Julia Berry (www.juliaberry.ca) : Blog

33 3750 EDGEMONT Blvd, North Vancouver, British Columbia

Julia Berry — Sat, 12 May 2012 11:04:29 -0700

I just finished uploading this Townhouse for sale, 33 3750 EDGEMONT Blvd, North Vancouver, British Columbia

This large & luxurious townhouse provides the spaciousness & privacy of a house. Over 3000 spectacular sqft, 3 bedrooms, including an incredible master suite with luxurious spa-like ensuite, 4 baths, laundry room up, and a large Rec room downstairs. On the main floor, you are welcomed by the dramatic double-height living room. You will enjoy true open concept living and then a welcoming kitchen which is open to the bright family room. Double french doors allow you to walk out to your own private & natural outdoor space. To complete this perfect package is the attached double garage. The location is unbeatable. Minutes from downtown, the best walking/hiking grails, Grouse Mtn. Walk to Edgemont Village for your morning coffee.

38 2200 PANORAMA Drive, Port Moody, British Columbia

Julia Berry — Sat, 12 May 2012 11:00:26 -0700

I just finished uploading this Townhouse for sale, 38 2200 PANORAMA Drive, Port Moody, British Columbia

Many upgrades in this original show home with designer colours & beautiful window coverings in the Quest. Bright & open floor plan with gourment kitchen with centre island & adjoining family room. Large master bedroom with walk in closet & soaker tub in the ensuite. Rec room & full bathroom below that can be used as a 4th bedroom. Heated double garage with track lighting, phone & internet connection. This home is still under warranty & just steps to Aspen elementary school.

April 2012 Market Statistics Video

Julia Berry — Fri, 11 May 2012 10:59:49 -0700

Real Estate Board of Greater Vancouver's April 2012 Housing Market Update Video

REBGV April 2012 Statistics

Julia Berry — Wed, 02 May 2012 17:39:57 -0700

The Real Estate Board of Greater Vancouver (REBGV) Released their April 2012 Statistics Today:

Greater Vancouver housing market maintains a steady spring pace

Home sale and listing activity has maintained a consistent pace on the Multiple Listing Service® (MLS®) in Greater Vancouver in recent months, which has helped create balanced conditions for the region’s housing market.

REBGV reports that residential property sales in Greater Vancouver reached 2,799 on the Multiple Listing Service® (MLS®) in April 2012. This represents a 13.2 per cent decline compared to the 3,225 sales recorded in April 2011 and a decline of 2.6 per cent compared to the 2,874 sales in March 2012.

April sales were the lowest total for the month in the region since 2001 and 16.9 per cent below the 10-year April sales average of 3,369.

“Although April sales were below what’s typical for the month, we continue to see, with a sales-to-active listing ratio of nearly 17 per cent, a balanced relationship between buyer demand and seller supply in our marketplace,” Eugen Klein, REBGV president said.

New listings for detached, attached and apartment properties in Greater Vancouver totalled 6,056 in April 2012. This represents a 3.6 per cent increase compared to both March 2012 when 5,843 homes were listed and April 2011 when 5,847 homes were listed for sale on the region’s MLS®.

Last month’s new listing total was 6.7 per cent above the 10-year average for listings in Greater Vancouver for April.
At 16,538, the total number of homes listed for sale on the region’s MLS® increased 8.5 per cent in April compared to last month and increased 16 per cent from this time last year.

“Recent activity has had a stabilizing effect on home prices at the regional level, although pricing can vary depending on area and property type,” Klein said “To best understand conditions within your area of interest, it’s important to do your homework and consult a local REALTOR®.”

The MLS® HPI benchmark price for all residential properties in Greater Vancouver currently sits at $683,800, up 3.7 per cent compared to April 2011 and an increase of 2.8 per cent over the last three months. The benchmark price for all residential properties in the Lower Mainland is $612,000, which is a 3.4 per cent increase compared to April 2011 and a 2.6 per cent increase compared to three months ago.

Sales of detached properties on the MLS® in April 2012 reached 1,126, a decline of 19.7 per cent from the 1,402 detached sales recorded in April 2011, and a 17.8 per cent decrease from the 1,370 units sold in April 2010. The benchmark price for detached properties increased 6.3 per cent from April 2011 to $1,064,800.

Sales of apartment properties reached 1,190 in April 2012, a decline of 0.9 per cent compared to the 1,201 sales in April 2011, and a decrease of 22 per cent compared to the 1,526 sales in April 2010.The benchmark price of an apartment property increased 1.1 per cent from April 2011 to $375,900.

Townhome property sales in April 2012 totalled 483, a decline of 22.3 per cent compared to the 622 sales in April 2011, and a 21.6 per cent decrease from the 616 townhome properties sold in April 2010. The benchmark price of a townhome unit increased 1.7 per cent between April 2011 and 2012 to $487,300.

"10 Things Your Real Estate Agent Won't Tell You" Article

Julia Berry — Sun, 11 Mar 2012 21:31:47 -0700

I recently came across this article called "10 Things Your Real Estate Agent Won’t Tell You" on Yahoo, and it might be worth a read.

Keep in mind a few things: as it is American, some of the issues are not the same as in Canada. While it is always critical to deal with an agent you trust, don't be afraid to call REBGV (Real Estate Board of Greater Vancouver) if you are unsure if something your agent has done is legal or acceptable.

To address some of the issues raised, if you have a limited dual agency relationship in BC (such as when you are using the same agent to purchase a home as has it listed) it is illegal for the agent to disclose financial/bottom line information to the other party in the transaction.

Also, there is no standard rate of commission (the Competition Act prohibits standard rates and price-fixing), and every agent/brokerage is free to set there own rate and choose to negotiate or not depending on their business model.

In BC (as many other places) your agent must release you from a listing contract if you decide not to sell or are unhappy with the service you are receiving - or lack thereof - regardless of the term of your listing. (That being said, if you are unhappy about something your agent is or is not doing, tell them! Everyone has different expectations of what their relationship with their REALTOR should be, and though it is our job to find those out and try to meet them, if you don't tell us something you want, we won't know to do it.)

Furthermore, the effectiveness of open houses will vary depending on market conditions and you should ask your agent about the pros and cons of holding an open.

And finally, though we can provide you with a list of names of inspectors, mortgage professionals, lawyers, etc., we have worked with/recommend, an agent may not tell you which one to use and must disclose any remuneration (referral fee) received for a recommendation.

Bottom line is: use your instincts to find an agent you trust, and when in doubt, check with the board (604-730-3000 or www.rebgv.org).

RE/MAX Bursary Now Accepting Applicants

Julia Berry — Mon, 20 Feb 2012 16:40:52 -0800

Do you know someone who will be graduating from grade 12 this year and planning on attending post-secondary?

The RE/MAX Quest for Excellence Bursary program is once again accepting applicants.

What is the RE/MAX Quest for Excellence?

The Quest for Excellence Program is a bursary program for grade 12 students in Western Canada. It was established by RE/MAX of Western Canada to recognize the success and ongoing pursuits of Western Canadian students in regards to leadership and community contribution initiatives

What is Awarded?

RE/MAX of Western Canada will award 16 bursaries of $1,000 each to qualifying Grade 12 students. In addition, the 16 bursary winners will be entered into a draw and one lucky recipient will receive a RE/MAX Hot Air Balloon ride for two. Bursary winners will be notified in May, 2012.

All Winners will be posted in May 2012.

Who Can Participate?

The Quest for Excellence is open to all Grade 12 students attending high school from September, 2011 - June, 2012. Grade 12 students may not have participated in graduation commencement ceremonies in the past. Applicants must be a resident of one of the following provinces/territories.

British Columbia
Alberta
Saskatchewan
Manitoba
Yukon Territory

What is Required?

Students are to convey the contributions they have made to their communities in a short online essay, maximum 1,250 words. Key qualities students should demonstrate are leadership, motivation and communication skills. Other attributes may include volunteering, participation in charitable events or fundraising, and contributions that enrich the lives of others and their communities.

Note: All entries become the property of RE/MAX of Western Canada and photos and names of winners may be used in print publications and media.

Click Here to Enter!

Deadline for Entry is March 12th, 2012.

BC New Housing Tax Rebate Increase

Julia Berry — Fri, 17 Feb 2012 14:47:01 -0800

The BC Finance Minister announced today new transitional measure to help buyers of new homes (not resale) pay less tax until HST is officially repealed in April 2013. Basically, the BC New Housing theshold will be increased to $850,000, effective April 1st, 2012. You could now qualify for a BC HST rebate of up to $42,500 on the purchase of a new home. This will remain in effect for one year, until HST is replaced by GST and PST - only GST is applicaible to new real estate purchases.

For more details, check the BC Government Newsroom Article.

"Greening" Your Home? Check Out the LiveSmart BC Program

Julia Berry — Mon, 13 Feb 2012 15:39:46 -0800

Want to become more "green"? Thinking about renovating/upgrading to do so?

Unfortunately, you may have heard the Canadian ecoEnergy Retrofit program (as part of Canada's Economic Action Plan) has now come to a close. But if you missed it, there are still other financial incentives out there for you. The LiveSmart BC program is still in full swing and could save you over $7000 in rebates to make your home more energy efficient. (Please note that if you plan to undertake upgrades and take advantage of these rebates, you must first obtain an initial energy assessment, and complete renovations by March 2013.) Fore more information and complete terms and conditions on the program, click here.

Maybe you want to be green, but are renting or otherwise cannot undertake renovations? There are options for you. BC Hydro offers tons on tips to help "Green Your Home", and is working on coming out with more coupons to help you do it. You may even qualify for a free energy savings kit.

Good luck saving energy and money!

Home Owner Grant Change

Julia Berry — Thu, 05 Jan 2012 19:59:28 -0800

Earlier this week, January 3rd, 2012, the Minister of Finance announced that due to the rise in property values the threshold for the Home Owner Grant will increase to $1,285,000 (from $1,150,000).

As you are probably aware, to qualify for the Basic Home Owner Grant you must be a Canadian citizen or landed immigrant and ordinarily reside in the province. You must be the registered owner or eligible occupant (such as the spouse of the registered owner) and the home must be your permanent/primary residence (not an investment property or vacation home). In Greater Vancouver, the full basic grant can save you $570 on your property taxes annually. You may also qualify for an additional grant of up to $275 if you are over 65, have a permanent disability, or are a veteran of certain wars. With the increase to the limit is it estimated that at least %95.5 of homes will have a tax assessed value under the new threshold. If the tax assessed value of your home is over $1.285 million, you may still qualify for a partial grant.

If you have questions about the Home Owner Grants or other property tax breaks, such as deferral plans, ask your accountant or click here.

New Year Outlook

Julia Berry — Mon, 02 Jan 2012 18:56:33 -0800

Happy New Year!

Wondering what 2012 means for Vancouver real estate? Sure, none of us has a crystal ball and cannot see the future... but we can take a look at market trends, economic factors, and make some educated predictions. Overall, things are looking good and stable.

Annual REALTORS Care Blanket Drive

Julia Berry — Mon, 28 Nov 2011 08:02:18 -0800

It is upon us, the 17th Annual REALTORS Care Blanket Drive

Once again, from November 28th to December 6th, we will be collecting blankets, sleeping bags, warm clothing, hats, gloves, scarves, new socks, new underwear, tarps, bus tickets, and razors and shaving cream for interviews.

If you have any donations, you may drop them off at our office at 101-2609 Westview Drive, North Vancouver (in the Westview Shopping Centre across from the McDonalds) any day between now and Dec. 6th. We will also be at mall locations this year. At Capilano Mall, Saturday Dec. 3rd from noon to 4pm, and Park Royal Mall North, Sunday Dec. 4th from noon to 4pm.

Your donations will go to help those in need at the Harvest Project (and their affiliate shelters) and the North Shore Youth safe House. Thank you for your time and generosity.

Returns on Renovations

Julia Berry — Tue, 06 Sep 2011 14:37:42 -0700

Are you thinking about doing some renovations before you list your home for sale?

Renovations can be a good way to add value, but be careful how you spend your money. Make sure to keep renovations and improvements general and suitable to your neighbourhood and surrounding homes. As you know, kitchens and bathrooms sell homes (and generally provide a return between 75 and 100%) but interior and exterior (neutral) paint also provide a good return and have little upfront cost. If you are only going to do one thing (other than clean) before you sell, painting in buyer-friendly colours is probably the thing to do.

It is important to remember not to get hung up on luxuries. Sure a buyer will appreciate the fancy new spa-style shower, but you will only get back an average of 36% of the cost of installing it. Some other renovations that provide the least return are installing skylights (0-25%), replacing an existing tub with a whirlpool tub (0-50%), and inter-locking brick walkways or driveways (25-50%).

If you are planning on doing some home improvements and have questions about re-sale value, it is a good idea to ask your REALTOR(r).

*Average return values based on Appraisal Institute of Canada 2008 survey.

The Importance of the Internet

Julia Berry — Wed, 24 Aug 2011 13:29:08 -0700

As you are probably aware, the way the real estate industry (and almost every other industry for that matter) has been changing. While in the past, people relied on their real estate agent and yard signs to discover new listings and information, now they turn to the internet. Today 89% of people start their search for a new house online! And 38% of people first learn about the home they buy from the internet (followed by 37% of buyers first learning about the home they buy directly from their REALTOR). In comparison, nowadays only 2% of people first learn about the home they purchase from a newspaper. This clearly demonstrates the importance of effective internet marketing for your home when you decide to list. It is also vital to distinguish your property from the competition online - since there is an overabundance of information available on the internet. For example...

Every 60 seconds on the internet:

168 million emails are sent.
695,000 Facebook status updates are posted.
694,445 searches are conducted on Google.
510,000 Facebook comments are posted.
370,000 minutes are spent using Skype.
98,000 tweets are tweeted on Twitter.
79,364 Facebook wall posts are submitted.
20,000 posts are created on Tumblr.
13,000 hours are spent listening to Pandora.
13,000 IPhone apps are downloaded.
12,000 new Craig’s List postings are made public.
6,600 new pictures/photos are uploaded to Flickr.
1,700 users download Firefox.
1,600 reads on conducted on Scribd.
1,500 new blog posts are posted. (Glad I could contribute!)
600 new videos are uploaded to YouTube.
320 Twitter accounts are created.
140 questions are answered between both Answers.com and Yahoo Answers.
125 WordPress Plugins are downloaded.
100 new LinkedIn accounts are created.
70 new domains are registered.
60 new blogs are created.
50 users download WordPress.
1 new definition is added to Urban Dictionary.

(Source of real estate statistics: November 2010, National Association of REALTORs
Source of internet statistics: www.go-globe.com)

Top 10 Mistakes in Preparing Your Home for Sale

Julia Berry — Wed, 27 Jul 2011 11:19:42 -0700

5 Tips for a Successful Move

Julia Berry — Wed, 20 Jul 2011 11:03:52 -0700

5 Tips for a More Successful Move

1. Make sure that your moving quote is based upon a visual survey.

One of the biggest mistakes that people make when booking a move is assuming that a phone quote is guaranteed. The only way to obtain a binding quote is to have your household goods visually surveyed by a moving company.

2. Use a reputable mover for your move.

The American Moving and Storage Association (AMSA) has established the ProMover program to provide an easy way for consumers to separate reputable professional movers from rogue operators and con artists. All of the movers in the Move Advocate Network are ProMover certified.

3. Read all documents before signing.

Once you have been provided a written quote, make sure you read before signing. The quote should document weight, distance, and services to be rendered. If you have verbally discussed any special services make sure that those needs are reflected in the estimate.

4. Make sure you have adequate valuation coverage.

Standard coverage for interstate moves, which all carriers are required to provide, is 60 cents per pound. This amount will be inadequate if an expensive item is damaged in your move. Additional insurance can be purchased through the carrier or through your home insurance policy.

5. Schedule your move dates early

Over the past few years, challenges of the economy have forced many van line operators to pursue other employment. As the economy starts to recover, the van line industry finds itself short-handed. Much is being done to meet the needs of the moving public. You can improve your changes by reserving your move dates well in advance. Currently 4-8 weeks advance notice is advised.

I am happy to provide you with a list of local moving companies upon request.

Tips brought to you by "The Move Advocate" at 800-617-1918.

401 9329 University Crescent, Burnaby, BC

Julia Berry — Tue, 12 Jul 2011 18:49:04 -0700

I just finished uploading this Condo for sale, 401 9329 University Crescent, Burnaby, BC

View at SFU! Top Floor 2 bedroom, 2 full bathroom home at Harmony at the Highlands. 14' high ceilings, and gourmet kitchen with stainless steel appliances and gas range, provide a luxurious feeling every time you come home. In the summer, BBQ on your deck and bask in the breathtaking views. Winter months, cozy up by the gas fireplace or enjoy the soaker tub, in the en-suite master bath. Located just a short walk to restaurants, coffee, Nester’s Market, transit, hiking/biking trails, and the SFU campus. Pets and Rentals Welcome!

Swimming Pools - Not all Fun and Games

Julia Berry — Thu, 07 Jul 2011 16:53:36 -0700

Swimming pools can be quite enjoyable on a hot summer day, but they aren’t all fun and games. Residential (back-yard) swimming pools are something to consider carefully when purchasing or renovating a property. Sure, they are a lot of fun, but they also require strict regulation and additional insurance. Some things to consider when deciding to purchase a property with a pool, or considering adding one to your current property, are as follows:

Resale – Maybe you think a pool will help increase your property value? Actually, in most of great Vancouver, having a back-yard swimming pool can be problematic when you go to sell your home. Pools can scare off some buyers, and often are filled in after purchase.

Permits/Zoning – Make sure that if you choose to build a pool, or purchase a property where a pool has been added, that you have all of the proper permits. If you build a pool, it is also necessary to conform to the zoning bylaws (such as those concerning setback requirements). Check with your local municipality.

Access – Residences with pools have to adhere to regulations regarding fencing around pools, as well as locking gates that grant access to the pool. These regulations may vary in different municipalities, so please check. For example, in the District of North Vancouver, fences surrounding pools must be at least 1.2 metres tall, with gaps less than 100mm, and access gates must be self-closing and self latching.

Maintenance – Swimming pool maintenance can become costly. Not only should you consider regular maintenance and maintenance of fences/gates, but also winterization costs in our climate. If you are in a strata building with a swimming pool, many of the concerns will be lifted, but the additional costs of having a pool in the building will be reflected in your maintenance fees.

Insurance – It is imperative that your home insurance provider is aware that you have a swimming pool on your property. The risks surrounding swimming pools provide the need for additional insurance and can increase you home premiums. Check with your insurance agent, if you have any more questions.

Having a pool on your property, obviously, has a lot of benefits as well. The decision is up to you if you want a pool, just make an informed one.

REBGV May 2011 Market Update

Julia Berry — Sun, 12 Jun 2011 12:19:18 -0700

John Lichenwald Talks about Real Estate on CKNW

Julia Berry — Mon, 16 May 2011 17:29:20 -0700

John Litchenwald, the broker owner of Metro Vancouver Properties (which includes RE/MAX Crest Realty and 6 other brokerages in Greater Vancouver) gave an informative interview last month on CKNW. If you have questions about the current market, just LISTEN TO THIS and he might just answer them for you. Anything he didn't cover? Just let me know and I will do my best to answer all of your questions.

Confused about how HST Applies to Real Estate?

Julia Berry — Mon, 09 May 2011 11:46:41 -0700

Confused about HST and real estate? Let’s break it down…

1. If you are purchasing a previously owned home, the HST will not affect you. Previously, there was no GST or PST on older homes, and under the current system there is no HST.

2. If you are purchasing a new home or substantially renovated (more than 90% by an owner-builder), HST will apply to the purchase price. Previously, there would be GST (minus rebates), but no PST. Therefore, the application of HST represents a 7% increase to the purchase price of a new home (discounting any assumed embedded PST under the previous system).

There are, however, certain rebates you can take advantage of.

i. If the purchase price of your new home is less than $450,000 and it will be your primary residence, you should qualify for the federal portion of the new housing rebate. If the purchase price is less than $350,000, the rebate is 36% of the GST portion (equalling 1.8% of the purchase price) to a maximum of $6300. If the purchase price is between $350,000 and $450,000, the rebate is calculated on a sliding scale (from $6300 to zero as the purchase price increases).

ii. If the new home you are purchasing is to be used as either your primary residence or a rental property (not a recreational property), you will qualify for the provincial portion of the new housing rebate. This is 71.43% of the PST portion of the HST (approx. 5%) to a maximum of $26,250. For a property priced over $525,000, the flat rebate is $26,250.

3. If you are selling a property, HST will apply to any real estate commissions. (Previously, there was GST but no PST payable on real estate commissions.)

Still confused? I am happy to send you more information. Canada Revenue Agency or a qualified accountant will also be able to answer your questions.

For more information on HST rebates on housing, visit http://www.hstinbc.ca/making_your_choice/faqs/new-housing-rebate/new_housing_rebate (Provincial)
and http://www.cra-arc.gc.ca/tx/bsnss/tpcs/gst-tps/cnstrctn/by-eng.html (Federal)

For a calculator to estimate HST and PTT payable on the purchase of a new home, visit http://www.hstinbc.ca/buying_goods/buying_a_home/

While included information is deemed to be correct as of May 2011, it is not guaranteed. Anyone reading and relying on this information should perform his or her own due diligence as to its accuracy. Please virify with Canada Revenue Agency.