions. They may certainly be priced out of some deals, but analysts like Jeremy Kronick worry that the investors could simply move downmarket towards cheaper properties where the tax has less of an impact.

 

This is all mere speculation, of course, but even if foreign buyers don’t come back in force as some predict, the Vancouver housing market itself will continue to reflect the low supply and high demand seen in the area for the past several years.

Buy Now to Take Advantage of UBC Homes Low Prices

This type of period, where many analysts and investors feel confused and unsure, is an amazing time for home buyers. Prices will likely continue to be depressed year-over-year until at least late February, when sales activity usually begins to pick back up.

 

I strongly urge any buyers interested in UBC homes for sale to look at listings in the area and get a sense of how sellers are feeling. Sellers may be more willing to negotiate or accept lower prices given the sudden exit of many possible buyers and the uncertainty within the current market.

 

Navigating this environment is not a guarantee, though, so make sure you have a real estate agent with knowledge of the UBC housing market at your side. I am available to answer any questions seven days a week, and can communicate and negotiate with any sellers on your behalf.

 

So, please, take a moment to look at my buyer’s page to find out more about the UBC market and see if you can find a property while prices remain low.

Read
Categories:   Buying | Carpet | city of vancouver property tax | College | Condos | Football | Freehold | freehold townhouse | home selling tips | Homes | Houses | Kitsilano | Kitsilano Condo Prices Chart | Kitsilano Condos | Kitsilano House Prices Chart | Kitsilano Townhouse | Leasehold | leasehold prepaid-nonstrata | leasehold prepaid-strata | Luxury Real Estate | Mortgage | Moving | New Listing | ownership | Quarterback | Real Estate | REBGV | REBGV Stats | Renovations | school catchment | sellers | Selling | selling your home, safety | Social Media | strata property act | student housing, ubc, investment | Student Rentals | Summer | Summer Programs | Tips | Townhouse | Ubc | ubc realtor | ubc realtor, UBC homes, UBC real estate | UBC Apartment | UBC Average Sold Price | UBC Chancellor Place | ubc community | Ubc condo | UBC Condo Strata | UBC Condos | UBC East Campus | ubc events | UBC Farm | UBC golf | UBC Hampton Place | UBC Hawthorn Place | UBC Homes | ubc homes, ubc real estate | ubc homes, ubc real estate, spring break, vancouver events 2014 | ubc hospital | UBC House Prices Chart | ubc housing | UBC Programs | UBC Properties Trust | ubc real estate | UBC real estate mortgage | UBC real estate, UBC homes, Halloween in Point Grey | UBC real estate, UBC homes, UBC Realtor | UBC real estate, UBC homes, UBC Realtor, Moving to UBC | UBC real estate, UBC homes, UBC Realty, Toys stores, UBC, Point Grey | UBC real estate, UBC Realtor | UBC real estate, UBC Realtor, UBC attractions | UBC real estate, UBC realtor, UBC events | UBC real estate, UBC Realtor, UBC Food Truck | ubc real estate, ubc realtor, ubc realty | UBC Realtor | UBC Realtor, UBC Homes, UBC Real Estate, UBC Christmas Events | UBC realtor, UBC real estate, UBC events | UBC Realty | UBC Rural Tax | UBC schools | UBC Services Levy | UBC Townhouse Prices Chart | UBC Townhouses | ubc triathlon, ubc real estate, ubc homes | UBC Wesbrook Vilage | UBC Wesbrook Village | UBC Wesbrook Village, UBC, real estate, homes | Vancouver | Vancouver Condo Prices Chart | Vancouver Home | Vancouver House Prices Chart | Vancouver Real Estate | Vancouver Townhouse Prices Chart | Virtural Tour | what does freehold mean
Reciprocity Logo The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.