Thursday, December 22, 2016

2016 Best Christmas Lights in Metro Vancouver

If you’re looking to make your festive season truly merry and bright, look no further than these locations where Christmas lights are the main attraction in Metro Vancouver.
With Metro Vancouver’s many trees, green spaces and natural setting, lighting up for the holidays is must-do. Stop by for a spectacular photo-op and even some pretty amazing light shows across the region!!!

Vancouver
Burnaby & New Westminster
Coquitlam, Port Coquitlam & Port Moody the Tri-Cities
- Pitt Meadows & Maple Ridge

Fraser Valley
Surrey & Delta
- Langley

Wednesday, December 21, 2016

2016 Best Christmas Lights in Burnaby & New Westminster

If you’re looking to make your festive season truly merry and bright, look no further than these locations where Christmas lights are the main attraction.
With Burnaby & New Westminster lighting up for the holidays is must-do. Stop by for a spectacular photo-op and even some pretty amazing light shows.

Burnaby

4187 William St, Burnaby, BC V5C 3J5 - Snowmen, wreaths, Christmas trees, Santa and his reindeer and more are all lit up with thousands of twinkling lights.

4990 Belleville Ave, Burnaby, BC V5G 2S6 - For the past 15 years the Dube’s have been lighting up their home for the holidays. Enjoy thousands of twinkling lights, festive displays and lawn ornaments including giant snowmen, Santa and much more. Accepting donations for Variety – the Children’s Charity.

6728 Grant Pl, Burnaby, BC V5B 4X2 - For the past 25 years this home has been decked out for the holidays, becoming one of North Burnaby’s longest standing Christmas light displays. Accepting donations for BC Children’s Hospital.

8222 Burnlake Dr, Burnaby, BC V5A 3K9 - The lights are up and brighter than ever. Thousands of lights are hooked up to computer controlled display and the 23ft tree stands tall with a huge new star. Enjoy the festive displays and lawn ornaments including a mini ice rink for Olaf, Charlie Brown and Snoopy to skate upon; a 14ft Santa; trees; deer; moose and much more. Accepting donations for the BC Children’s Hospital. The lights are on nightly from 4:30 - 11:30 pm until January 3, 2017.

7720 Burgess St, Burnaby, BC V3N 3J2 - Thousands of lights, six deer, five trees, an inflatable minion, color changing lights, icicles and a 6ft Darth Vader in a chimney on the roof.

950 Kensington Ave, Burnaby, BC V5B - Enjoy this walk through display featuring thousands of lights, holiday characters and displays including Santa, snowmen, reindeer, giant twinkling stars and more. Accepting donations for the Micheal Cuccione Foundation for Childhood Cancer Research.

6357 Neville St, Burnaby, BC V5E 1A5 - This festive wonderland includes a nativity scene, Santa’s workshop, a Santa train and hot air balloon, toy soldiers, a Wi-Fi lights show and much more. The lights are on 4 - 10:30 pm, Monday - Friday and 4 - 11:30 pm Saturday - Sunday, until January 1, 2017.

5951 Baffin Place - Once again the Sherwood’s have decked out their home for the holidays with lots of lights and holiday-themed displays. Donations for the Alzheimer’s Society greatly appreciated. Lights are on nightly from 5 - 11 pm, until January 3, 2017.


New Westminster

Light Up the Quay - Lobbies and balconies along the Westminster Quay are all lit up, creating the 10th annual Celebration of Light along the Fraser River.

Tuesday, December 20, 2016

2016 Best Christmas Lights in Surrey & Delta

If you’re looking to make your festive season truly merry and bright, look no further than these locations where Christmas lights are the main attraction in the Surrey & Delta area of the Fraser Valley.

Surrey

11376 154A St, Surrey, BC V3R 2V7 - More than 15,000 lights plus a large assortment of displays, inflatables, and more.

15097 90A Ave, Surrey, BC V3R 6Y6 - Walk through or drive by to enjoy this decorated home – there are more than 10,000 lights to see! Bring the kids to see the North Pole and take in the Nativity scene. Enjoy a visit from Santa and Frosty, plus candy canes for the kids and coffee for the grown ups. Lights are on nightly from 6 - 10 pm, til January 1, 2017.

2513 141 St, Surrey, BC V4P 2E5 - Log home with 50,000 lights, plus many reindeer, huge ornaments, candy canes along driveway, a huge blowup snowman display, a nativity scene, laser lights, icicle lights on trees/shrubs and a bear train display. • Lights are on from 5-10 p.m.

6116 163A St, Surrey, BC V3S - Tune your radio into FM 99.5 and enjoy a festive musical light show featuring 2,000 lights synced to music, plus an additional 500 static lights. The show starts at the top of each hour and runs from approximately 35 minutes. Accepting donations for The Province EmptyStocking Fund. Lights are on from 4 pm - midnight, the musical light show runs from 5 - 11 pm.

6369 165A St, Surrey, BC V3S 0W2 - Gheorghe and Rodica have put up another Christmas lights spectacular complete with more than 80,000 lights, plus a musical Christmas lights show playing more than 150 different songs. Lights are on 5 - 11 pm, Monday - Thursday, weekends 5 pm -midnight and until 1 am Christmas Day and New Year’s Eve.

7022 140A St, Surrey, BC V3W 5L4 - A giant Christmas tree, snowmen and Santa, plus lots of lights and seasonal displays decorate the Nichols’ family home.

19056 63B Ave, Surrey, BC V3S 8G5 - Christmas Lights for Cancer: A festive display of lights, music and holiday displays. Every Friday, Saturday and Sunday evening during the month of December Team Eleanor and team Walk the Talk Surrey will be serving coffee, hot chocolate and candy canes by donation, with proceeds going to the Canadian Cancer Society Relay For Life.

16951 Jersey Dr, Surrey, BC V3S 6Y4 - The Bonneteau’s have their annual Christmas display ready to visit. We had hundreds of people come by last year and we have even more lights and Christmas characters this year. The favorite, a handmade nativity scene, including a stable made by a popular woodworking teacher is back. All donations benefit Variety – The Children’s Charity. The lights are on daily from 6 - 11 pm, until January 5, 2017


Delta

11147 Huff Blvd, Delta, BC V4E 2E9 - This Christmas light display features thousands of choreographed lights and music, lawn displays and more.

11584 86A Ave, Delta, BC V4C 2Z1 - The Mussato’s have a wonderful light display featuring thousands of lights and festive holiday-themed lawn ornaments. The lights are on from 5 - 11 pm.

2016 Best Christmas Lights in Vancouver

If you’re looking to make your festive season truly merry and bright, look no further than these locations where Christmas lights are the main attraction.
With Vancouver’s many trees and green spaces, lighting up for the holidays is must-do. Stop by for a spectacular photo-op and even some pretty amazing light shows.

Vancouver

Vancouver Winter Wonderland2901 E Hastings St, Vancouver, BC V5K - Located at the Pacific National Exhibition grounds.

Lights of Hope at St Paul’s Hospital1081 Burrard St, Vancouver, BC V6Z 1Y6 - A longstanding annual tradition at St. Paul’s Hospital is back: Over 100,000 light bulbs, spanning a length of more than 10 kilometres, will be turned on for the Christmas-time Lights of Hope charity campaign supporting the hospital’s initiatives. St. Paul’s Hospital’s spectacular display of holiday lights will remain on for the holiday season. This event raises funds for St. Paul’s greatest needs. Light display is up throughout December.

Bright Nights Christmas Train and Stanley Park: Stanley Park - The Bright Nights Christmas Train and Plaza sparkle with three million twinkling lights. Dazzling lights decorate acres of the dark forest, reaching as high as the forest canopy for Bright Nights in Stanley Park. The attraction is also accompanied by a train ride, musics, snacks, entertainment, and even visits with Santa and his elves. Experience the lights, displays and live performers along the train route and enjoy the displays at the plaza. Proceeds benefit the BC Professional Fire Fighters Burn Fund. Stanley Park Miniature Railway, until Jan. 2, $6-$11 advance tickets,

Festival of Lights at VanDusen Botanical GardenVanDusen Botanical Garden - Stroll with friends and family through interactive themed areas and enjoy the Dancing Lights show on Livingstone Lake, the gnome performance and the Vancouver Public Library’s Tales for a Winter’s Night. Have photos taken with Santa, savour holiday treats, and delight in much more.  A magical winter wonderland with over one million lights. Stroll through interactive themed areas and enjoy the Dancing Lights show on Livingstone Lake, the gnome performance, have photos taken with Santa and more.

Vancouver Christmas Tree Lighting Ceremony: Jack Poole Plaza - The Christmas Tree Lighting at Jack Poole plaza has become an annual holiday tradition for Vancouver families. Back for its ninth year, the Christmas tree lighting will take place on December 4, where four beautiful trees will be lit up with festive lights (one that’s over 50 feet tall).

Trinity Street Christmas Lights Festival: Trinity Street - is a residential neighborhood that goes completely overboard – in a good way – at Christmas time. Take a wander down the street to check out all the houses’ many light displays, and maybe get a few ideas for your own.  Even though the annual Trinity Street Festival is not happening this year, many of the homes along the 2400–2900 blocks of Trinity will still be decorated for the season. Park your vehicle and walk the route, throughout December.

3224 & 3228 W 37th Ave, Vancouver, BC V6N 2V4 - These neighbours have combined their efforts to create a two-home Christmas lights display. Decorations include a light-up penguin, ducks, deer, gingerbread men, mini snowman, Santa and more, plus lights on the giant holly tree and magnolia tree, 60 tree balls, and more than 600 lights.

TRAMS Christmas Lights Tours - Take a Christmas light tour on one of the historic city buses to see decorated homes in Vancouver and Burnaby. Proceeds support the Transit Museum Society.

Karaoke Christmas LightsVancouver Trolley - Festively decorated trolleys equipped with karaoke machines for your seasonal singing enjoyment. Enjoy stops at Bright Nights at Stanley Park and VanDusen’s Festival of Lights. Partial proceeds benefit the Burn Fund. Tours leave from Canada Place at 6:30 p.m. until December 29, 2016

Carol Ships Parade of Lights - This traditional carol ship and shore side celebration has grown to more than 50 decorated boats decked out with 100,000 lights, plus community-based shore-side celebrations. The best nights for viewing are December 18 and 19. The waters off North and West Van, Port Moody, False Creek and Vancouver, til December 23, 2016

999 Canada Pl, Vancouver, BC V6C 3T4 - Christmas at Canada Place
Sheraton Wall Centre
Lost Lagoon Fountain: Stanley Park (visible from the Georgia Street causeway)
Elm Grove: English Bay (Beach Avenue at Bidwell Street)
George Wainborn Park (on False Creek at the foot of Richards Street)
3236 W 1st Ave, Vancouver, BC V6K 1H5
Sophia St & E 17th Ave, Vancouver, BC
E 12th Ave & Semlin Dr, Vancouver
1600 Beach Ave, Vancouver, BC V6G 1Y6
128 W 18th Ave, Vancouver, BC V5Y 2A5
336 E King Edward Ave, Vancouver, BC V5V 2C5
3049 Charles St, Vancouver, BC V5K 3B4
791 W Georgia St, Vancouver, BC V6C 2T4
995 Bute St, Vancouver, BC V6E 1Y7
2175 W 16th Ave, Vancouver, BC V6K 3B1
Nanaimo St & Triumph St, Vancouver, BC
4399 Prince Edward St, Vancouver, BC V5V 3W7
2636 E 40th Ave, Vancouver, BC V5R 2V9
1690 Matthews Ave, Vancouver, BC V6J 2T2 - Canuck Place
1412 Laurier Ave, Vancouver, BC V6H 1Z1
1489 McRae Ave, Vancouver, BC V6H 1T7 - Hycroft Mansion
750 Hornby St, Vancouver, BC V6Z 2H7 - The Vancouver Art Gallery
W Cordova St & Abbott St - Woodward's Building

Feel free to let me know any locations I may have missed or need to update.

Friday, December 16, 2016

2016 Best Christmas Lights in the Coquitlam, Port Coquitlam & Port Moody, the Tri-Cities

If you’re looking to make your festive season truly merry and bright, look no further than these locations where Christmas lights are the main attraction in the Tri-Cities.
In Coquitlam, Port Coquitlam & Port Moody you get a natural setting with many trees and green spaces, lighting up for the holidays is must-do. Stop by for a spectacular photo-op and even some pretty amazing light shows.

Tri-Cities

Coquitlam
Lafarge Lake1299 Pinetree Way, Coquitlam, BC V3B 4S1 - With more than 60,000 lights and a number of unique illuminated features, ​this is one of the largest free seasonal displays in the Lower Mainland.

Dangville: The Miniature Christmas Village: 2638 Brewster Dr, Coquitlam, BC V3B 6L4 - This miniature Christmas village is set up in a double garage and features more than 500 pieces. Peer inside the windows and see the North Pole complete with Santa and his elves, merchants selling their wares, Chinatown, Christmas at the City Zoo and much more. Tuesdays and Sundays, 6:30-9 pm till Jan 3, 2017.


Port Coquitlam
Miracle on Rae Street: 3313 Rae St, Port Coquitlam, BC V3B 6C7 - A magical experience of more than 100,000 lights synced to music, a lit and decorated 70ft tree and many festive holiday-themed displays. A new edition this year is a lit-up Eiffel tower lawn ornament in support of the people of Paris. Accepting donations for the Food Bank. Ample of parking on Prairie, & lights are on Sunday - Thursday until 10 pm, Friday - Saturday until 11 pm till January 3, 2017.

1228 Oriole Pl, Port Coquitlam, BC V3B 5K5 - More than 17,000 lights set to music. Accepting donations for the Royal Columbian Hospital Neonatal Intensive Care Unit (NICU). Lights are on from 5:30-10 p.m. until New Years.

3970 Cedar Dr, Port Coquitlam, BC V3B 3E5

CP Holiday Train
The Canadian Pacific Holiday train hits the rails again this year collecting food and money for local Food Banks. Features a box car stage with performances by Dallas Smith and Odds
December 17, 2016 - Port Coquitlam, ​West Coast Express Station, 2125 Kingsway Ave, Port Coquitlam, BC, 6:15 pm - 6:45 pm.

Port Moody
CP Holiday Train
The Canadian Pacific Holiday train hits the rails again this year collecting food and money for local Food Banks. Features a box car stage with performances by Dallas Smith and Odds
December 17, 2016 - Port Moody, 300 Ioco Rd, Port Moody, BC, behind the Port Moody Recreation Complex 4:45 pm - 5:15 pm

Feel free to let me know any locations I may have missed or need to update.

Wednesday, October 5, 2016

Government of Canada New Mortgage Rules

Government of Canada New Mortgage Rules - October 2016

Buyers with less than a 20% down payment:
  • As of October 17th, all mortgages regardless of the term will need to be qualified at 4.64%
  • Why? The government wants to allow lending up to what a client can afford if rates were at 4.64% – even if they are only paying 2.39% for their mortgage.
  • As an example, a client of mine with 10% down was pre-approved for a  5 year fixed rate at 2.39% for a mortgage amount of $400,000. With the new change, this same client will keep his rate of 2.39% but can only qualify for $320,000 based on a rate of 4.64%. That is a 20% decrease in what they can afford! Prior to the news the client was able to qualify at their approval rate of 2.39% on a 5 year fixed term.
    • 1-4 year terms, and variable rate terms have always qualified at 4.64%, now we add in the 5 year term that most buyers with less than 20% down take.
  • Clients who already have accepted offers with a firm mortgage approval prior to Oct 17th are exempt from this as long as the completion date is prior to March 1, 2017
  • They will still have to pay the insurance premiums and they have not changed. Max 25 year amortization still remains in effect.

What to Do
  • If you have an accepted offer, make sure you have a mortgage approval prior to Oct 17th.
  • If you are in the market and shopping, try to get your offer accepted prior to Oct 17th so that you can still qualify as per current guidelines. The mortgage approval would need to be submitted prior to this day which is a Monday so likely by Friday October 14th.
  • If you are shopping and likely won’t have an accepted offer by Oct 17th,  call a mortgage broker to find out what you qualify for based on the new change.
  • Note that every situation is different and the changes may have no effect on the buyers depending on their income etc, but please double check with a qualified mortgage professional.

Buyers with 20% or more down:
  • Changes are coming as of November 30th. Still waiting on clarification ( announcement was not laid out clearly ) but there is speculation that similar qualifying rules will apply at 4.64%.
  • There is also talk of
    • eliminating the 30 and 35 year amortizations meaning a cap at 25 years, which will significantly reduce the amount a buyer will qualify for.
    • Implementation of minimum credit score requirements.
  • There is talk that these rules will only apply to owner-occupied properties and not for rental/investment properties.
  • These changes may only apply with certain lenders given on how they handle insurance requirements behind the scenes – We will update once info is available.

What to Do
  • If you have an accepted offer, make sure you have a mortgage approval prior to Nov 30th .
  • If you are in the market and shopping, try to get your offer accepted prior to Nov 30th so that you can still qualify as per current guidelines.
  • If you are shopping and likely won’t have an accepted offer by Oct 17th,  call a mortgage broker to find out what you qualify for based on the new change.
  • Note that every situation is different and the changes may have no effect on the buyers depending on their income etc, but please double check with a qualified mortgage professional.

Summary:

  1. All these changes are going to have an impact on how much a buyer can qualify for. Time will tell if it will have an impact on the housing prices given affordability of buyers. May be a situation with a lot of low-ball offers with the plea of “ this is all we can afford now…”. If the buyer’s market as a whole now has these restrictions put on them, sellers may have to expect a longer wait to get their price as their potential buyer pool is about to get a lot smaller; or, of course, the reason why these changes have been put in place – to further cool the market and bring down prices.
  2. Pending further clarification on point #2, having a 20% or more down payment may not give buyers any benefit in terms of qualifying for a mortgage compared to having less than 20% down – aside from not having to pay the insurance premiums. Previously buyers could qualify with a 30 or even 35 year amortization which would give them more room in terms of spending. Also, they didn’t need to qualify at 4.64% for a 5 year fixed rate or in many cases even for a variable rate. Hoping the clarification over the coming days will give us some good news on this one!

Tuesday, September 27, 2016

Meadow Brook, Coquitlam - 970 Birchbrook Place

970 Birchbrook Place, Coquitlam

First time buyer's own your own home. This 3 bedroom home comes with a beautiful fully fenced garden, spacious living room with French doors to your Patio. Completely renovated, with new flooring, lighting, kitchen, appliances and newer furnace. Centrally located within walking distance to the new Translink Evergreen Line Station, Westcoast Express, Coquitlam Centre, Shopping, Douglas College, Recreation, Etc... Call today for your personal showing! Open House on October 9th from 2 - 4 pm! Virtual Tour: 



Meadow Brook, Coquitlam - 970 Birchbrook Place

970 Birchbrook Place, Coquitlam

First time buyer's own your own home. This 3 bedroom home comes with a beautiful fully fenced garden, spacious living room with French doors to your Patio. Completely renovated, with new flooring, lighting, kitchen, appliances and newer furnace. Centrally located within walking distance to the new Translink Evergreen Line Station, Westcoast Express, Coquitlam Centre, Shopping, Douglas College, Recreation, Etc... Call today for your personal showing! Open House on October 9th from 2 - 4 pm! Virtual Tour: 



Friday, August 19, 2016

Additional Property Transfer Tax on Residential Property Transfers to Foreign Entities in the Greater Vancouver Regional District

Additional Property Transfer Tax on Residential Property Transfers to Foreign Entities in the Greater Vancouver Regional District

An additional property transfer tax applies to residential property transfers to foreign entities in the Greater Vancouver Regional District. The Greater Vancouver Regional District includes Anmore, Belcarra, Bowen Island, Burnaby, Coquitlam, Delta, Langley City and Township, Lion’s Bay, Maple Ridge, New Westminster, North Vancouver City and District, Pitt Meadows, Port Coquitlam, Port Moody, Richmond, Surrey, Vancouver, West Vancouver, White Rock and Electoral Area A. The additional tax does not apply to properties located on Tsawwassen First Nation lands.

Foreign Entities

Foreign entities are transferees that are foreign nationals, foreign corporations or taxable trustees.

Foreign nationals are transferees who are not Canadian citizens or permanent residents, including stateless persons. Additional Property Transfer Tax on Residential Property Transfers to Foreign Entities

Foreign corporations are transferees that are corporations:
• not incorporated in Canada or
• incorporated in Canada, but controlled in whole or in part by a foreign national or other foreign corporation, unless the shares of the corporation are listed on a Canadian stock exchange

Taxable trustees are trustees that are a foreign national or foreign corporation, or a beneficiary of a trust that is a foreign national or foreign corporation.

Applying the Additional Tax

The additional tax on property transfers to foreign entities is 15% of the fair market value of the foreign entity’s proportionate share of a residential property located in whole or in part in the Greater Vancouver Regional District, excluding Tsawwassen First Nation lands. This tax applies in addition to the general property transfer tax.

The additional tax does not apply to non-residential property. The value of the residential portion of a transfer is calculated in the same way as for the property transfer tax.

The additional tax applies on the foreign entity’s proportionate share of any applicable residential property transfer, even when the transaction may normally be exempt from property transfer tax. This includes transactions such as:
• a transfer between related individuals
• a transfer resulting from an amalgamation
• a transfer to a surviving joint tenant
• a transfer where the transferee is or becomes a trustee in relation to the property, even if the trust does not change

The additional tax does not apply to trusts that are mutual fund trusts, real estate investment trusts or specified investment flow-through trusts.

Thursday, June 23, 2016

Riverwood Community Garage Sale 2016

About Aman Brah’s Community Garage Sale 2016!

Every Summer, Riverwood residents in Port Coquitlam prep their garages and gather their used items to host a garage sale or yard sale and make some extra cash! Now, most homeowners who have ever hosted a Garage Sale will tell you the hardest part is getting exposure. You may have some great items for sale but if your home doesn’t get enough traffic it won’t sell (sounds a bit like the real estate industry!) Well that’s where the Aman Brah Community Garage Sale comes in! The community of Riverwood in Port Coquitlam’s garage sale is coming up on September 17, 2016, hosted by homeowners/residents, giving them a chance to declutter, make some cash and find a new home for reusable items.

Homes that want to participate RSVP to me and I create maps with the locations of homes and their full address. I take care of all the advertising for the event - which includes placing ads in newspapers, online marketing, on Social Media and on my website. Then, on the morning of the Garage Sale, I set up at Terry Fox Secondary and pass the maps on to buyers! I also put directional arrows throughout the neighbourhoods drawing people to your house.

So if you want to participate simply contact me with your address and I’ll put it on the map. The heart of a community can be measured by the involvement of its residents. So I think its awesome that Riverwood residents can unite through local events, fundraisers, and a community garage sale!

2016 Aman Brah Annual Community Garage Sale
Keep an eye out for signs throughout Riverwood on Saturday September 17th

Event Date and Time
Saturday, September 17th 2016
9 am - 12 pm


To participate, Riverwood residents simply plan a garage sale at their home on September 17 from at least 9 am to 12 pm, and register online at Aman Brah's Community Garage Sale
Participants who register by the deadline of September 11, 2016 will get free advertising for their sale prior to the event, as well as on the garage sale webpage and map. Email me at info@AmanBrah.com for more information.

UPDATED: Map and List of home's hosting a sale.


Donate Leftover Items
Riverwood residents are encouraged to donate left over items to charity to benefit those in need and reduce the amount of waste generated.

Several area charities, in the Tri-Cities, accept donations of household items (please phone ahead regarding larger items).

604.942.0505

604.464.9179

604.931.5510

Tuesday, March 29, 2016

North Coquitlam, Coquitlam | 3001 - 2980 Atlantic Avenue


Levo Sub-Penthouse unit located in the heart of Coquitlam, unobstructed city & mountain views to the west, north & east. Floor to ceiling windows throughout, with a bright and spacious feel, 2 bedrooms & 2 full baths. Laminated floor throughout with carpeted bedrooms, large balcony, granite counter tops, Bosch stainless steel appliances, whirlpool washer/dryer. Steps to Coquitlam Centre, shopping, restaurants, library, recreation, the Aquatic Centre, Lafarge Lake and all the Tri-Cities has to offer, all levels of school, Douglas Collage and the new Evergreen Line, the perfect unit for investors and anyone seeking the Condo life. Call today for your personal showing! 

Virtual Tour:

Tuesday, March 22, 2016

Abbotsford West, Abbotsford | 3423 Wagner Drive

A great family home with room to grow located in Abbotsford West, Abbotsford! You don't want to miss out on this one, call today for your personal showing! Open House on March 27th from 2 - 4 pm.

Contact me for more information! www.AmanBrah.com


Thursday, February 18, 2016

Property Transfer Tax

Understand the British Columbia Property Transfer Tax

You are charged property transfer tax in British Columbia when you make changes to a property'stitle, including:
  • acquiring a registered interest in the property
  • gaining an additional registered interest in the property
  • becoming the registered holder of a lease, life estate, or right to purchase for the property


The amount of tax you pay is based on the fair market value of the land and improvements (e.g. buildings) on the date of registration unless you purchase a pre-sold strata unit. The tax is charged at a rate of:
  • 1% on the first $200,000,
  • 2% on the portion of the fair market value greater than $200,000 and up to and including $2,000,000, and
  • 3% on the portion of the fair market value greater than $2,000,000.


For example, if the fair market value of a property is $850,000, the tax paid is $15,000.

Estimate Tax Payable with Fair Market Value: $850,000.00

1% on $200,000 or less:   $2000
2% of remaining balance up to and including $2,000,000.00:   $13000
Total Tax Payable   $15000

If you have registered a life estate for the property, you will be taxed based on your life expectancy. To calculate the taxable value of your property, multiply the property's fair market value by the percentage corresponding to your life estate term.

Fair Market Value

Fair market value is the price that would be paid by a willing purchaser to a willing seller for a property (land and improvements) in the open market on the date of registration.

Open Market Transfers

A property transfer is considered to be in the open market when anyone likely to be interested in purchasing the property can make an offer. For example, the seller lists the property with a realtor or advertises it for sale.

The purchase price is considered the fair market value in most cases as long as you register the property within a few months of signing the sales contract. Otherwise, you will need to verify that the purchase price is fair market value if:
  • there was a significant change in value
  • the condition of the property changed
  • you didn't purchase the property in the open market 

Non-Open Market Transfers

When a property transfer doesn't take place in the open market, fair market value may be determined using other means such as:
  • a recent independent appraisal, or
  • the property valuation provided by BC Assessment

Generally, the property valuation provided by BC Assessment reflects your property’s fair market value as of July 1 of the previous year. For example, the 2013 roll value reflects market conditions at July 1, 2012. This means that the assessed value may not reflect the current fair market value of your property.

The current property valuation provided by BC Assessment can’t be used in certain cases, such as when:
  • changes have been made to the property (e.g. rezoning) since the assessment
  • market conditions in the area of the property have changed since the assessment
  • the land is classified as farm land (class 9)
  • new or additional construction has been completed
Foreign Entities

Additional Property Transfer Tax on Residential Property Transfers to Foreign Entities in the Greater Vancouver Regional District

Property Transfer Tax

Understand the British Columbia Property Transfer Tax

You are charged property transfer tax in British Columbia when you make changes to a property'stitle, including:
  • acquiring a registered interest in the property
  • gaining an additional registered interest in the property
  • becoming the registered holder of a lease, life estate, or right to purchase for the property


The amount of tax you pay is based on the fair market value of the land and improvements (e.g. buildings) on the date of registration unless you purchase a pre-sold strata unit. The tax is charged at a rate of:
  • 1% on the first $200,000,
  • 2% on the portion of the fair market value greater than $200,000 and up to and including $2,000,000, and
  • 3% on the portion of the fair market value greater than $2,000,000.


For example, if the fair market value of a property is $850,000, the tax paid is $15,000.

Estimate Tax Payable with Fair Market Value: $850,000.00

1% on $200,000 or less:   $2000
2% of remaining balance up to and including $2,000,000.00:   $13000
Total Tax Payable   $15000

If you have registered a life estate for the property, you will be taxed based on your life expectancy. To calculate the taxable value of your property, multiply the property's fair market value by the percentage corresponding to your life estate term.

Fair Market Value

Fair market value is the price that would be paid by a willing purchaser to a willing seller for a property (land and improvements) in the open market on the date of registration.

Open Market Transfers

A property transfer is considered to be in the open market when anyone likely to be interested in purchasing the property can make an offer. For example, the seller lists the property with a realtor or advertises it for sale.

The purchase price is considered the fair market value in most cases as long as you register the property within a few months of signing the sales contract. Otherwise, you will need to verify that the purchase price is fair market value if:
  • there was a significant change in value
  • the condition of the property changed
  • you didn't purchase the property in the open market 

Non-Open Market Transfers

When a property transfer doesn't take place in the open market, fair market value may be determined using other means such as:
  • a recent independent appraisal, or
  • the property valuation provided by BC Assessment

Generally, the property valuation provided by BC Assessment reflects your property’s fair market value as of July 1 of the previous year. For example, the 2013 roll value reflects market conditions at July 1, 2012. This means that the assessed value may not reflect the current fair market value of your property.

The current property valuation provided by BC Assessment can’t be used in certain cases, such as when:
  • changes have been made to the property (e.g. rezoning) since the assessment
  • market conditions in the area of the property have changed since the assessment
  • the land is classified as farm land (class 9)
  • new or additional construction has been completed
Foreign Entities

Additional Property Transfer Tax on Residential Property Transfers to Foreign Entities in the Greater Vancouver Regional District

Friday, February 12, 2016

Northeast BC Outlook, Fort St. John & Dawson Creek

On my recent visit to Northeast BC I was exposed to cities that are preparing for something bigger. Obviously going from Metro Vancouver or if you're coming from Calgary or Edmonton both cities don't measure up but what you do notice, is a lot construction, Highway improvements and you sense that most people are doing well financially. You see somewhat big name brands starting to establish a presence in the area, from new Hotels such as Best Western Plus being constructed and scheduled to be ready for November 2016, to Restaurants like Brown's Socialhouse, Original Joe's and Bosa Properties renovating the Dawson Creek Mall and so the list goes on. 

The announcements made over the last few months continue to grow and prove that it’s a matter of WHEN and not IF. The year 2016 will be an important time for the BC LNG industry as it's no surprise the current state of the oil and gas industry is weak, so I wanted to share some facts surrounding these projects.

There are currently 21 proposed Liquefied Natural Gas projects for British Columbia.

The 2 most notable projects are Pacific North West LNG (Petronas) and LNG Canada (Shell), which may reach final investment decisions (FID) in 2016. Combined the capital investment for both of these projects totals $76,000,000,000.

Pacific North West LNG (Petronas) - $36 billion

-          Last year, it announced a conditional final investment decision. One of the two conditions – a project development agreement with the province on taxes androyalties – has been ticked off
-          But one remains outstanding – an environmentalcertificate from Environmental Assessment Agency (CEAA)
-          That approval has been delayed by environmental concerns over the potential impact on salmon rearing eelgrass beds from a trestle and suspension bridge that would pipe LNG to a loading terminal off Flora Bank.
-          “With respect to all other valued components, the agency concludes that the project is not likely to cause significant adverse environmental effects taking into account the implementation of the key mitigation measures”  

LNG Canada (Royal Dutch Shell) - $40 billion

-          At a recent address to the Vancouver Board of Trade, LNG Canada CEO Andy Calitz said the consortium Shell leads is still on track to make a final investment decision in 2016.
-          Despite the delay, LNG Canada CEO Andy Calitz said he remains optimistic. “LNG Canada is in great shape as a project,” he said, adding that the co-owners chose to make a final investment decision in the fourth quarter of 2016.
-          LNG Canada already has all of its provincial and federal environmental approvals, not to mention the support of key First Nations, notably the Haisla.
-          Christie Clark said LNG Canada is well positioned. “I was pleased to see that Shell has reconfirmed its intention to make a final investment decision this year. Even in these uncertain times, which have affected their timeline, they’ve reconfirmed that they want to go ahead with this project,” she said.

B.C. Minister of Natural Gas Rich Coleman has stated that four additional FIDs could be reached in 2016 by two major plants and two smaller plants, bringing the total to six. Douglas Channel, a smaller liquefaction facility located on a barge off the coast of Kitimat, is a likely candidate. However, the Company is currently disputing a 25 per cent excise levy imposed by Customs Canada on the import of its floating terminal which could prevent a 2016 FID if a resolution is not achieved soon. Other potential candidates for 2016 FIDs include the Woodfibre LNG Project near Squamish and the Tilbury LNG Project in Delta.

We cannot underestimate the impact of the global economic climate on the timing and nature of such FIDs (i.e. whether they end up being positive or negative). Recently, certain analysts have suggested that the prospects of B.C.’s LNG industry are grim in light of low oil and gas prices and falling demand. Japan’s move to restart its nuclear reactors is a likely factor contributing to this fall in global demand. However, the long term economic prospects are more optimistic, particularly given the decades-long timelines of most LNG projects. Future demand for LNG may also receive a boost as more countries adopt increasingly stringent environmental policies, particularly in the wake of the 2015 Paris Climate Change Summit, and actively shift away from coal generation. Furthermore, oil prices could turn around rather swiftly, particularly in the event of escalating conflict in the Middle East.

Shifting focus to upstream developments, LNG proponents are continuing to build new gas processing infrastructure in northeast B.C.  Construction on Veresen’s new Sunrise gas processing plant, worth an estimated $860-million near Dawson Creek began in October of 2015. The plant, the largest built in Western Canada in the last 30 years, will deliver 400 million cubic feet of gas per day to TransCanada's Nova Gas Transmission Line, with completion slated for 2017. Also construction on another plant of similar size, worth $715-million, near Fort St. John is expected to begin this year.


As you can see, since my first discussion on Northeast BC there have been a lot of positive announcements regarding the region and the industries they rely on. I think the most important factor for BC, and rightfully so is to ensure the environment and nature is not harmed in a way that is irreversible. Most people enjoy and live in BC for its Super Natural setting and we do owe it to our children and future generations to keep it that way. I believe the BC Government and Canada Government are ensuring that these companies, which will benefit from our natural resources’, also make it a top priority to protect and ensure the environment is able to thrive now and once these companies exit the sites. Saying that I don’t think we should stopping these companies and the economic benefits they provide as long as they are responsible in all areas of what they are doing. The Economic Benefits are enormous for our province and country and cannot be ignored or pushed away. Funding can be established for better Healthcare, Education, improving and maintaining infrastructure, etc... Stay tuned as we follow the progress of B.C.’s LNG export industry throughout what should prove to be an eventful year.

Northeast BC Investment

Seminars & Events
Visit Fort St. John & Dawson Creek

Interview with CBC Radio regarding Northeast BC (Audio)

Thursday, January 14, 2016

Kitsilano, Vancouver | 2773 W 15th Avenue, Vancouver BC

Brand New Custom Home in Kitsilano, Vancouver! 2773 West 15th Avenue, Vancouver BC

This Exquisitely finished custom built home in Kitsilano, Vancouver will feature a true family residence with an exceptional open floor plan full of luxury details throughout. The home will boast nearly 2900 sq.ft of spacious & functional living on a 33 x 122 sq.ft lot. Beautiful workmanship coupled with the highest quality material will make this home perfect for any selective buyer. Luxurious features of the home include surround sound, central vacuum, radiant floor heating, cedar siding & detached 2 car garage with access from the back lane and a potential rooftop garden. This 5 bedroom house features an amazing functional layout: 3 bedrooms, 2 full bathrooms on the upper floor with 2 bedrooms, 2 bathrooms on the lower levels. Main floor will feature 10’ ceilings throughout with open concept from the Living Room, Dining Room and the Family Room which lead’s to a Chef’s dream gourmet kitchen with abundant cabinet space, huge island and then to the entertainers backyard with a beautiful Patio with a cozy gas fireplace great for those family BBQ’s. Upper floor will have 3 bedrooms with vaulted ceilings & custom closets. The Master bedroom is spacious with a large walk-in closet & spa-like ensuite. Basement feature’s 9’ ceilings throughout with a beautiful appointed media room with wet bar which leads into a 2 bedroom legal suit or at the option of the buyer, a 1 bedroom suite and a extra bedroom for yourself. Great Public and Private schools close to the home. Located east of Macdonald street within Carnarvon Elementary and Kitsilano Secondary School catchments and close to York HouseSt. George's and the well known private school of St. John's. Nearby you’ll find UBC, cafes, shopping, restaurants, waterfront, Downtown, recreation, Kitsilano Beach and all West Broadway has to offer. Architecturally designed brand new custom home situated in trendy & convenient Kits area comes with a 2-5-10 Home Warranty. Contact me for more information!

Wednesday, January 13, 2016

Brookswood Fernridge, Langley | 20820 36th Avenue

Over 1 Acre in Brookswood Fernridge, Langley awaiting your idea's. Great future potential, wait for development as the OCP is updated with a new Community plan for the Brookswood/Fernridge area or build your dream home. OCP proposal for 2014 had 4 UPA for this area. Wonderful opportunity for developer, builder and investors, with the future development for this beautiful flat property on a quiet street, with no creeks, easement, or right of ways. Located walking distance to Brookswood Secondary & Noel Booth Elementary School and close to Kwantlen Polytechnic University, entertainment, shopping, Willowbrook Shopping Centre, restaurants, parks, public transportation, with easy access to Highway 1 & Highway 10, the US Border and to the proposed Light Rail Transit system.  Contact for more information!

Monday, January 11, 2016

2016 Real Estate Market Outlook

As well documented in the media, 2015 was a year of massive real estate market activity, with prices and home sales skyrocketing well over industry expectations. We saw the price gap between Detached and Attached Properties widen even more this past year. So will 2016 see a cooling-off in activity, or will the recent gains continue without any hiccups? Here’s a round-up of industry forecasts…

BC and Lower Mainland Market

After a year in which home sales across BC rose more than 21 per cent compared with 2014, according to Canadian Real Estate Association (CREA) projections issued mid-December, the province’s housing market activity is forecast by the association to moderate in 2016. This is largely based on the British Columbia Real EstateAssociation (BCREA) predictions that sales across the province will fall by around seven per cent, from more than 100,000 in 2015 to 93,700 units in 2016 – a level described as “remaining elevated” by the BCREA.This could be caused by a cooling-off in demand but more likely by a lack of available homes for sale, with Greater Vancouver and Fraser Valley listings down 35 per cent year over year. 

Despite the predicted slowing in sales, prices in Greater Vancouver and across BC are expected to increase further in 2016 – albeit at a reduced pace than last year. CREA expects the annual price increase across BC for all of 2016 to be just two per cent, compared with 11.5 per cent in 2015. A forecast by RE/MAX issued in December was more bullish, expecting average prices to rise seven per cent in Greater Vancouver, three per cent in the Fraser Valley, 2.7 per cent in Victoria and two per cent in some slower areas, including Kelowna. 

The BCREA also predicted that capacity constraints and what it describes as “easing-off consumer demand” will mean a decline of BC housing starts to 28,800 units in 2016. This is slightly at odds with CMHC predictions for Vancouver alone, which forecast a modest increase in housing starts in 2016, followed by a slowdown in 2017.

However forecasts were similarly timid and, ultimately, far off the eventual outcome for 2015 – and there’s no discernible sign of this activity slowing significantly. The possibility of rising interest rates and the new increased minimum down payment to be implemented in February may have a minor impact on some segments of the market. But continued high demand and diminishing supply of single-family homes suggests that, while overall unit sales growth may slow, total transaction dollar volumes will likely continue to soar through 2016.

Demand from Overseas

There’s no sign that demand for Lower Mainland real estate from overseas buyers will cool in 2016, and as large detached houses in desirable neighbourhoods get snapped up as homes or investments, foreign money will likely further spill over into commercial and recreational real estate. Evidence suggests that overseas buyers have increasingly looked to resorts, vineyards, commercial properties, multi-family buildings and the like as alternative methods of safeguarding their cash in 2015. However, this increasing trend is unlikely to redirect any money away from single-family homes in Greater Vancouver, which remain the number one choice of property as many families choose to relocate to the region.

At the other end of the market, the much-anticipated arrival of 1,500 Syrian refugees, mostly in family units, to Vancouver may put some pressure on the rental market – and will certainly put pressure on the city to provide affordable housing options for these families.

The Year of the Condo?

With demand for the increasingly rare single-family home continuing to push many buyers out of that market segment, it is likely that more and more buyers – from first-timers to families – will turn to condominium living in 2016.

As of January 2016, New Westminster is the first municipality to demand a minimum of 30 per cent of new condos to have two or more bedrooms, and a minimum of 10 per cent to be three or more bedrooms. This is a move that has troubled developers but the city hopes will ultimately provide more affordable options for family living.


The new minimum down payment rules being implemented in mid-February could result in an uncharacteristic January rush on smaller homes, as first-time and lower-income buyers attempt to find and buy their homes ahead of the new rules to save money.

Source: REW.ca