View this recently sold House or see all my home sales

Please come with any questions you may have. In the meantime you can take a virtual tour of this Upper Lonsdale House for sale.

As always please do not hesitate to give me a call at 604.802.4528 if I can answer any questions before the open house, or if you would like to book a private showing.

Helen Grant
Re/Max Masters

2 bdrm family home with 1 bdrm & den suite down as mortgage helper Great location just off Lonsdale Fir floors on the main, maple cabinets in the kitchen, gas stove, wood burning fireplace Single garage has water, electricity & phone Fence d and level back yard, lane access

Please come with any questions you may have. In the meantime you can take a virtual tour of this Lower Lonsdale Condo for sale.

As always please do not hesitate to give me a call at 604.802.4528 if I can answer any questions before the open house, or if you would like to book a private showing.

Helen Grant
Re/Max Masters

Suites must be licensed by September 30, 2010

3. The secondary suite must occupy a minimum floor area of 215 sq. ft and a maximum of 968 sq. ft. or 40 % of the total floor area of the building excluding garage space, whichever is less.

4. The registered owner(s) of the property must occupy either the principal dwelling unit or the secondary suite.

5. A building containing a secondary suite cannot have lodgers, a personal care facility, a child care use, or a bed and breakfast.

6. A secondary suite must have a separate exterior entrance from the principal dwelling unit.

7. The secondary suite must have an additional off-street parking spot exclusively for the use of the secondary suite and at least two off-street parking spaces for the exclusive use of the principal dwelling unit.

8. The secondary suite parking must be located so that any vehicle parked in any required vehicle parking space on the lot may exit without needing to manoeuvre other vehicles and must be provided in addition to parking spaces required for visitor parking.

9. The secondary suite must not be subdivided from the principal dwelling unit under the Property Act

10. Water and electrical service for the secondary suite must not be separately metered.

Submit a general plan for the site including the existing floor plan of the unit showing the suite and the location of parking spaces.

3. Have the suite inspected.

4. Meet any requirements as a result of the inspection, including a follow-up inspection.

Sign an affidavit that the home owner will occupy either the principal dwelling or the secondary suite.

found to be in violation of the Zoning Bylaw and could face fines

of up to $300 a day.

Report which includes:

the number of new suites applied for and approved and

• their addresses; and

the number of existing suites legalized and approved and

• the number of files from various listing agencies advertising secondary suites for rent or existing in homes for sale in West Vancouver.

For information, contact West Vancouver’s Bylaw & Licensing

department at 604.925.7152 or visit http://westvancouver.ca.

What is a coach house?

“Coach houses can be an affordable, flexible solution that brings significant community benefits.”

As an example of these benefits, Watt explains that coach

houses will help seniors and young families remain on the North Shore in their neighbourhoods.  “A coach house lets a senior stay in their home, and have an adult child or a caregiver live in their coach house. A senior can also move into their coach house and let their children and grandchildren live in their larger home,” says Watt, noting that the home owner also has the option of renting the coach house for added income.  While opponents often cite increased traffic and decreased neighbourhood privacy as significant concerns, most are convinced that coach homes benefit the environment. “They’re smaller, they’re more affordable and they don’t require new infrastructure since they can hook up to existing water mains, sewers and power,” explains Watt.

Land Title Act  and the when the primary home already exists, says urban land use Strata Property Act that make such a subdivision difficult consultant, Bob Ransford.

“One requirement is that the existing building would have to meet current Building Code requirements,” explains Ransford. “Because the home might have been built some time ago it likely met Building Codes then in place but not the current ones.”

Watt believes allowing home owners to sell their coach houses would bring much-needed diversity to the local housing stock, and new affordability to neighbourhoods.

If coach houses could be sold “What can I do as a REALTOR®?” asks Watt.  Watt suggests REALTORS® become a voice in their community when local councils are looking for new housing options to build better neighbourhoods.

“We have the knowledge, so let's share it with policy makers, to help build the best communities we can.”

org/coachhouse.

On the left-hand side, go to Accessory Coach Houses and then Coach House. This will take you to a page, Coach House Community Working Group. Scroll down to:

Staff Report with Coach House Bylaws, dated February 24, 2010 (Contains the Coach House Implementation Bylaws)

Comparative Summary Level-A and Level-B Accessory Coach Houses

Level-A Accessory Coach House Development Permit Guidelines

Level-B Accessory Coach House Development Permit Guidelines

Diagram by W. Dave Watt

MAY 2 1 , 2010 w w w. r e a l t o r l i n k . c a

surpassed $1 million for the first time in the Board’s history. This created significant discussion about affordability in the region.

“While home values have now eclipsed the previous peaks, a diverse range of available properties and low interest rates

can't  continue to present opportunities for first and move-up buyers,” Moldowan said. “The product mix today is as varied as it has ever been in our market.”

The distribution of recent home sales in the region by price point. Of all residential properties purchased in Greater Vancouver

time  in the first quarter of 2010, 48 per cent sold for less than $500,000 and just 14 per cent exceeded the $1 million mark.

Today’s market, at all price points, is operating at a rapid pace. In April, it took members, on average, 31 days to sell a home in Greater Vancouver, which is one day less than the March 2010 average, but 29 days faster than the 60-day average in April 2009.

or go to www.bcalink.ca.

Please come with any questions you may have. In the meantime you can take a virtual tour of this Lower Lonsdale Condo for sale.

As always please do not hesitate to give me a call at 604.802.4528 if I can answer any questions before the open house, or if you would like to book a private showing.

Helen Grant
Re/Max Masters

Walking into this home is a breathtaking experience! The open view of the blue, blue ocean that greets you from every room gives your heart an extra dose of happiness in this stunning bright and sunny corner unit. Water front dreams surrounded by luxury in over 1,000 sq ft of open plan and elegant finishings that add comfort to your sophisticated taste. Your friends will admire your home and desire your company as they share in the envolving show of sunset glows, over the most beautiful skyline in the world, from your entertaining size deck against the back stage of warmth that your home offers & the majestic mountains that sleep behind you. Come & experience what your life could be like. Open House Sunday, May 16th 2-4pm

69%  of markets set records for best-ever first quarter sales.   Luxury home sales soared in the first quarter of 2010 as affluent purchasers moved to take advantage of favourable market conditions across the country, according to a report released today by RE/MAX.

The RE/MAX Upper End 2010 Report, highlighting sales and trends in 13 major Canadian centres and five submarkets, found that improved economic performance, increased personal wealth, immigration and foreign investment all contributed to a serious upswing in sales. Virtually all areas experienced double and triple-digit increases between January and March of this year over 2009 figures for the same period. Nine out of the 13 markets examined (69 per cent) shattered existing records – setting new all-time highs for first quarter activity in the upper end.

Recovery in the upper end has been nothing short of remarkable. This segment of the market was hardest hit when the recession took hold—yet its comeback has been fast and furious. There is no doubt that mindset has changed and confidence has returned. One only has to look at the percentage increases to see the current upward trajectory.

While comparisons are being made to one of the worst first quarters on record – it’s important to note that the bounce back in many areas – including Greater Vancouver, Victoria, Winnipeg, London-St. Thomas, Greater Toronto, Ottawa, Montreal (Island), Halifax-Dartmouth, and St. John’s -- exceeds record levels reported in years past. Leading in terms of percentage increase in sales is Kelowna (700 per cent), Montreal (Island) (300 per cent), Victoria (275 per cent), Greater Toronto (263 per cent), Greater Vancouver (184 per cent), Hamilton- Burlington (169 per cent), Edmonton (164 per cent), London-St. Thomas (125 per cent), and Ottawa (121 per cent).

Real estate continues to resonate with purchasers at every price point. With the top end of the market shifting into high gear, every segment of the residential real estate sector is now operating in tandem. Despite the upward momentum, there are still deals to be had – especially at the higher price points—a fact that is motivating buyers to act.

Economic performance has been a major driver, boosting consumer confidence levels across the board. The tangibility of bricks and mortar has also played a role in record activity – a development that began in 2008 as affluent purchasers reduced their exposure to equities and shifted their earnings into real estate holdings.

Recovering stock markets – and portfolios – in the months ahead will further contribute to housing market activity.

Luxury sales as a percentage of the market have been steadily increasing in recent years – with the exception of 2009. With the return to economic growth, it’s expected that the number of high net worth individuals will begin to rebound, following two years of consecutive decline. This will continue to help prop up Canada’s luxury market going forward.

Immigration and foreign investment have also had an impact on the luxury segment – and in some markets, seriously bolstered sales. Middle Eastern buyers, Mainland China investors, and Europeans—to a lesser extent— are represented in virtually every market across the country. Canada’s sound banking system, political stability, and strong dollar are attracting foreign investment – and that is spilling over into high end residential real estate.

Most active in 2010 were business executives, entrepreneurs, and professionals. Location was first and foremost among upper-end buyers, followed by a preference for newer homes or those that are turn-key (completely renovated). With the exception of Toronto, buyers could be relatively particular and take their time in making decisions as balanced conditions characterized markets across the board. Given adequate supply, prices are likely to hold steady or experience modest increases in the majority of markets in 2010.

Canada’s most expensive luxury markets are shared equally among East and West, with Greater Vancouver topping the entry-level price point for high-end homes at $2 million, followed by $1.5 million in Greater Toronto and Montreal (Island). Upper-end value markets were most abundant in Atlantic Canada and smaller centres in Ontario, where luxury home prices started at $400,000 in St. John’s, $450,000 in Halifax-Dartmouth, $500,000 in London St. Thomas, and $750,000 in Ottawa and Hamilton-Burlington. Winnipeg and Edmonton represented good value in the West at $500,000 and $850,000 respectively.

Greater Vancouver holds the title for the most expensive home sold through MLS in the first quarter. The property—an 11,600 sq. ft. home on ¾ of an acre on the city’s Westside, changed hands for $10.06 million.

Other noteworthy sales include: $7.25 million in the Greater Toronto suburb of Mississauga, $6.25 million in Toronto’s central core, $5.75 million in Calgary, $5.5 million in Montreal (Island), and $5.3 million in White Rock/South Surrey. The priciest MLS listings could be found in West Vancouver ($29.9 million), Greater Toronto ($23 million in Bridle Path), Vancouver Westside’s Shaughnessy area ($22 million) and Victoria ($19 million).

www.remax-western.ca

VANCOUVER, B.C. – May 4, 2010

 The Greater Vancouver housing market experienced increased activity in April thanks to a steady balance of home buyers and sellers entering the marketplace.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver totaled 3,512 in April 2010, the fifth highest-selling April on record. The figure represents an increase of 18.5 per cent compared to the 2,963 sales in April 2009; 9.1 per cent more than April 2008’s 3,218 sales; and 3.7 per cent more than April 2007’s 3,387 sales. April 2010 sales also represent a 12 per cent increase compared to last month.

 “We’re in the midst of another strong spring season thanks to high levels of activity on both the buyer and seller side of our market,” Jake Moldowan, REBGV president said. “The number of homes coming on the market has increased significantly in recent months, which is providing a healthy level of choice for those looking to buy during this busy period.” 

New listings for detached, attached and apartment properties in Greater Vancouver totaled 7,648 in April 2010, a 64.5 per cent increase compared to April 2009 when 4,649 new units were listed, and a 9.2 per cent increase compared to March 2010 when 7,004 properties were added to the Multiple Listing Service® (MLS®).

At 15,901, the total number of property listings on the MLS® increased 17 per cent in April compared to last month, and is up 11 per cent compared to this time last year.

 Over the last 12 months, the MLSLink® Housing Price Index (HPI) benchmark price for all residential properties in Greater Vancouver increased 18.9 per cent to $593,419 from $499,021 in April 2009. 

“It was at this time last year when home prices in our region began their recovery from the declines that occurred during the recession period,” Moldowan said.

Sales of detached properties in April 2010 reached 1,370, an increase of 15.1 per cent from the 1,190 detached sales recorded in April 2009 and a six per cent increase from the 1,293 units sold in April 2008. The benchmark price for detached properties increased 21.2 per cent from April 2009 to $818,403.

 Sales of apartment properties reached 1,526 in April 2010, an increase of 29.4 per cent compared to the 1,179 sales in April 2009 and an increase of 15.9 per cent compared to the 1,317 sales in April 2008.The benchmark price of an apartment property increased 16.9 per cent from April 2009 to $397,779.

Attached property sales in April 2010 totaled 616, an increase of 3.7 per cent compared to the 594 sales in April 2009 and a 1.3 per cent increase from the 608 attached properties sold in April 

Home listings rise to start the spring season

A steady influx of new listings has helped create a balanced ‘typical spring’ housing market in the Greater Vancouver region.

The Real Estate Board of Greater Vancouver (REBGV) reports that new listings for detached, attached and apartment properties in Greater Vancouver totalled 7,004 in March 2010. This represents a 60 per cent increase compared to March 2009 when 4,385 new units were listed, and a 52.1 per cent increase compared to February 2010 when 4,606 properties were listed on the Multiple Listing Service® (MLS®).

At 13,538, the total number of property listings on the Multiple Listing Service (MLS®) increased 19 per cent in March compared to last month, but remains 7.6 per cent below this time last year.

“The total number of homes listed for sale on our MLS® is at its highest level in 10 months, which translates into more options and variety for those looking to buy during the traditionally busy spring period,” Jake Moldowan, REBGV president said.

Residential property sales in Greater Vancouver reached 3,137 in March 2010, a 38.5 per cent increase compared to March 2009, a 4.7 per cent increase over March 2008, and a 12.4 per cent decrease compared to March 2007. The current figure also represents a 26.8 per cent increase compared to the 2,473 sales recorded in February 2010.

“With a sales-to-listing ratio of 23 per cent, we see a healthy balance between buyer demand and seller supply in the marketplace,” Moldowan said.

Over the last 12 months, the MLSLink® Housing Price Index (HPI) benchmark price for all residential properties in Greater Vancouver increased 20.3 per cent to $584,435 from $485,845 in March 2009. This price is 2.8 per cent above the previous high point in the market in May 2008 when the residential benchmark price sat at $568,411.

Sales of detached properties in March 2010 reached 1,336, an increase of 49 per cent from the 897 detached sales recorded in March 2009 and a 19.7 per cent increase from the 1,116 units sold in March 2008. The benchmark price for detached properties increased 23.3 per cent from March 2009 to $800,341, but declined 0.6 per cent compared to last month when the benchmark price was $800,796.

Sales of apartment properties in March 2010 reached 1,252, an increase of 28.3 per cent compared to the 976 sales in March 2009 and a decline of 8.6 per cent compared to the 1,370 sales in March 2008.The benchmark price of an apartment property increased 17.3 per cent from March 2009 to $395,507 and is up 1.2 per cent compared to last month when the benchmark price was $390,899.

Attached property sales in March 2010 totalled 549, an increase of 40.1 per cent compared to the 392 sales in March 2009 and a 7.4 per cent increase from the 511 attached properties sold in March 2008. The benchmark price of an attached unit increased 17.3 per cent between March 2009 and 2010 to $493,263, but declined 0.5 per cent compared to last month when the benchmark price was $495,496.

Real Estate Board of Greater Vancouver
Phone: (604) 730-3146 Fax: (604) 730-3102

In a fast-moving market like ours, total immersion and constant exposure is the only way to keep on top of changing property values and Buyer expectations.

  Vancouver Sun April 1, 2010

 Realtors provide a broad range of services, depending on their individual business models and the agreement between you and your realtor as to which services you want.

Depending on that agreement, services may include helping you determine the value of your home if you're a seller, or helping you establish a reasonable purchase offer if you're a buyer.

It may include listing a property for sale on the Multiple Listing Service (MLS) to bring it to the attention of realtors working on behalf of buyers. It may include marketing a property on www.realtor.caor www.realtylink.ca,in a local newspaper, on signs, via open houses or other advertising vehicles. It may include seeking the realtor's help to negotiate the sale if you're the seller, or to negotiate a purchase price and conditions if you're a buyer. It may include seeking a realtors advice on conditions and appropriate subjects.

There are a lot of mays in the range of potential services, again depending on a realtor's specialties, i.e. residential, commercial, the types of services a realtor offers, and the types of services you choose.

What's equally valuable is the level of protection you gain from hiring a realtor. Buying a home is the most significant purchase most people make in a lifetime. A realtor brings assurances and safeguards to the process.

Each stage of the transaction occurs in front of a well-regulated backdrop created over many years to protect the public. This includes realtor insurance, an assurance fund, and multiple avenues of recourse if someone feels their agent did not act in accordance with their professional and contractual obligations. Those avenues include the BC Real Estate Council and the appropriate real estate board.

Here's a more comprehensive list of the protections that come from working with a realtor:

Standards, legislation and requirements

The real estate profession is one of the most highly regulated in the country. The Real Estate Council of BC is a regulatory agency established by the provincial government to protect consumers through the licensing of all individuals who practice real estate in the province. The conduct requirements for all real estate licensees and brokerages include:

1. Undivided loyalty. The brokerage must protect the client's negotiating position at all times, and disclose all known facts, which may affect or influence their decision.

2. Obey all lawful instructions of the seller.

3. An obligation to keep the confidences of clients.

4. The exercise of reasonable care and skill in performing all assigned duties.

5. To account for all money and property placed in a brokerage's hands while acting for the client. The above speaks to the minimum required under the Real Estate Services Act www.leg.bc.ca/37th5th/3rd_read/gov41-3.htm.

Realtors are subject to a higher standard. As members of their local real estate board, realtors are also required to adhere to the Canadian Real Estate Association’s REALTOR® Code and Standards of Business Practice.

Both the Real Estate Council of BC and the 12 BC real estate boards use an investigatory and disciplinary process to deal with complaints. Realtors who are found to have breached either the legislation or the REALTOR® Code are subject to sanctions by their board and/or the Real Estate Council.

Realtor duty to disclose

In 1991, the BC Real Estate Association, the provincial association for realtors, introduced the Property Disclosure Statement (PDS). This document is a detailed form that asks a property seller to disclose any defects to a prospective buyer. This document is not required by law, however, the realtors of BC decided to make the PDS (and its complementary forms, the Strata Property Disclosure Statement and the Rural Property Disclosure Statement) available to any client wanting to list a home on the Multiple Listing Service (MLS). The PDS can be legally incorporated into the Contract for Purchase and Sale.

The PDS goes beyond current legal disclosure obligations and requires that potential problems be itemized for prospective buyers, such as buried fuel storage tanks, asbestos insulation, unauthorized rental suites, renovations done without a permit, moisture problems, unregistered easements or encroachments, and whether the home was ever used as a grow-op or drug lab.

Although the PDS is never a substitute for a thorough, professional home inspection, it is a great place for buyers to begin their due diligence investigation into any home they are hoping to purchase.

By choosing to create the PDS, the realtors of BC sought to provide the public with an additional level of certainty when they purchase a home.

Special Compensation Coverage

The Real Estate Compensation Fund Corporation is mandated within the Real Estate Services Act and provides protection for consumers who have lost deposit monies entrusted to a real estate licensee (or an unlicensed individual related to the brokerage, for example, a receptionist, director or officer) that is misappropriated, wrongfully converted, intentionally not paid or accounted for or obtained by fraud. As a condition of licensing, it is mandatory for all licensees to participate in the fund.

Transaction deposits held by real estate brokerages are protected by the Special Compensation Corporation and are held by the brokerage as the stakeholder until the transaction completes or the parties give instructions as to the disposition of the deposit. Deposit monies can only be removed from a brokerage trust account under specific circumstances. Check with your realtor for more information.

Errors and Omission insurance

Anyone licensed to engage in real estate in BC is required to have Errors and Omission Insurance. This provides coverage for professional errors.

Recourse for the public

Both the Real Estate Council of BC and the 12 BC real estate boards have an investigatory and disciplinary process to deal with complaints. Realtors who are found to have breached either the legislation or REALTOR Code are subject to sanctions by their board and/or the Council.

Real estate boards deal with breaches of the REALTOR Code. The Real Estate Council of BC deals with breaches of the Real Estate Services Act.

The Professional Standards Department at the Real Estate Board of Greater Vancouver (REBGV) educates members about professional conduct, and resolves and mediates complaints and concerns of both members and consumers. Where a resolution isn't possible, files can be forwarded to the Board's Professional Conduct Committee for further review. The REBGV website is www.rebgv.org.

The Real Estate Council enforces entry qualifications, investigates complaints and imposes discipline under the Real Estate Services Act. The Real Estate Council of BC website is www.recbc.ca.

Realtor education

Realtors complete educational and licensing requirements and must be of good reputation in order to become licensed.

Realtors are committed to continuing education and consistently refine and improve their skills and professional knowledge through participation in the profession's required Professional Development Program.

Every two years, realtors must complete a required number of course credits as a condition of continued membership in their Board. These courses are designed to keep realtors up-to-date with new and changing information relating to real estate. As licensees, realtors are also required by the Real Estate Council of BC to complete a re-licensing education program every two years.

Real estate is an extremely competitive profession. Buyers and sellers choosing to work with a professional can select from a wide choice of realtors, service options and pricing models.

Using the MLS gives excellent exposure to properties for sale, thus attracting offers. Many alternate systems and services exist to buy and sell homes and they all compete for customers. For instance, a person can choose to sell a home themselves or with the assistance of a marketing company.

Consumers can choose from numerous Internet websites like eBay and craigslist, as well as other ways to advertise or buy a home.

"Sellers and buyers often decide to work with a realtor because they want expert guidance through a complex process. For this important transaction, people want to select someone they are comfortable working with and who offers the services they are looking for at a price they can agree on. The MLS system allows consumers to do just that," Moldowan says.

"Realtors are there to represent you in the transaction. Its not just about selling a house," he says.

If the MLS system did not exist, sellers would have to choose an individual real estate brokerage to list their home and only that brokerage would have the information about it and the ability to show and sell it. If the MLS system did not exist, buyers would have to go from realtor to realtor to view the listings of each individual brokerage. The Multiple Listing Service gives consumers a choice of which realtor to work with, at the service and price range appropriate for them. And that realtor is obligated by law to look after the best interests of his or her client.

 Vancouver Sun April 1, 2010

  Realtors compete with each other for your business, but at the same time cooperate to help you buy or sell property. That unique concept of cooperating while competing lead to creation of the Multiple Listing Service (MLS) in 1950 by the Real Estate Board of Greater Vancouver.

The MLS is fundamentally a cooperative marketing system that helps the public buy and sell real estate. It's a system for sharing information between realtors on homes for sale.

Through the MLS system, the realtor who represents a seller is inviting all other realtors to offer that home for sale to their buyers. Sellers therefore have all the realtors in their community seeking buyers for their homes.

"For buyers, it's a one-stop shopping experience," says Jake Moldowan, president of the Real Estate Board of Greater Vancouver.

"By having realtors agree to share their inventory with one another, a more efficient marketplace is created," Moldowan says. "That benefits buyers and sellers."

It's also a system that ensures reliable information about properties for sale and professional accountability.

The MLS system is not a public website. It's owned and operated by local real estate boards, for use by realtors. Consumers have direct access to information about MLS listings through the public website www.realtor.ca(formerly known as mls.ca).This website is an advertising vehicle provided by realtors across Canada to help market properties. Realtor.cais not the MLS system.

MLS data is widely recognized by government, the financial community and private sector analysts as the most comprehensive and accurate real estate information in the country. This is because realtors who submit the listing information, and MLS staff at real estate boards who conduct quality control, are trained and educated in the complexities of real estate.

Realtors know how to describe a property accurately and what information must be disclosed in an MLS listing. For instance, if there is a restriction on the use of a property, something called an easement, this information must appear in the MLS listing.

Realtors are regulated under provincial laws and governed by a code of ethics and rules of the MLS system. They are professionally accountable for the listings they place on the MLS and the public has recourse if there is a problem.