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Personal Real Estate Corporation Cell 778-636-7707 | info@axelziba.realtor

 
I have listed a new property at 203 1642 McKenzie AVE in Victoria, Saanich.
2 Bed/2 Bath unit facing the quiet side with Private park like views from all windows in TUSCANY VILLAGE-Dimore Bldg. 880 Sq.Ft of spacious & friendly layout with bedrooms privately on each side. This unit comes with all quality finishes. It is freshly painted throughout and move-in ready. Cherry Hardwood floors, Granite countertops, tasteful Tuscany style bathroom, ceramic floors and beautiful rustic stone fireplace. All you need for Amenities & shops of Tuscany Village at your doorstep, including Starbucks & Thrifty. Just a short walk to UVIC and close proximity to Camosun College, transit, library, local recreation centers, & Cedar Hill Golf Course. Suite includes washer & dryer, underground secure parking & locker. A great investment and a must see at a great value!
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I have listed a new property at 101 1707 YEW ST in Vancouver.
This stunning 3-bdr townhouse laying over 2,555 SQ.FT is in the most sought after location, North of 4th Kitsilano near cafes & restaurants. This feels more like home with separation of bedrooms privately in one level & house-sized entertainment space, kitchen & living room in upper level. With combining 2 units in one, tastefully renovated in 2010 features include, spacious size master with large walk-in closet, ensuite & gas fireplace, 5 piece bath with jetted-tub, in floor heating Ceramic tile, 2 sets of modern gas FP, 2 large balconies/patio perfect for BBQ & relaxing, Italian GamaDecor of Porcelanosa Grupo kitchen with 6 burner gas range & French door fridge/freezer, built-in 2 zone speaker system & 3 parking spaces. Enjoy a short stroll to Beach, ocean, parks & famous shops on W 4TH. Ave.
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Vancouver house and condo search.


In this day and age of sharing data and technology, Vancouver real estate buyers can easily search for homes online and in fact based on Canadian real estate statistics, 99% of the home buyers now turn into online search and browse through many platforms to find their next home. This is a huge increase from prior to millennial where real estate buyers had difficulty accessing any MLS® data.


This is a great news that axelrealtor.ca is designed and created with home buyers in mind. The navigation, search and finding a home is user-friendly, easy and informative. In fact, recently we added sold data to this site where you can simply see what has been also sold in the same neighborhood of your interest. In addition, school catchments, walk score, and additional data has been added to provide extreme value for home finders in Vancouver.


To search for your home simply go to Here.

This link will ask for your information to get you signed up.

The user name is your email and password is your first name in lowercase.


Then by clicking search, you can have access to all MLS® listings, condo apartment and home for sale in Vancouver.

Most importanly, this site is mobile friendly and is also ranking search engine credibly specially Google.


Start your home search now and when you find that property of your liking, simply contact me and I’d be happy to arrange for showing.

Are you familiar with buyer's process?


Let me help.

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Maxit Realty 

Purpose, Compet ency & Accountablity


Three initiative basis to Maxit Realty Corp by Axel Ziba. With local and global network access to market and expose all property types, Maxit Realty is a brand to recognize. Working in co- relation with top brokerages in Vancouver & Vancouver Island, Maxit Realty offers a duel exposure and maximum real estate experience. Anyone who is considering selling or buying property should always work with professionals who are the experts in the markets they serve and take the time to understand the unique real estate goals of each client.


Purpose, Competency & Accountablity

The core definit ion of Maxit Realty


This is a single vision shared by Maxit Realty connecting with aspirations of discerning individuals around the world, be it in a private or business context with total Enthusiasm. Maxit Realty training, marketing capabilities and global network ensure these pillars are met in every stage of real estate. With our Aptitude and knowledge, competency is created and we develop a customized strategy and provide the specialized services that will work for you and provides extreme high standard value which comes from our accountability.


Why do sellers work with us?



Maxit Realty Visions

Our Core visions of Pupose, Competency and accountability have been a key success and made us stand out in real estate industry and successfully help many of our seller clients achieve a desirable result.



Skills, Knowledge & Ability

We’ve been working with clients to ensure

their real estate objectives are achieved and providing these services for clients that are exclusively expecting a better service. This is evident in an impressive track record of real estate, marketed and sold in the past few years.


Axel Ziba

I’ve been proud members of REBGV and also is active in Vancouver Island and have won many awards in recognition of my work. I believe my success is due to my commitment to always go that extra mile, and to put my clients’ needs ahead of my own. My background in IT, hospitality and executive management has been a tremendous asset for my clients.


Specializing & Competency

We are able to provide in-depth knowledge on many of the local neighborhoods. That includes any zoning and planning in municipal level, provincial governing changes and federal economic & financial banking to update our clients of many avenues that can affect the real e s t a t e market. Our competency is our competitive advantage. We offer a personal perspective on schools, communitiess , transportation, local amenities, and more.


Extensive Market Analysis

We provide personalized & specialized comparative market analysis reports for all our clients in order to inform them of recent & relevant market trends, active and available listings, and past sales with analytics of all sales ratio, home price indexing, charts of $ per square footage, balance of days on the market and detailed price analysis . With these information, we implement a smart pricing strategy that ensures our clients achieve the best possible value for their property


Working with sellers

The better we know your motivation and tolerance, the better we can serve your needs. That is why we start with an individual consultation with every client. Our goal is to get a better understanding of your expectations. This includes your motivations such as why selling, what is the next on your strategy and understanding your vision. In addition, further down to our consultation, we discuss about your Tolerance.

This includes the tolerance of your price, bottom- line and your market expectation. Then to learn more about the property through your eyes, asking detailed question about every nooks and cranny to help us comprehend every detail. The more we know, the better we can represent. During this step in the process, we will review every aspect of your property, ask questions and research the local market trends and activity.


The steps are taken to determine key marketing points, outline the ways in which we will collaborate with you on a pricing strategy, identify your home’s target audience and gain a full understanding of your specific and unique needs. This crucial first step sets a course for you to sell your home at the highest price within an acceptable time frame and in a stress-free manner. The scope of our reach.



• Review your property in full details and taking notes

• Determination of your Tolerance & Motivation
• Research activity, trends & analyzing documents.

• Identify target audience and niche market

• Outline pricing strategy which is the most important factor

• Gain understanding of you unique needs & expectations


Price Strategy:

We take pride in a deep understanding and our competent knowledge of the market and this translates into honest, sound advice and detailed valuation for the sale of your

property.

Furthermore, using expert insight and market data and analysis of all the related charts, we will work with you to create a pricing strategy that best reflects your benefit &

interests.
• A weekly market update which includes information on recent sales and relevant new listings in order to keep you informed and up- to-date on your property in relation to the market

• Timely feedback from all showings, both from buyers and agents who viewed the property

• Constant monitoring and update on our pricing strategy to ensure that it is always aligned with the current state of the market and if needed advice of change.


Condition of Property

Your property needs to be in the appropriate condition for the sale strategy to reach the

desired value. We have strong reliable connections with stagers, interior designers, handymen and professional tradespeople to help best showcase your home. In addition, we always recommend a pre-sale inspection of your home to help you eliminate any surprises that may come after receiving an offer. We will reimburse the cost of this valuable service after the sale of your home as a thank you note.


Marketing & Strategizing

How we market properties is separating us from a traditional marketing. We think outside of the box. You need more than just presentation, you need a designated plan and solid strategy. Our

tailor made marketing strategies are designed to position your property in the ideal circumstance for a sale.


Multiple Websites & online Domination

Customized Feature Sheets

Professiona Floor Plans

3D Virtual Tour reality

Email Blasts

Beautiful Photography

Aerial Drone
Videos Marketing Strategies

Extensive Social Media

Chinese Marketing Materials

Juwai.com exclusivity
Real Estate Channel Exclusivity

WeChat exclusive to 20,000 users

Point2Homes property highlights

REW exposure


Professional Pictures

Pictures say a thousand words

When a potential buyer notices the right home, it is typically love at first sight and it’s a first impression made in a few second chance we have online or in print.

We only work with professional photographers

and videographers who have earned our trust when it comes to the quality of their work. They are the best in their fields and produce work that captures both the details and the essence of a property’s greatest features.

We take a consistent approach that includes market research, strategic marketing and maximizing the exposure throughout our network, for every home.

Offering extensive attention to detail, going above and beyond & producing result, Maxit Realty continues to provide the advantage of gaining the attention of a wider audience of potential buyers for every home we represent.


Online Presence

The Maxit Realty websites are the focus of our integrated online marketing strategy. It includes our local and global integration. Our website leads the industry for its design, tools and functionality. The intuitive and visually attractive layout of the Maxit Realty websites increase the amount of time spent viewing to increase engagement and lead generation. It concentrates on listing marketing for local and global homebuyers while potential buyers searching for

properties, are enjoying the full details and quality presented for your listing.


Social media

We place special attention in social media where 25% of all online activity is spent. We engage our fans and network through our Instagram®, Facebook® pages, Twitter® feeds, Pinterest® boards and YouTube® videos ensuring that our brand, services and premier properties remain a topic of conversation. Our strategy in social media is to provide our clients and potential clients, tremendous quality content of true value and driving traffic to our properties. We also use social media to strengthen our connections locally by reporting and sharing news and interests happening within our community.


Open house and staging a success for exposing

We truly believe that careful planning, preparation and a depth of knowledge about your property are the elements of a successful home showing. This includes ideal scheduling to professional staging to a strategic approach to hosting the event. We work with you to identify the most convenient dates and hours for the showing and promote them to achieve the highest number of attendees. Proven measures for ensuring a successful showing:

• De-cluttering interior design
• Your comfortable timing and scheduling
• Minor repairs and enhancement
• landscaping for curb appeal
• Talking points to elaborate on the home’s best features

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I have listed a new property at 4131 YALE ST in Burnaby.
This sunny south-facing home features mature front and backyard garden in a most sought after Vancouver Heights Burnaby. Main level steps to an open living room space, two bedrooms and one full bathroom and a large deck with private and open views. Wood fireplace separates the living room and the classic kitchen with brick wall design and large eating area. Master bedroom above has its own walk-in closet, vaulted ceiling and opens to a large balcony / Sundeck with open views of mountain and partial view of inlet water. Lower level is fully finished and is a great suite potential with its own separate entry and laundry room. This area is trending to build your dream home with great views & is perfectly situated near parks, trails and schools.
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I have listed a new property at 3100 Beach DR in Victoria, Oak Bay.

Beautiful well cared for family home laying over a level & private 24,829 sqft corner lot in the most sought after neighborhood of Oak Bay, Uplands. Friendly layout & perfect floor plan with formal Living room, Dining room, office/library (possible formal guest room with fireplace) & 3 bedrooms, one to be the master with ensuite & walk-in closet on the main level. Beautiful original hardwood floors & crown molding throughout the main level, French doors and a lovely fireplace makes you feel at home.

Lower level offers 4th bedroom with Den/office (large enough for a bedroom consideration), large rec-room & wet bar & another fireplace, Large Laundry-room/mud-room with walkout door to the spectacular backyard, 2 storages & a large potential workshop.

Enjoy an afternoon relaxing tea, on your beautiful sunny garden with walkways, lawns & hedges. Close to Loon Bay Park & Royal Victoria Yacht Club.

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I have listed a new property at 4461 Shore WAY in Saanich, Victoria.
Spectacular OCEANFRONT & OCEANVIEWS. This jewel located by Gordon Point & in a very quiet street. You’ll be impressed from round driveway entry, welcoming you to your oasis & to your 3 car garage. Front door invites you to an open floor plan with high ceiling entrance & bright skylights, beautiful mix of stonework & hardwood heated flooring throughout the entire house, 2 large duel-sided fireplaces, and the blue water views from every angle. Large kitchen with high quality finishes, perfect for entertainment. A separate completely self-contained in-law suite on the main level and master bedroom covering the entire upper floor. Enjoy your serene & lush garden in the backyard facing the ocean while relaxing by your private pool under the Victoria Sun.
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If you have read my monthly real estate market update, you are aware we are currently deep into a buyer's market shift. 

To define how we Vancouver REALTORS® define the market, assume an old fashion scale.

On one side we have "Supply" and on the other "Demand".


- When demand increases, obviously the number of inventory in the market decreases and get sold quicker than being listed. This stage is called "Seller's Market" and the sales ratio, which is the percentage of Sold Listings to Available listings are above 20%.


- When "Supply" and "Demand" scale tip balances in the middle, that is an indicator that every supply and inventory meets demand of the real estate buyers steadily and the sale ratio is at 15%-20%


- When the scale tips toward a lower demand, real estate inventory (Supply) increases and this is called a buyer’s market with sale ratio being anything under 15%. 


Currently in Greater Vancouver area we are at 8% sales ratio and are in a deep buyer's market. High level of inventory being listed every day and competition between all Vancouver properties for sale. Demand, or the real estate buyers, are holding back and are not pulling a trigger of making offers. This hold off, maybe a reason of many third party factors, such as:


A) Mortgage and bank interest. This is true, since the Bank of Canada announced the mortgage stress test, many real estate buyers faced a lower affordability.


B) Economic imbalanced and uncertainty. With our federal government confusion about pipeline, and trade deal with United State, and many other financial policies being procrastinated constantly, buyer's, or in general consumer's confidence is lower and paranoia of what to expect in near future kicks in.


C) Local provincial government and municipal control and their interference in real estate industry. Specifically, in BC and Vancouver, where many additional taxes where introduced effective January 2018 and its impact on local and foreign real estate purchasers have been tremendously harsh.


Now that we have the understanding of where we are in current market, most of my real estate clients whom own a property in BC, are concerned how to effectively list and sell their property in this buyer's market.

Let's make one thing very clear. Yes! we ae in a deep buyer's market, but there are yet activities and properties are being sold. This activity although not comparable to what we witnessed for the past few years, but yet any activity is a sign throb in real estate heart. And these sold listings they all have few things in common: 


- Extremely Attractively Priced

- Beautifully shown and cared for.

- Wonderfully exposed and marketed.


The very important three factors above have been constant in generating these recent activities and benefited the real estate owners and buyers combined. 


In order to successfully sell a listing, even in this market, PRICE it as you're looking forward and not in the back mirror. This is very important for every homeowner that is willing to sell their home in good faith and is not just trying out the market to see what they can get. 


Clean, declutter and stage your property to show it well. 

 and lastly and one of the most important other item on the menu is to choose a knowledgeable, skilled Realtor to expose and market your property in the best possible ways.

Want to know how my marketing is extraordinary? let’s meet and discuss.

To get your home evaluation go to 

https://www.whatisyourhomevaluetoday.ca/

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This is a short and quick tutorial on free vancouver home evalauation.


To start go to Whatisyourhomevaluetoday.ca


In the middle of the page you have a clear widget asking for your home address and unit number. If you leave in Vancouver condo or townhouse it is neccessary to enter your unit number, otherwise we cannot perform the valuation process. You then can simply press the yellow "Show Me Now" button.


In the same page on the left top corner of your screen, you can also review the Real Estate Council new regulation and requirement disclosure necessary for real estate services. Rest assure i follow all the regulation and you will receive a copy of Disclosure of Representation in Trading Services in your Free home evalaution package.



In step 2, you must filll in your "first name", "Last Name" and valid "email address" where we can send the evalaution kit directly. If you don't fill this section, the kit will be mailed via Canada post to your home address provided.



In Step 3 it would ask you for your phone number and two drop down menu where you can tell me when is the timeline for selling your home.


Congratulations. I have received your info and will start working on it with full details.

Here is a quick video tutorial for your review.


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This is a quick tutorial on how to define your Vancouver Home Search and assign your Criteria on axelrealtor.ca MLS® Search by Vancouver Realtor - Axel Ziba PREC - Engel & Völkers.


To start go to Https://axelrealtor.ca


From the top main menu choose "MLS® Search" Tab.


This page direct you to "Start Searching Listings". Click on the writing to be directed to the main search map.


On top of the map, you have many criterias to narrow-down your Vancouver home search.


The largest tab is "Enter location or MLS® #". This will help you assign what desired area you're searching. You can type "Kitsilano, Yaletown, Downtown, False Creek, Coal Harbour, Shaughnessy and so on"



Next is to assign your property Type. Click on "Type" and select " Houses (Detached), Condo/Townhouses (Attached)"

This will significantly focus your search on what you're after.

Other tab is to assign your budget range. "Price"

You have been pre-approved and have dne your research on how much hoe you can afford. This tab wil help define and search for Vancouver homes in your budget range.

Next tab is assign your number Bedrooms and Bathroom you prefer.


You can also define more advanced criteria for your Vancouver home search by going to "More" Tab and narrow down your search by defining "Lofts, Penthouse, Corner unit, Year built, Lot Size and much more".

Below is a full video for your review.


Enjoy your Vancouver homes and Condo apartments MLS® Search.

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Residential property sales in Metro Vancouver

Vancouver Real Estate Market Update for January by Vancouver Real Estate Board.
Presented by Vancouver Realtor - Axel Ziba - PREC

Home listings continue to increase across all housing categories in the Metro Vancouver* housing market while home buyer activity remains below historical averages.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential home sales in the region totalled 1,103 in January 2019, a 39.3 per cent decrease from the 1,818 sales recorded in January 2018, and a 2.9 per cent increase from the 1,072 homes sold in December 2018.

Last month’s sales were 36.3 per cent below the 10-year January sales average and were the lowest January-sales total since 2009.

"REALTORS® are seeing more traffic at open houses compared to recent months, however, buyers are choosing to remain in a holding pattern for the time being."
Phil Moore, REBGV president

There were 4,848 detached, attached and apartment homes newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in January 2019. This represents a 27.7 per cent increase compared to the 3,796 homes listed in January 2018 and a 244.6 per cent increase compared to the 1,407 homes listed in December 2018.

The total number of homes currently listed for sale on the MLS® system in Metro Vancouver is 10,808, a 55.6 per cent increase compared to January 2018 (6,947) and a 5.2 per cent increase compared to December 2018 (10,275).

For all property types, the sales-to-active listings ratio for January 2019 is 10.2 per cent. By property type, the ratio is 6.8 per cent for detached homes, 11.9 per cent for townhomes, and 13.6 per cent for condominiums.

 

Generally, analysts say that downward pressure on home prices occurs when the ratio dips below the 12 per cent mark for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.

“Home prices have edged down across all home types in the region over the last seven months,” Moore said.

The MLS® Home Price Index composite benchmark price for all residential homes in Metro Vancouver is currently $1,019,600. This represents a 4.5 per cent decrease over January 2018, and a 7.2 per cent decrease over the past six months.

“Economic fundamentals underpinning our market for home buyers and sellers remain strong. Today’s market conditions are largely the result of the mortgage stress test that the federal government imposed at the beginning of last year,” Moore said. “This measure, coupled with an increase in mortgage rates, took away as much as 25 per cent of purchasing power from many home buyers trying to enter the market.”

Sales of detached homes in January 2019 reached 339, a 30.4 per cent decrease from the 487 detached sales recorded in January 2018. The benchmark price for detached homes is $1,453,400. This represents a 9.1 per cent decrease from January 2018, and an 8.3 per cent decrease over the past six months.

Sales of apartment homes reached 559 in January 2019, a 44.8 per cent decrease compared to the 1,012 sales in January 2018. The benchmark price of an apartment property is $658,600. This represents a 1.7 per cent decrease from January 2018, and a 6.6 per cent decrease over the past six months.

Attached home sales in January 2019 totalled 205, a 35.7 per cent decrease compared to the 319 sales in January 2018. The benchmark price of an attached unit is $800,600. This represents a 0.5 per cent decrease from January 2018, and a 6.2 per cent decrease over the past six months.




 
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If you have missed it on the news and media channels, there is a new announcement from the Government of BC for all BC homeowners. The new requirement is that every homeowners whose home is located within Speculation Tax zoning, will be receiving a letter.
This letter must be completed by the end of march to declare and opt-out from speculation tax and it must be done every year. The ones who miss the deadline will be charged as speculators. Although they can appeal to get their money returned, but it would take a long period.
 
This is a heads up as many homeowners in BC are exempt from this tax and yet must opt-out and fill up the form sent.
Please contact your legal advisor or your tax accountant to make sure you properly fill up the form to avoid any complication.
 
Here is an article from Globe and Mail. 
 
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As a local Vancouver REALTOR® and a full time real estate agent, I come cross many real estate home buyers in Vancouver that are not familiar with the steps and process of buying a home or condo in British Columbia.
 
There are numerous steps involved with purchasing a House or condo for sale in Vancouver BC. 
There are 3 level of purchase:
A) Pre-Purchase Activity
In this stage, the consumer feels the need to purchase. wether it is downsizing to a smaller property, upsizing because of growing family, or simply feel the need for safest investment. reviewing the products, getting to know the market and getting familiar with the prices, neighborhood, and other important detail.
B) Purchase
In this stage the consumer engages in the purchase by stepping forward using all the information gathered by the step one to make a final decision.
C) Post Purchase Activity
In this stage the consumer has obtained the product and pending on the scenario, lots of excitement or remorse.
Step 1. Get your finances in order
This is one of the most important step in purchasing a real estate. Many buyers assume their affordability and after searching for months and finding that dream home, get the shocking news that they can not be approved financially. It is important to find a quality and top rated financial mortgage company that is familiar with all under-writings and new implemented banking requirements. In this stage, the buyer must provide all their personal financing information to their mortgage specialist in order to obtain pre-approval. In my other article we discussed about pre-approval and its lack of financing confirmation support, hence it is suggested to go one step forward and provide further details of personal income and finances to obtain more accurate conditional approval from your financial institution. 
Steps 1 and 2 are in co-relation as your REALTOR® can refer you to a reputable mortgage specialist and or broker to make the process much easier and more pleasant.
Step 2. Choose your REALTOR®
Despite of the number of technology and real estate website available to brows all properties and Vancouver MLS® Listings, non can define detailed and focus search criteria. I also need to mention, the importance of hiring a REALTOR® professional as i have discussed in other articles. In the first meeting with your real estate agent, the agent goes through a wide range of questionnaire. By asking targeted questions, this professional agent, can narrow down the search and target your desired;
- Location
- Price range (Approved maximum budget)
- Home type (House, Condo or townhouse)
- Home Shape and size ( Character built, Modern contemporary, Living square footage)
In addition to the targeted search above, the agent also focuses on deal breakers as your need such as 
- Pet friendly properties
- Backyard and or balcony
- Top floor or first floor
- Number of parking garage
- Defined property titles (Freehold, Leasehold, Coop)
When these criteria are assigned and targeted and discussed, your search and showing schedules are more focused toward the property of your liking without any time wasted. This is one of biggest advantages of using a REALTOR® and discussing this conversation in the first meeting.
Step 3. Showings and Viewings
As discussed above, your Vancouver REALTOR® has narrow down your search and focused on your search criteria and now has located few top properties for you to view. One of the advantage of having a REALTOR® working on your side, is that the real estate agent reviews all backend documents and notes that are not displayed publicly and eliminating the ones that are not aligned with your search. As an example, 
- Probate
Properties that the title holder has passed and it is in a hand of legally authorized person to obtain all approval prior to sale. These properties usually take longer to close and obtain all required documents.
- Foreclosure
A bank owned or troubled in finances that requires judgement from a court for sale proceedings which has much longer closing and much riskier to obtain. 
- Tear-down
Properties which are not safe to live-in and require extensive renovation or complete tear-down. this process requires city approval, permits and special financing.
- Needing TLC and or SOLS AS/IS
This is a code that property is in despair and requires extensive care and renovation. These are risky properties as the buyers fully take responsibility of any issues. Financial institutions are usually do not support the financing on such risky properties.
- Special assessment and strata issues
This is for condos and strata properties that have an upcoming expenses to cover certain issue in the building which has not been remedied yet. This is also a risky situation as the buyer may be responsible for portion of the expense and most financial institution steer away from these strata properties for approval of finances.
- Renovation with no Permit
This is also a risky situation, although many Vancouver properties have unauthorized suite for additional income, and or have done renovation without a city permit, it can turn ugly as the city may want to inspect and change the entire renovated project which is the buyer cost. 
- Title issues ( Covenant, easements, litigations, scheme)
It is important to know when searching for a properties online by yourself, non of the information above is mentioned publicly. So it is crucial to have a REALTOR® review all the situation and advise a legal advisor to consult these situation with the buyer.
Step 4. What to see when viewing
Many buyers don't know what to see when viewing the property. They simply walkthrough, looking at furnitures and decoration. It is important when viewing a property for a first time to:
- Look for first and last impression
As a buyer, if you see yourself and or your family living and walking toward the door, sitting in the living room, cooking in the kitchen, and or entertaining your guests, it is starter feeling to connect. 
- Look for potential 
Don't see the seller's furniture, see yours and observe the potential for putting a right color on the wall, changing the chandelier, change the kitchen cabinets and so on. It is important to see the opportunity and potential. not the existing condition.
- Room sizes
observe living room and bedroom sizes. Does your king bed fits comfortably in the main bedroom? how about your sectional sofa in the living room?
- Bathrooms and comforts
Number of bathrooms always important specially for families. Also consider the size of bathroom and their location in the house. Are the bathroom close to bedrooms? Is there an en-suite bathroom in the main bedroom? is there a guest bathroom? or they have to use the main one?
- Home direction
Property direction is important for many buyers. Capturing the natural light, sunshine in a proper season, and or exposed view of your privacy. 
- Storages
Look for number and space of the storages. are there enough space to put all your luggages and chrismas decorations?
 
Step 5. Make an offer
After viewing some properties, you found your desired property and know the one you just viewed is the one. It is time to make an offer. In your first consultation with your REALTOR® you discussed about the market, whether it is a buyer's or seller's. Based on that information, your agent will provide you with all the information to prepare the offer and all the condition that protects a buyer for investigating their purchase on that for sale house or condo in Vancouver. There are various number of conditions (subjects) depending on the type of the property.
- Financing approval
- Title Review
- Documents review (Strata documents, Property Disclosure Statement, 
- Insurance approval
- Property Inspection (Oil Tank, Asbestos and Mold are addition)
and may there be some additional condition depending on the property situation and type. 
This stage is another example where you need a professional REALTOR® familiar with the neighborhood and market. Your agent negotiates the offer and directs you toward all required consultation with accountants and legal advisors, protecting your interest at all time.
Step 6. Removing the subjects and deposit
After a hard negotiation, your offer is accepted. The subjects (conditions) time length in the "Contract of Purchase and Sale" or CPS depends on the real estate market and financial institution's need. a regular practice in a balanced market has 7-10 business days for the buyers to review all documents and get their full approval confirmation in order. 
Your real estate agent actively researches all documents and is in a direct contact with you and your legal advisor for providing all the necessary information to be reviewed. When every subjects is satisfied and safe, buyers sign a subject removal form, declaring their satisfaction with all the subjects and provide the agreed deposit to be given to the trust account.
Congratulations. You officially purchased your property!
Step 7. Prepare for closing and lawyer 
Depending on the date of closing assigned in the contract, there are three specific dates to understand. 
- Completion Date
Is a date when lawyers transfer the title and the seller gets paid in full.
- Possession Date
Is the date when buyers obtain the key to move in.
- Adjustment Date
When the lawyers adjust and pay all taxes and file fees.
 In most cases, Adjustment and completions are the same dates and possession sometimes a day after the completion to give the sellers enough time to clean and empty the property.
about a week or two  before completion date, your real estate lawyer will have you sign all necessary papers and is in direct relationship with real estate broker conveyancing department as well as your financial institution. 
Step 8. Moving
Many buyers hire a moving company and start preparing to move right after they remove the subjects. It is a good idea to secure a moving company and organize all your moving schedules, specially when you have pets. Did you read my article on how to care for pets when moving?
 
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5 low-budget changes to make your house looks more attractive for saleAs Vancouver real estate shifting toward a more balanced market by having more inventory and listings on MLS®, it is important for homeowners and real estate seller enthusiast to be more vigilant when it comes to their Vancouver property presentation.First impressions are the ones make the biggest impression to any potential buyer and visitor. Followings are five suggestions to make a quick and inexpensive changes which make high impact for your home presentation. 

1.     Landscaping.

Trimming and cleaning the front and backyard doesn’t have to put a dent in your wallet. A clean fresh cut grass and clear driveway is way more inviting than having a rusted vehicle and unattended shrubs. Don’t leave it to the buyers imagination. A simple gardening care can go a long way.

2.     Fresh paint

Devote a day to do a complete paint. If you ever lived in a college dorm, you know how to do it yourself. But hiring a professional to do it, is not expensive and leaves a lasting impression. Pick a lighter colour to open up the space. This activity has also another purpose. In addition to complement the walls and remove all scratches, it makes you remove all the family photos and personal decoration of your safari trip with uncle Ted.

3.     Declutter

De-cluttering is simple and free, but the result is outstanding. Every square footage worth lots of dollars. In some cases over one thousand. Don’t cover up the money by newspaper basket, broken vase and that scratched Ikea table from your college time. Remove the unwanted furniture. Either sell them for extra cash or donate, maybe store them. This goes for all the kids toys and Danny’s office project.

4.     Furniture re-arrangement

This is a simple way to show the usage of the space. Vacant homes and apartments can be negative as the buyers won’t be able to imagine the usage of the proposed space. In many cases the data shows a properly designed staged home by a professional stager sells faster and fetches extra dollar value. Some staging pros even work with your own furniture for a low-budgeted expense and consult you on how to re-organize them for the best layout. If planning not to spend anything, then have our team of pro, do a walkthrough and direct you on how to space the furniture and storing the unwanted ones.

5.     Brighten it up.

One of the most common keyword use in real estate write ups is “Bright and spacious”. A bright indoor space has more life and energy to it. Change your burnt light bulbs and add more light fixtures. For showings open up the curtains and or blinds and let the light inside. These five quick and to-do things can go a long way and make tremendous impact and impression on every potential real estate visitor. As a local Vancouver REALTOR® I may add, to open up the doors and windows and let the air in. It certainly refreshes the indoor air.

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June 15 2018, was a date assigned to implement the newly introduced disclosure forms by Real Estate Council of British Columbia. In here, I will only share the portion of changes that will effect Vancouver area. The changes that will take effect immediately are:
- Banning of dual Agency
As of June 15Th 2018, a Real Estate Agent Professional, REALTOR® is not able to represent both Seller and Buyer clients in one transaction. In addition, Limited Dual Agency also applies where there are two competing buyer clients. Trading services are: 
- Trading Real Estate in Vancouver
- Leasing and renting
As a result, REALTOR® who is in a multiple Listing contract (MLC) with his/her seller client, must only work as a designated agent to the seller/s owing legal (Fiduciary Duties) to his/her client. 
If a buyer, who is not represented by a real estate professional, wanting to make an offer on the listing agent represented property, the agent must 
1- Make it clear that he/she is merely representing the seller and is working only to protect their interest.
2- Offer the buyer to seek representation and if applicable, refer the buyer to another REALTOR®
3- If the buyer prefers to remain "Unrepresented":
A) Provide the Buyer with "Disclosure of Representation In Trading Services" and have the buyer review and understand the difference between "Client" (Agency) and "Unrepresented" (No Agency) relationship and differences. 
The duties owed to a "client" is and not limited to:
- Duty of "Loyalty"
- Duty to "Avoid Conflict of Interest"
- Duty to fully "Disclose any relevant information"
- Duty to "protect the client confidentiality"
as an "Unrepresented" party, there is no duty owed.
4- If the buyer insist in remaining "Unrepresented", the REALTOR® in Vancouver, must provide the "Disclosure of Risks" so the buyer can fully understand the Risks involved in being "Unrepresented"
 
June 15, 2018, Real Estate Council, also introduced "Disclosure to Seller of Expected Remuneration". 
This enhanced form is to be represented to the seller clients at the time when presenting an offer to the seller, disclosing the segmented remuneration/commission in dollar form. Despite of the original real estate agreement to list the seller's property in Vancouver in Multi Listing contract and agreed amount or percentage of commission, the real estate agent must and is obligated to inform the sellers of the dollar amount of commission for any offer received:
- The total amount of commission paid to the Listing brokerage
- The total amount of commission to Coop Brokerage
- The retained amount of commission by listing Brokerage
In addition, the REALTOR® is also owed the duty to disclose any expected amount of remuneration involved in this transaction. 
I also have provided a short video for any consumer that I come in contact online which i provide the form and send them the link to this video for their review.
The following link is a full detail directly on RECBC, Real Estate Council of BC
 
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Well maintained and healthy attic is a subject to really focus on as attic in contrary can turn nasty and hold hidden issues and problem.

Can I use my attic space as storage? As Vancouver REALTOR® I do daily showings and get to know many people. The common issue I observed when showing properties to potential home buyers, they commented while pointing at the attic’s entrance “oh, here is an additional storage we can use and store our Christmas trees and decoration”.
According to Duxbury Inspections (https://www.glennduxbury-inspections.com): The added weight may loosen or dislodge connections on the roof trusses and cause a damaging burden on ceilings. Do not use attic / roof trusses as place on or from which to hang heavy items, for example a Kayak or boxes of books.

One of the most common issues and serious attic problems are rodents, and critters in general. Sometimes birds have nests and in some serious cases, even bats. Remedy is to declutter and regularly inspect the attic for such issue.
Living in Vancouver we are not stranger to damp and humid weather. Dampness causes mold and rot. Remedy is to keep the attic ventilated and check that no ventilation system has been covered by insulations.
Speaking of insulation, insufficient insulation causes loss of heat and higher electrical bills. So having regular check-up and maintenance of the attic every season is important. Since most attics access are limited and or difficult, maybe hiring a professional to do regular maintenance, can eliminate any future expense and surprises.
Have you checked your roof lately? 
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Observe this sold sign and imagine it right in front of your property. The day the buyers remove their subject and submit their deposit fund, is a very exciting day for every Vancouver home seller.
At this day, with my seller clients help, we place a SOLD sticker or topper on the "For Sale" sign post. 

What an exciting day it is.

How can you get there quicker? Implementing following techniques have tremendous impact on selling your home with best value.

- PRICE
Price it right. I can't emphasize enough how important it is to price your property perfect and reasonable. Being realistic with price gets higher attention from buyers.
Some sellers believe if they price it lower than it's value, they can bring more buyers and attract multiple offers. Although this scenario can be true, it is not a full proof method and can have a negative effect if only one offer arrives. At this point, the single offer if asking price, may not willing to go higher than ask and may walk away.
Pricing it higher to negotiate is another technique some sellers use. Pricing higher than the value sold based on other comparable, can scare buyers away assuming you may not wish to negotiate on your asking price. So what to do?
Price it reasonably right. There are various method to calculate the property value and its home evaluation. Using few proper approach and based on the market trends and activity, price it according to comparable sales, home price indexing (HPI), and sub-area average sales. It is important to also study the sales ratio in the sub-area and by adjusting a few thousand dollars, bring the property to a higher ratio niche market.

- GET THINGS FIX
Never rely on home buyer’s imagination. Buyers see what they pay for. You most likely don’t have time for a big renovation. Small repairs can make big impact in property value and potential buyers appreciate the fact that as a property owner, you cared and maintained it.
• Apply fresh quote of paint to cover any scratches and dents on the walls.
• Replace that old light fixture with a LED modern fixture. 
• Old wood flooring? Sand it and repaint, makes it brand new again and adds tremendous value in the eyes of the observers. 
• Change the 80’s gold door handles and knobs. Replace it with a modern element. 
• Plugs and light switches are cheap and easily replaceable.
• Kitchen cabinets handles also can make a big difference.
• In another article we talked about front door and its first impression.
• Leaky tub and plumbing. It is not expensive and easy to change. 
• Replenishing the bathroom tiles and tub’s corner with fresh caulking.

- DE-CLUTTER
Remove and clean. These should be your motto right before taking photos for the property. Store and remove everything that is bulky, unwanted, and occupies square footage with no purpose. Open it up and show your property. Have everything including appliances deep cleaned professionally. Don’t forget inside your fridge and the greasy oven tray. Don't forget the memory wall picture of family generation. Trust me. Buyers don't want to see your naked uncle on his fishing boat.
Remove and replace that old curtains and give the interior design a change into a modern element. 

- STAGE
Most sellers are afraid of the word staging. As a matter of fact, staging and design should be the sellers first on the list. Stagers can work with your own furniture and if they are not proper and attractive, they can have it replaced with what makes your home attractive in the eyes of buyers. Vacant property? It is a biggest mistake to list a property vacant without staging it. Placing furniture with smart planning, helps buyers to determine the usage of floorplan.

- FLEXIBLE WITH VIEWING
It is all about exposing your property at its most. Some buyers are last minute, few hours in town, or maybe working until after open house is done. Be flexible and ready for every showing. By ready, I mean to be prepared and keeping the property at its best shape. 
Keep the property at its most attractive position and that includes its aroma and smell. Try not to cook that smelly fish before a showing is scheduled.
By being flexible with showing times, it shows you are a motivated home seller and easy to deal with. 

- WORK WITH A PRO
Work with Vancouver real estate agent and REALTOR™ like me that is familiar with area trends, sales, and is competent. Market knowledge, ability to adopt with an unexpected surprise and negotiation skills are a few example of a savvy agent. 
Have more question? Let me help you in any way for Vancouver real estate.
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Our pets are part of the family and our hearts. As pet owner real estate buyer, when purchasing a townhouse or a condo for sale in Vancouver, we all must be careful to examine the strata documents specially when it comes to its provincial rules and bylaws.

When we talk about pets, we mostly refer to cats and dogs, but there are folks who have different pets, like Fish, birds, lizards, small piglets, and so on.

Every strata in BC must have bylaws and may have rules and it applies to all owners and tenants residing in the strata. The strata council is responsible for enforcing the rules and bylaws of the strata. bylaws govern the strata lot as well as the strata common property, but rules only govern the common property, not the strata lot.

As a pet owner, always ask for a copy of strata documents of the building or complex you have an interest of making an offer. These documents must be always available for buyers review and they are easy to read and understand.
When looking at the bylaws, scroll down to Pet section and review of what type of pet the strata allows and what restriction applies.
In this section of the bylaws, strata define what type and how many pets an owner can have in their unit. It also clearly explains the size and weight restriction.
Some strata don’t allow fish tanks or aquarium of any size due to the possibility of the water tank breakage and leaks. 
When it comes to our furry friends, some strata don’t allow dogs but are fine with limited number of cats. This can be due to the dogs barking and noise. 
Weight and size also is very important factor. In many cases, a buyer assumed the strata will be ok and lenient of a few extra pound weight of their pet dog, and unfortunately that was not the case and they had to pay fines and penalties to strata council.

Some strata also restrict some type of dogs like Pitbull, due to the trend of news that these types are more aggressive than others. (this decision comes from strata votes and the council)
Standard bylaws of BC allows 2 dogs or 2 cats with no weight or height restriction. 
Most newer built buildings and complex have standard bylaws with less pet restriction.

When it comes to the other pet kinds, it is important that the buyer investigate the bylaws and fully understand about its pet restriction. 
Have any question on how to review rules and bylaws? I’d be happy to help.
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I was at a friends house in Vancouver downtown the other day and came cross with a very friendly couple whom as soon as understood i was a REALTOR®, started to ask some interesting questions, which I felt necessary to share in my news.
The started by describing their property and its features, wanting to know what i thought of its price. After taking some notes, I gave them an estimated property value but assured them that the same night I would send them a detailed property evaluation and complete CMA (Comparable Market Analysis). I was familiar with their neighborhood and their house location so i knew the lot sizes and the properties that were sold nearby.
 
They asked when listing their home, they are familiar with the inconvenience of home preparation, but didn't see a value in open house. "Can open house sell my house in Vancouver?" they asked. "Is it effective to have an open house?"
 
I knew they didn't want to have many people walking around their privacy and property. I explained, there are Three types of Open Houses; 
A) Public open house
B) Broker Open House
C) REALTOR® weekly tour open house.
 
Public Open House:
In real estate we work with percentage and trends. Every percentage and minimal effect counts in selling a MLS® listing and keeping the momentum and attraction to the property. Most public open houses are placed in weekends for 2 hours a day. In some cases, I sometimes hold an open house during the weekday to attract more crowed as many folks already are committed in the weekend and might not be able to attend. 
To have an effective open house, it is important to have an extensive preparation, Marketing and advertisement,
Post it on MLS® and www.realtor.ca also openhouse.ca is a necessary step as many search through these sites. In addition, online blast in many other social medias, classifieds, and google ads can attract many potential real estate buyers in Vancouver.
When listing a new listing on MLS®, whether a house or condo for sale, it is very effective to hold and blast an open house the same weekend. I also use many other successful method to attract more crowed in the open houses, which I'd be happy to discuss when planning to list your home.
As mentioned, people are competitive and if they see another buyer interested in the same property, comparatively they get interested. In many occasions, REALTORS® receive offers at the open houses.
 
Broker Open House
In addition to bring public in to the property, sometimes it is a good idea to market the house toward brokerages that are qualified for that property. For instance, if we have a luxury listing for sale in Vancouver area, prior to do a public open house, we market it exclusive toward other luxury brokerages in the neighborhood, or the ones with extensive related networks. Broker open house is more intimate and exclusive, with the realtor being in charge of walk-through and showcasing the property to its fullest. In these occasion, sometimes we make an event and serve luxury drinks and appetizers including price draw. 
 
Weekly/Monthly REALTORS® Tour Open House
This is one the most effective way to showcase the property to as many real estate agent as possible. Although many agent have access to MLS® listings and know what's in the market, it is crucial to invite as many agents to attend the open house and including the property in their monthly/weekly office tour. Viewing the property physically by reminds them of the wants and needs of their certain clients.
 
In general Open House is a great tool to showcase a property fro sale in Vancouver. In real estate we work round the clock to create a momentum for our house or condo for sale listings on MLS®. Open house is just one of many effective methods to expose a listing for sale in Vancouver.
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Vancouver is one of the most attractive cities with its beautiful mountain backdrop and a picturesque scenery, whether in downtown urban areas or a bit further in North Shore cross from Stanley Park. One of the most attribute of Vancouver is its neighborhoods and communities.
Working close with many homeowners, I always wanted to address their biggest issue when thinking of selling their home; What do I do now?

Despite of the market trends, whether seller or buyer’s market, homeowners have variety of motivation to sell their property and the simplest ones are downsizing, relocation, financial hardship, or a growing family.
This stage is usually indicating a need to sell. First step to do is to involve the REALTOR® and discuss about the pros and cons. This step is crucial and must be the pillar of all your next planning. As a professional real estate agent, I’m knowledgeable in market’s trend, history, ups and downs and possible loss and gains. Consider this step as you’re writing a business plan. 
You start by gathering all the information related to your house:
- Market trends whether it is seller’s or buyer’s market.
- Comparable analysis and data research of all stats, sales ratio, to do a define and detailed evaluation of your house to determine the price range. This is a primary step to make or break, as we have to puts hopes and wishes aside, and only consider the reality of what the true value is. In addition, analyze the price based on two factors:
A) keeping the house in its current condition without upgrade or renovation
B) Increasing its price and value by spending smart renovation and upgrades.
- Based on the home value and the price determined, consider any impacts and expenses;
A) Mortgage penalties, fees, interest rate changes and anything finance related
B) Taxes and any implication that was not considered. 
C) Real estate commission and fees
- Next is to go through the selling steps and familiarize yourself with any upcoming risks and unknowns. (I have written a full detail seller’s guide)
- Considering the inconvenience of showings and open houses which you have to prepare your home and make it buyer’s friendly ready.
Familiarizing yourself with the unknowns and unpredicted risks, is very helpful for any home sellers since it reduces any surprise and helps planning in advance of how to deal with it.
Interviewing many homeowners, this was the most important factor that they wanted. To be informed and aware of what’s involved and be communicated with.
Luckily, my real estate industry skills and knowledge has always helped me to be competent and I always have been a detailed and responsive REALTOR® in Vancouver BC.
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The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), 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 REBGV, 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 REBGV, the FVREB or the CADREB.