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Client Experience Program

An insider’s guide to fun adventures in Vancouver

I was recently asked about what I do with visitors from out of town and I thought I’d share my favourites here as well. These range from free through to the rather pricey renting of seadoos. There are many ...

Tags: Activities Granville Island Tourist

Condo buying

10 key points to win multiple offers without added risk

Although multiple offers are most common during sellers markets, they can also occur in slower markets for more unique properties. And, yes, sometimes sellers intentionally select a low list price in hopes of attracting competing offers to drive the sales ...

Tags: Client Experience Program Due diligence Multiple offers Offer process Strata documents

Condo buying Condo lifestyle

12+ ongoing costs you need to know in owning a Vancouver condo

A major goal to buying your own condo is defining your preferred lifestyle. Being financially stretched is one of the leading causes of stress so it’s important to be ready for your ongoing costs… and, ideally, have a contingency. ...

Tags: BC Speculation and Vacancy Tax City of Vancouver Property Tax Due diligence Empty Ongoing condo costs

Upcoming condo building

3 reasons to live in CURV, elegant homes in the centre of downtown Vancouver

CURV will be a graceful and unique form on Vancouver’s skyline and adds to the recent surge of internationally significant buildings. Looking closer shows that the Passive House design will provide residents with unparalleled comfort and be a leader ...

Tags: Building reviews City of Vancouver CURV Future development Pre-sale West End

Client Experience Program Condo buying Condo lifestyle

Condo Features Wishlist – it’s time to define your new lifestyle!

It’s exciting to imagine your new lifestyle! Who will live in your Vancouver condo now and in the future? Will a large dog join your family? What do you want to be able to walk to from your front ...

Tags: Buyer needs and wants Condo Buyers' Wishlist Condo buying system

Condo buying

Avoid an unwelcome surprise, know your Vancouver condo purchase costs

Have you ever heard of someone being surprised by a home purchase cost? If so, chances are that it was one of the larger costs. These can migrate from just being an unwelcome surprise to being a problem if you ...

Tags: Condo purchase costs Due diligence Monthly maintenance fees

Comparison of monthly maintenance fees in downtown Vancouver condo buildings

Monthly maintenance fees have been a hot topic the last two years due to some volatility and considerable increases. Between the end of 2019 and 2021, the fees in the selected buildings increased 8% – 58%, with the average increase being 24%. In general, increases have ...

Market report

Downtown Vancouver condo market report for December 2021

This report conveys the condo market conditions for the 4 downtown neighbourhoods, namely Coal Harbour, Downtown, Yaletown, and the West End. Overall, the downtown condo market was a seller’s market in December. The strong market was driven by condos up ...

Tags: Coal Harbour Downtown Market data West End Yaletown

Condo buying

What you need to know to decide between a Vancouver resale, pre-sale or new home

The quintessential picture of Vancouver shows residential towers rising from the oceanside and backdropped by the North Shore Mountains. Their importance to our city goes well beyond aesthetics as a 2016 survey found 62% of the total of 283,916 privately occupied homes were ...

Tags: 2-5-10 Warranty Due diligence New construction New home Pre-sale Resale

Condo rentals

How to find a rental home in Vancouver

While most attention is focused on the trajectory of home ownership, renting a home can be challenging as well. Considering that Vancouver, before Covid-19, had a vacancy rate hovering around the 1% mark. A healthy rental market is considered to have ...

Tags: City of Vancouver Downtown West End Yaletown

City building Condo buying Condo selling

Helping build Vancouver for everyone

Vancouver’s prosperity is evident but delving deeper surfaces some disappointing realities. As noted in Prosperity for All Through a Healthy Communities Approach by the City of Vancouver, 2017: About 44% of people in Vancouver, or more than 250,000 live in families with ...

Tags: City of Vancouver Donation

Market report

Downtown Vancouver condo market report for November 2021

This report conveys the overall market conditions for the 4 downtown neighbourhoods, namely Coal Harbour, Downtown, Yaletown, and the West End. Overall, the downtown condo market was a seller’s market in November. The strong market was driven by condos up ...

Tags: Coal Harbour Condo values Downtown Market data West End Yaletown

Condo rentals

8 options for renting your condo despite bylaw restrictions

Many people think they’ve hit a brick wall when they see that the building bylaws prevent them from renting. This is understandable as the black and white nature of bylaws make them appear unavoidable. In practice, there’re some ...

Tags: Bylaws Hardship rental Rental Disclosure Statement rental restrictions Strata documents Strata Property Act Strata Property Regulation Subject removal

Condo buying Condo lifestyle

8 bylaws crucial for selecting the right Vancouver condo

While Location, Location, Location is often meant in terms of the neighbourhood, it applies equally to the community within buildings. Each building has its own flavour with some considerable differences such as whether you’ll bump into neighbours walking their ...

Tags: Barbecues Bylaws Condo occupants Due diligence Pets Renovations rental restrictions Sections and types Smoking

Comprehensive Realty Service Condo buying

Understand what you’re buying with these tips for reviewing the strata documents

So you think you’ve found the right condo and now is the time to confirm whether it’s the one you can call home. Your overall due diligence is outlined in this previous post (link) while this one delves ...

Tags: 2-5-10 Warranty Building maintenance Contingency Reserve Fund Depreciation report Due diligence Monthly maintenance fees Strata plan

Condo buying Condo lifestyle

Strata bylaws and rules – setting the stage for neighbours living in harmony

I’ve happily lived in apartments for nearly 30 years, almost entirely in the neighbourhoods of downtown Vancouver. I love stepping out my front door and tackling the tough decision of whether to visit Pacific Roasters, Buro or explore another of ...

Tags: Barbecues Bylaws Due diligence Fines Pets Rentals Rules Sections

Condo buying Condo lifestyle

6 plans you need to know when buying a home in downtown Vancouver

Starting from anywhere on Vancouver’s downtown peninsula, it’s only a short stroll or roll to reach the waterfront and the soothing rhythm of the waves lapping at the shore and cleansing sea air. Despite its compactness, the peninsula ...

Tags: City building City of Vancouver Coal Harbour Community Plan Downtown Due diligence False Creek South Plan Future development Granville Loops Northeast False Creek Plan Plaza of Nations Senakw St. Paul's Hospital West End West End Community Plan Yaletown

Condo buying Neighbourhood profile

Buying a home in Vancouver’s West End? You need to know about this plan

Its wonderful diversity of people, leafy green streets, and easy access to beaches, the seawall, and parks has maintained the West End as one of the most sought after Vancouver neighbourhoods. You may be surprised to learn that, at 204 hectares ...

Tags: City of Vancouver Community Plan Due diligence Future development West End

City building

Look up! The tallest Passive House design in the world is coming to Vancouver

For another wild Covid-19 Friday night I listened to the soothing sounds of the recorded City Council meeting where they reviewed and voted upon the exciting 1075 Nelson Street development. I slept well after hearing the affirmative vote as it brings ...

Tags: Building reviews City of Vancouver Future development West End

Condo buying

Buying a condo during Covid-19 requires extra due diligence – tips for doing it right

As we progress through Covid-19, we’ll see sectors, including real estate, regain some strength until the issue is resolved (what will happen then is debatable). Everyone’s personal risk tolerance is different and valid so the right time for ...

Tags: Covid-19 Due diligence

Client Experience Program Comprehensive Realty Service Condo selling

Here’s what you need to consider before selling real estate in a Covid-19 world

I hope all of you are well and enjoying some unscheduled time alone. It feels like my home is smaller than I thought but my sister assures me it’s better than being locked-up with 3 kids, a dog, and a ...

Tags: Covid-19 Due diligence Subject removal

Condo buying Condo selling Market report

Downtown Vancouver Condo Report for February 2020 – A story like my dating life… hot and cold

The general real estate statistics you hear quoted in the news make me cringe as they don’t specifically apply to anyone. Contributing to the sea of ambiguity, the recent REBGV market report says it’s a good time to ...

Tags: Coal Harbour Condo values Downtown Market data West End Yaletown

Comprehensive Realty Service Condo buying

Critical due diligence and how your realtor should help ensure the condo is right for you

There’s a fair amount of work required in finding the right home but it’s well worth your time given the magnitude of your investment and towards having worry-free ownership. Further cementing the worthiness of the effort is that ...

Tags: Buying steps Bylaws Due diligence Financing Insurance Property inspection Rules Strata documents Subject removal

Condo buying

3 ways to confirm the size of the condo so you know what you’re buying

With concrete condos on the downtown peninsula generally selling for over $1000/sqft and some far above that, knowing the size of the condo you’re buying is important. As the BC real estate system is Buyer Beware, you must complete ...

Tags: condo size Due diligence Strata plan

Condo buying Protect your investment

Depreciation Reports, Part 2: Busting 6 myths against the 30 year plan

I outlined the benefits to a Depreciation Report (30-year plan) in this previous post. Despite all the stellar reasons for having a 30 year maintenance plan, some Strata Corporations are firmly attached to the Ostrich + Sand approach. I used to own ...

Tags: Building maintenance Depreciation report Due diligence

Condo buying Protect your investment

Depreciation Reports, Part 1: The benefits of a 30 year maintenance plan

To best enjoy the freedom and convenience of your condo lifestyle means being comfortable with your building’s current condition as well as the scale, schedule, and financing of upcoming work. Getting hit by a surprise special assessment (read about ...

Tags: Building maintenance Depreciation report Due diligence

City building Condo buying Neighbourhood profile

Urban Design Panel: New social housing building at 1190 Burrard Street at Davie Street

I enjoyed my first Urban Design Panel (Panel) meeting of the year on January 22, 2020, where they reviewed the new development destined for 1190 Burrard Street (where the money grab shop and small parking lot are located across Burrard Street from the ...

Tags: Building reviews City of Vancouver Downtown Urban Design Panel

City building Condo buying

City of Vancouver Urban Design Panel – Contributing to our City’s livability

We can be proud that Vancouver often tops global livability surveys of developed cities. However, each declaration reenergizes the debate as to whether it’s truly cause for celebration given our high cost of living and other social issues. Every ...

Tags: City of Vancouver Urban Design Panel

Architect talk City building

James Cheng’s talk at the Council on Tall Buildings and Urban Habitat

The Council on Tall Buildings and Urban Habitat is hosting their first event in Vancouver and, last night, James Cheng gave a talk on the livability of his projects. Cheng is the most prolific architect in Vancouver and counts Shangri-La, ...

Tags: 888 Beach Aquarius Building reviews Community Plan Future development Plaza of Nations Yaletown

City building Condo buying Protect your investment

Everyone loves taxes: Demystifying your annual property tax assessment

Remember to check your mail… Following the holidays is the equally popular season of annual property assessments! I’ve fielded some questions about the assessments and read much inaccurate online information so here’s a blog post. Below is part ...

Tags: City of Vancouver Condo values Property tax

City building

Plaza of Nations redevelopment – joining the new wave of unique designs in downtown Vancouver

If you’re taking the time to read this post, I imagine you’re amongst the crowd that is eager for more interesting designs on our skyline. As I wrote it, I’m sure you’ve guessed I’m in ...

Tags: False Creek Future development Plaza of Nations Urban Design Panel

Protect your investment

See how your monthly strata maintenance fee compares to other Vancouver condo buildings

A beautiful part of condo living is that we have a Strata Council that looks after common components. When we go on vacation, we simply lock our door and forget about it. While away, we won’t receive an email ...

Tags: Building maintenance Due diligence Monthly maintenance fees Strata plan

Protect your investment

Strata insurance deductibles are changing – make sure you’re protected

Last updated March 9, 2020 Your Strata Corporation, the legal entity for your building, is required to carry insurance on the overall building. Your homeowner insurance must complement that insurance. Strata insurance: common building components; original items installed by the developer in ...

Tags: Due diligence Insurance

Condo buying Condo selling

How much condo selection is there in downtown Vancouver?

The graph in the blog header conveys the welcome news that we’re rebuilding condo inventory across the downtown peninsula. Overall, this means greater selection for buyers. Not shown in this dataset is that the price band up to $1.25m ...

Tags: Coal Harbour Downtown West End Yaletown

Condo buying Condo selling

What are realtor fees in Vancouver?

We’ve all heard someone complain about their realtor’s commission. This often results from not working with the realtor that best matches their goals. It’s common to go with the realtor that’s the easy choice without delving ...

Tags: Buying costs Realtor commissions Realtor fees Selling costs

Comprehensive Realty Service Condo buying Condo selling

10+1 questions to ask to select the right Vancouver realtor

In transitioning from environmental consulting to real estate, I felt the dramatic drop in public opinion as if I had hit the hands-in-the-air moment on a roller coaster. A common path to realtor success has been to simply network, often ...

Tags: Realtor

Comprehensive Realty Service Vancouver events

Urban Design Panel building reviews

One of the ways I differentiate myself from the 14,000 other realtors is attending the Urban Design Panel at City Hall. The panel of architects, engineers, landscape architects, critique new buildings and suggest areas of improvement to the designers. It’s ...

Tags: Building reviews City building City of Vancouver Community Plan Future development Urban Design Panel West End

Client Experience Program Comprehensive Realty Service

Client event at Equinox Gallery – City life: Photography and architecture

As part of my Client Experience Program, I host unique events to showcase the best of Vancouver. My most recent event was in partnership with Equinox Gallery, a leading contemporary art gallery. Andy Sylvester, the gallery owner, presented their Primary ...

Tags: Building reviews Improving real estate service

Condo buying Condo lifestyle

Think Vancouver architecture is boring? Let’s see if 3 designs by Pritzker winners change your mind.

We often hear people lament the uniformity of Vancouver architecture and, on the surface, the statement bears some truth. There’s no doubt that Douglas Coupland didn’t idly entitle his book on Vancouver’s idiosyncrasies City of Glass. A ...

Tags: Architect City building Coal Harbour Developer Downtown Future development Pritzker Prize

Comprehensive Realty Service Condo selling Expert team

Comprehensive Realty Service vs typical real estate service – Sellers

As noted in my previous post, only 47% of people view realtors in positive light. That’s a painful number to me but I enjoy creating new systems. I’ve assembled a team with our goal being to change the way ...

Tags: Improving real estate service

Condo lifestyle Vancouver events

2 free tickets to City life: Photography and architecture – Tonight!

Thursday April 11, 2019 6pm to 8pm Equinox Gallery, 525 Great Northern Way We have two spaces available for our unique evening of art and architecture, co-hosted with Equinox Gallery. Reach out if you’re able to join us for a fun ...

Tags: Client Experience Program Improving real estate service

Condo buying

2-5-10 New Home Warranty overview

Developers must supply a third party warranty on new buildings, often called a 2-5-10 New Home Warranty in recognition of the minimum required coverage durations. Some developers offer longer coverage periods such as 2-7-10 or 2-10-10. When ...

Tags: 2-5-10 Warranty Building envelope Building structure Due diligence New Home Warranty Subject removal

Condo buying

Guest post: Allocation of parking stalls and storage lockers, Bell Alliance Lawyers

The sale of condos oftentimes include parking stalls and storage lockers. To avoid unpleasant surprises, it is important to understand what you are buying in terms of how these features are allocated for your use. Part of your due diligence ...

Tags: Due diligence Form B Guest post Parking Storage lockers Strata plan Subject removal

Condo lifestyle Vancouver events

8+ fun events happening in Vancouver

Something caught Scott’s and Alan’s attention outside the Polygon Gallery There’s always fun and interesting events happening in Vancouver. Below are some current and upcoming events. I hope this helps you enjoy exploring Vancouver. Eppich House II, ...

Tags: Coal Harbour Downtown Yaletown

Condo buying Condo selling Expert team

Team experts: Porchlight Press, Letterpress printing

Our partners at Porchlight Press have mastered the art of letterpress printing on antique machines. They are helping to resurrect the art and return a more human touch to printing. They print the pieces for our Client Experience Program as ...

Tags: Client Experience Program Improving real estate service Local small business Team

Condo buying Condo selling Expert team

Team expert: Trevor Boddy, Architectural marketing

Towards my goal of providing clients the absolute best, I’m the only realtor to count Trevor Boddy amongst my team of leading experts. Trevor provides incredible insight into marketing architecture and stature so buyers fully appreciate the beauty of ...

Tags: Building reviews Client Experience Program Improving real estate service Team Website

Condo lifestyle Vancouver events

7 events happening in Vancouver

There’re always fun and interesting events happening in Vancouver. I have a Facebook group to organize events for clients and friends and I thought I’d share with you some of the events that I find interesting. My interests ...

Tags: Downtown Yaletown

Condo buying Condo selling

Price comparison of 17 luxury condo buildings in Vancouver

Hello stats fans. Ever wonder how condo buildings compare in terms of price? I do, so I run a variety of comparisons and thought you might be interested in the above graph for 2 bedroom condos sold in 2018. The graph is ...

Tags: Coal Harbour Condo values Downtown Market data West End Yaletown

Condo buying

City of Vancouver – Granville Bridge Loops redevelopment plan

The worldwide trend is for more and more people to live in cities, and Vancouver is no different. We should embrace urbanization as city dwellers have a far lesser drain on our environment, which is a reason I choose to ...

Tags: City of Vancouver Community Plan Future development Granville Bridge Granville Loops Yaletown

Condo buying

Will the view from the condo last?

Vancouver is building upwards and, excitingly, a good number of the towers will be architecturally significant on the global stage. To accommodate these new towers, over the 10 years I’ve been a realtor, Developers have gone from mainly replacing old ...

Tags: Community Plan Due diligence Future development Views