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2020/21 EDITION

Stay Safe When Moving theMovingGuide.ca

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theMovingGuide.ca

Contents 2020/21 EDITION

Publisher Alan Monk

In this Issue

We’re proud of our (always local!) contributing writers: Jude Campbell, Ross Freake, John McDonald, Alistair Waters, David Wylie Cover Photo Logan Pay Photography Graphic Design Omnidesign.ca

Advertising Sales 250.212.4888 amonk@telus.net Mailing Address 2545 Copper Ridge Dr. West Kelowna, BC V4T 2X6

The Moving Guide is delivered exclusively to 8,000 moving households in the Kelowna area. While conscientious effort is made to ensure the accuracy of both the editorial and the advertising that appear in each edition of The Moving Guide, the publisher may not be held responsible for any errors or omissions that may occur from time to time. No part of this publication may be quoted or reprinted without the written permission of the publisher.

Our Mission Statement:

The Moving Guide reduces the cost and stress of moving by providing accurate information and direct communication between moving households and the relevant suppliers of goods and services.

The Moving Guide is committed to providing its readers with uncompromised and accurate information.

Moving targets: We realize that your move is stressful enough already so, we are a little reluctant to tell you that you also need to add security to your list of worries. (Sorry!) But, we also don’t want you to be caught unaware of the risks! David Wylie talked to victims, Realtors, police and the moving association about what you can do to reduce your chances of becoming a target.

Pandemic disruptions Change is good. Except, maybe, when it isn’t. John McDonald spoke to Realtors on how you need to rethink how you can now interact with your Realtor and how you will go about selling your home.

The right Realtor Jude Campbell talked to Tim Evans, who runs a business that matches buyers, sellers and Realtors®. He has some tips for you on finding your ideal match.

There’s a teeny-tiny problem with low rates... Great mortgage rates are here but, um... there’s this problem of actually qualifying for them. John McDonald gets guidance from mortgage broker Lindsay MacDonald.

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2020/21 EDITION the Moving Guide 2020-09-14 5:29 PM

EDITORIAL

Pandemic ignites demand but also brings supply problems for renovators

he Covid-19 pandemic has prompted many Canadians to take a closer look at where they live. And in many cases, homeowners are finding they want to make changes. But rather than sell and move somewhere else, many are opting to renovate. Whether it is the addition of a home office, more room for expansion or recreation, or simply adding features to increase the value of their home, owners are turning in increasing numbers to renovation companies for help. While the pandemic fuelled uncertainty at the start for many homeowners, and as a result business dropped for renovation companies. That appears to have turned around and home renovations are in demand once again. “Early on there was a lot of uncertainly among everyone,” said Kyle Turner, operations manager of Gord Turner Renovations in Kelonwa. “We definitely did have a lull in the number of calls.” But that changed in the late spring and business has picked up once again. According to Turner, for many homeowners, renovations were delayed rather than cancelled and that work is now coming back. The situation is similar Jeff Sininger at Accent Renovations, also located in Kelowna. “We are very busy at this time,” said Sininger. He said March, April, May and June were all very slow month for his company due to the pandemic. But things started to pick up

BY ALISTAIR WATERS

in July and in August it was even better. Renovation companies were not required to shut down during the early days of the pandemic, so they continued providing service to those who needed it. But the uncertainty and the work reduction or loss by many Canadians had an impact. But Turner and Sininger both said with more people at home, either working from home or spending more time there because they were not working — it was an opportunity for them to look at what was needed in their homes. Geordan Van Gelder and Walter Vasquez of Lifeproof Contracting have observed that with the cost of real estate increasing, many are turning to renovations instead of moving because they can’t afford to buy elsewhere or they like their home, their neighbourhood or their kids’ schools and do not want to move. As a result, they say, the demand for dependable, transparent and quality renovation work is increasing. But the pandemic has had an impact on the renovation business, just as it has on virtually every other business. From new measures workers must take when working in a home — cleaning, disinfecting, mask wearing — to getting the materials needed for the job, Covid-19 has had played a part. With the pandemic affecting larger work places elsewhere, such as factories that produce materials such as countertops, flooring and other building supplies, wait times for customers who place an order have become

Geordan Van Gelder of Lifeproof Contracting

the Moving Guide 2020/21 EDITION

Walter Vasquez of Lifeproof Contracting

longer and, in some cases, more expensive. That, in turn, has affected renovation jobs. Sininger said — in the case of his company — measures were taken to prepurchase as much material as possible at the start of the pandemic to try and curtail later shortages. That forethought appears to have paid off with the increase in business for his company now. Still, he predicted the price of renovation work will likely increase due to the pandemic. For Turner, the safety of clients and his work force has been a priority during the pandemic and additional measures, such as frequent handwashing by crews, masks, sign-in sheets and limiting the number of workers on site at a given time have all been added to protect everyone involved and help stop the spread of the virus. He said while his company is still working its way back and challenges remain, BC appears to have handled the situation better than other provinces when it comes to the response to Covid-19. He praised the BC’s “pragmatic” approach to dealing with the virus. Both he and Sininger said it’s important when considering a renovation to deal with an experienced, reliable and reputable company, ideally one that is a member of the Canadian Homebuilders’ Association. A client needs to count on the validity of the contract staying up to date and dealing with reputable companies that can help make that a reality. TMG

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EDITORIAL

MOVING

TARGETS

MAKING THE WRONG CHOICES WHEN MOVING CAN LEAD TO LOSING EVERYTHING

oving is not without risk. There are all kinds of hidden dangers. Listing a home for sale means some measure of opening up your life to strangers; online listings show pictures of rooms and — in many cases — their contents; a ‘for sale’ sign on the lawn can tip thieves to a potential target, even for big appliances like furnaces; open houses may be a chance for savvy thieves to case the place. Here are ways you can protect yourself.

It’s a nightmare scenario. You pack up all of your worldly belongings in a truck to move, and overnight you lose everything. That’s exactly what happened to one family while moving from Vancouver to Calgary. They parked a U-Haul truck overnight in Vernon, and the next morning, the truck had vanished. Seem like an isolated case? It happened to another family in Richmond. And another in Langley. And many, many others. You could argue that it’s one thing renting a U-Haul and moving your own stuff, and

the Moving Guide 2020/21 EDITION

another thing to hire a mover. Even hiring a company that looks reputable on the internet is a wildcard if you’re not not taking the right precautions. Consider the case of Allison Schellekens’s 81-year-old mother who fell victim in September 2020 to a four-star fraud. “I’ve waited a couple of days to allow this to sink in,” she wrote in a Facebook post that was shared nearly 10,000 times in the first 24 hours. “We are hurt, angry, and disgusted.” The elderly matriarch moved

to PEI from Ontario to be close to family. The COVID-19 pandemic caused challenges in the process, as it has, and she left all of her belongings in Ontario until she could secure a senior’s unit close to her children. She eventually did with a movein date of late September. They hired movers that were quite highly rated (on some websites, anyway). The parties had agreed on a price, with a deposit paid on pickup and the full cost upon arrival to PEI. Schellekens said the company

picked up her mother’s belongings, and is holding them ransom for four times the original amount. And they want payment in full before even leaving Ontario, providing no incentive to even deliver it. Having done more research, Schellekens said she found the company is a fraud with a fake address. “If we e-transfered the funds, my mom would be out $5,000 plus all her belongings,” said Schellekens. “Now she has absolutely every material thing she owns gone, stolen from her. I want people

EDITORIAL BY DAVID WYLIE to realize there are monsters amongst us, preying on kindness and vulnerable people. PRECAUTIONS TO PREVENT BEING PREYED UPON The Canadian Association of Movers is on a mission to protect people from rogue movers. “I lose a lot of sleep over this. It’s frustrating,” said Nancy Irvine, the president of the Canadian Association of Movers. “It’s highly illegal. It’s highly immoral. But they’re getting away with it.” She said about 200 people contacted them over the summer of 2020 about moving scams. She said a common scam is for criminal companies to have quality websites that offer five quotes back, all about the same price. The potential customer/ victim barely has to give any info other than size of the apartment or house and moving locations. While it looks like the quotes are all from legitimate companies, they aren’t; rather, the names are made up. Still, it seems to fulfil advice from CAM to get at least three separate quotes, said Irvine. Usually the companies have four-star ratings on seemingly legit sites. Irvine said the fraudulent companies are able to make $5,000 to $15,000 per scam and are able to pay for quality website SEO to look credible. “Ideally we want people

to check with us to see what movers are members that have been vetted and are certified as professional moving companies, and adhere to a code of ethics,” she said. She said a reputable company will likely provide a quote that’s higher than fly-by-night companies, and will also provide a large amount of disclosure. “It’s the only thing you have to do by law because there are no laws for moving, basically — just disclose of all your expenses,” said Irvine. Often fraudulent companies take advantage of students, seniors and new Canadians. They are overly nice on the phone and adept at manipulating people who are not necessarily worldly. “There is so much stolen moving stuff in self-storage across Canada,” said Irvine. She said more regulation is needed in the industry. Moving licenses would be a welcome addition. Currently, there are no penalties and no recompense. “You think of what you’ve got in your house right now,” she said. “You’ve got stuff that you’ve got from trips, you’ve got stuff from your parents, from your grandmother, stuff that you’ve worked very hard with your first paycheck to buy — and it’s gone, everything’s gone, photos everything. It’s just all gone.”

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EDITORIAL

POLICE HAVE COMMON- SENSE TIPS BC RCMP said valuable items, such as jewelry, ID, private documents, money, and any other items you cherish should remain with you at all times. For those who opt to move themselves: “If you have to park your vehicle outdoors overnight while in transit, consider parking in a well-lit, busy area, preferably where you can watch it closely, or where it’s monitored by video surveillance cameras,” advised police. “Additionally, consider the use of anti-theft devices, as often time thieves will steal the entire moving truck or trailer and unload it at an alternate location.” There are also steps people should take to protect their homes while they are listed on the real estate market.

“Additionally, consider the use of anti-theft devices, as often time thieves will steal the entire moving truck or trailer and unload it at an alternate location.”

Moving Safety Tips

RCMP said you should have a discussion with your realtor to ensure a process is in place to track visitors to your open house, with added precautions to ensure visitors aren’t providing false information. Ensure that either you or your realtor physically checks to ensure all possible entry/access points are secure. “Sometimes visitors will unlock a window or a door while attending an open house, with plans to return later,” said police. Keep all of your valuables locked up or completely out of sight. The same goes for private information, including financial documents. “Consider removing any calendars which may show future dates and times your home may be unoccupied.” British Columbia Real Estate Association chairman Anthony Bastiaanssen, who is also managing broker at RE/ MAX Kelowna, said realtors often coach clients on safety, including not leaving out valuables. He said homes being cased during open houses is rare.

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“There’s not been a ton of instances certainly that I’m aware of that that’s been by any stretch a common occurrence. I wouldn’t doubt for a second that it has happened,” he said. “People that are prone to looking for opportunities to commit crimes are going to get creative at all times in how they do it.” STAYING SAFE IN PANDEMIC There is another danger to protect against. In 2020, realtors are thinking about how to keep their clients safe from COVID-19. Early on in the crisis, real estate governing bodies recommended against open houses. As the pandemic continued, protocols around open houses began to evolve to ensure home owners and potential buyers limited their risk. Guidelines were developed in conjunction with WorkSafeBC that were purposeful about following health regulations, such as wearing masks, social distancing, and registering attendees for contact tracing. So far, those precautions have paid off with no cases spreading through showings. As many of us know, moving is a life changing experience. It’s important to take safety precautions to ensure that the change is for better, not worse. TMG

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the Moving Guide 2020/21 EDITION

• Do your due diligence before hiring a mover, as you would before purchasing any other major service. Get at least three quotes in writing. Remember that the cheapest price might turn into the costliest move. • Check out the mover’s reputation with credible agencies, such as the province’s consumer protection agency, the local Better Business Bureau and CAM. • When searching for a mover over the Internet, check out their reputation on line. But remember to use the information found with considerable caution as there are often lots of “fake” reviews. • Verify the mover’s claims, credentials and memberships. Rogues won’t be able to substantiate a good reputation. • Ask the mover to put their quote and promises in writing beforehand. Rogues won’t want a paper trail. • Look for reputable logos — of CAM and the BBB — on movers’ websites and sales materials. Verify them by calling CAM and the BBB. Fraudulent use of logos reflects a mover’s unreliability. • If you’ve been robbed, extorted or threatened — contact your local police service. • If you’ve not received the services as contracted and paid for, contact the provincial consumer protection agencies involved, the BBB and CAM.

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EDITORIAL

BY JOHN McDONALD

hether you were one of millions forced from work or forced to work at home, the global pandemic has pushed millions of people to look a lot closer at where they live. So it’s no surprise that home automation is one of the winning sectors the pandemic has produced. “Now that everyone is working at home, sitting there seeing that wheel of death on their screens, you start to think about these things,” laughs Christian Skavas, owner of Can-Nor Electric, a Kelowna-based home automation company. Home tech as a sector has moved quickly in the last decade from more of a marketing concept — think Internet of Things — to full realization with thousands of products and more importantly, the presence of heavyweight players such as Google Home and Amazon Echo. If the lure of hands-free voice-activated home control doesn’t appeal — no more virus covered light switches or television remotes — Skavas says the proliferation of remotelyoperated devices leaves people swamped with phone apps. “You’ve got a bigger house, you can have ten or 12 apps,” Skavas explains. “In the higher end houses, you’ve got one for the pool, for the hot tub, the door lock and the door bell. Then there’s remotes for the TV and sound system and the

IN YOUR HOME blinds. This puts it all in one app.” Home automation is accessible off the shelf now at local electronics stores, Skavas points out, but lack the central programmable controller that allows the systems to work together. “There’s lots of people that do it themselves but the systems do not talk to each other, it is not an integrated solution,” he adds. But the higher-end systems don’t come cheap. Skavas says an entry-level smart home system will set you back $20,000 with some clients spending as much as $500,000. “You’ve got to think of what they might have in a large house. It adds up fast,” he says. “Dozens of windows and blinds, different access points, multiple TV screens. An amplifier for the sound system can cost $10,000 and there might be 12 of them throughout the house.” While external security is always top of mind, Skavas says people’s tastes still dictate where they spend their money. “If you love music, you’re going to focus more on the sound system or the home theater,” he adds. “It’s what’s important to you.” One problem technology can’t solve. “You still can’t get anyone to agree on what music to play,” he laughs. “There’s no app for that.” Already busy, Skavas says the pandemic seems to have pushed his business over the top with customers making inquiries he

might not have seen a year ago. “There’s still a demographic divide,” Skavas says, with his customer base skewing to the younger generation. “There’s still that “big brother” thing with the older

demographic where they think the house is spying on them. They still want to push a button on a wall. The younger people on the other hand are willing to hand over their whole identity for the sake of convenience.” TMG

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2020/21 EDITION the Moving Guide

EDITORIAL

PANDEMIC G disrupts the real estate profession

BY JOHN McDONALD

oodbye soothing music and the smell of fresh baking backstopping an open house. Hello personal protective equipment, dollhouse showings and open houses that, well, aren’t really all that open anymore. Welcome to real estate sales in the age of pandemic where a business that thrives on personal service can no longer get up close and personal much at all. “It’s not quite as much fun as it used to be,” admits Realtor® Lora Proskiw, with Lora+Christy Real Estate Team in Kelowna.

If the first victim of the pandemic was the traditional open house, the shotgun approach to marketing a listing, the second was the individual showing where a Realtor® tours a wanna-be buyer through a would-be seller’s house. “First off, there’s no more driving the client to a showing,” she adds. “You make sure they are following behind you in their car.” Hand sanitizer and disinfectant wipes have joined the cell phone and business card as standard equipment for Realtors®, Lora says, along with contact tracing forms for all involved should an infection actually occur. And you can forget about an entourage. “You can’t bring

“It’s really about reading everyone’s cues and finding their comfort level... But it’s also harder to build a rapport with your face behind a mask.”

the Moving Guide 2020/21 EDITION

Grandma and Aunt Edna along and, sorry, but you definitely have to leave the kids at home,” she adds. While some buyers may not like the new way, Lora points out the sellers are allowing complete strangers into their homes at a time when public health officials are telling everyone to keep to their own bubbles. “It’s really about reading everyone’s cues and finding their comfort levels,” she says. “But it’s also harder to build a rapport with your face behind a mask.” If close interaction with clients is a thing of the past, gone too are the business networking events that are the

lifeblood of serious Realtors®. “It’s no secret, we’re constantly at events like Downtown After Five. Well, those aren’t happening anymore,” Lora says. Once famously technologyresistant as a sector, agents must now embrace it or wither away and Lora says getting comfortable with Zoom and conducting “dollhouse” virtual tours of a listing is a must. “It’s definitely shone a spotlight on an agent’s ability to embrace those systems,” says Lora, who predicts the surge in use will outlast the pandemic. “It’s rare to move backward. Some may want to do it the traditional way, but this has forced everyone, buyers, sellers, agents, to get on board.”

EDITORIAL

“We have had a great three months after two terrible ones,” she adds. “This year could prove to be a banner year for us.”

Lora Proskiw and Christy LeGeyt, successful real estate team in Kelowna called Lora+Christy Real Estate Team

In the face of all that, you could be forgiven for thinking the Okanagan real estate market would be in a shambles right now but Kim Heizmann, president of the Okanagan Mainline Real Estate Board, says that’s not the case. “The last two months (July and August) across the whole board region have shown strong sales up 43 per cent with listings down 18 per cent compared to last year,” Heizmann says. “There’s a shortage of listings and increased demand which, of course, means upward pressure on prices.” Heizmann says the pandemic means the market isn’t behaving

predictably right now but she forecasts continued strong sales in the near term, at least in this part of the world. “Normally, June and July are strong while August and September are traditionally slower months but we haven’t seen a slow down quite yet,” she adds. This may bode well for several months out. Heizmann gives credit to pent-up demand for the strong performance along with the historical drivers of Okanagan real estate but says evidence of a new driver — professionals who have discovered via the pandemic they no longer

need to be physically at their desks — remains anecdotal. “I’m sure they will be studying that in the months to come,” she adds. Lora says she can’t speak for the rest but her own company is on track for a record year. “We have had a great three months after two terrible ones,” she adds. “This year could prove to be a banner year for us.” Other Realtors® are reporting a similar sales surge despite the gaping hole in activity last spring. “Now we have rebounded and our residential sales have surpassed year-to-date from 2019,” says Barb Craig, who works as an agent along with her partner at Royal LePage Kelowna. The couple faced a doublewhammy with both of them initially idled by the shutdown. “We all went home-based,” Craig says, adding that while some Realtors® had moved that way pre-pandemic, they really hadn’t.

“For our household it meant two full-time Realtors® who are normally office people and neither particularly technologically advanced, both adapting to working from home and the crisis,” Craig adds. Craig says the sales surge has been especially sweet given how bad it was in the spring. “Who would have thought,” she says. What makes the bump in sales volume more unexpected is that the initial pandemic lockdown knocked sales to near zero and a substantial number of Realtors® onto the Canadian Emergency Response Benefit program. “When the pandemic hit, the rumour was that 50 per cent of Realtors® in the Okanagan took advantage of CERB,” Lora says. “They weren’t actively trying to adapt their business model and in this business, if you don’t constantly stay at the top, you fall to the very bottom.” TMG

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2020/21 EDITION the Moving Guide

OPINION

HOME SHARING:

BY DAVID WYLIE

one of the world’s oldest ideas enters the modern age

ne of humanity’s oldest practices has been given a modern twist — companion housing. Happipad has developed an online platform that matches those with a spare room with those looking for a place to live. “I would say it’s one of the oldest ideas, probably back when we were in caves,” said co-founder Ken Chau. “The idea of sharing mutual living space with others for mutual benefit has been around since the dawn of humanity. It’s housing where you’re living with somebody you’re not related

the Moving Guide 2020/21 EDITION

to, you’re sharing a space, and the mutual expectation is that you become companions.” The Kelowna-based company aims to help to address a looming long-term health crisis of older people who are socially isolated and living alone, said Chau. Over the decades, homes have gotten bigger and occupancy has dropped. There are 12 million empty bedrooms in Canada, with 31% of all bedrooms sitting empty. “Now, more than ever, we are living alone,” said Chau. “A society where everybody is living alone can be fragile.”

EDITORIAL

“We’re trying to introduce the element of companionship into the transactional nature of housing...” In North America, a strong desire for privacy has caused a shift away from sharing living space. Still, various home sharing programs have popped up in Canada since the 1980s, said Chau. The digital platform is designed to give people relevant information to know who they want to live with. Traditional platforms don’t offer information such as bedtimes, levels of cleanliness, or a housemate’s hobbies. The scalable online Happipad platform also supports companion housing by providing contracts, clauses, rules and expectations, as well as background screening. Happipad has formed partnerships with 15 organizations across BC and Alberta, working towards building the culture around companion housing.

“I’m really excited about what we’re doing. And I’m really excited that, even during COVID, it’s grown so much,” said Chau. The UBC professor co-founded Happipad with his former student Cailan Libby, who was passionate about solving the housing problem students face — that dorms are terrible and the roommate experience can be challenging. Libby wanted to live in an established home with mature people. Some of those early matches continue to this day, three or four years in. “We’re trying to introduce the element of companionship into the transactional nature of housing,” said Chau. Participants have to be open to the idea and what to expect

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residential real estate, as well as supporting elders, he said. And companion housing is one part of solution to transform how society look at housing. TMG

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and the company offers courses on different aspects of it. “It’s not something we feel people should just willy-nilly jump into. It’s something that’s quite serious. It’s a commitment. It has its negatives and it has positives,” said Chau. He said interest is growing across the country. During a time of climate change, communities need to think about efficiently using

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2020/21 EDITION the Moving Guide

EDITORIAL

Finding the right Realtor® that fits A

rguably, one of the biggest, and possibly the most stressful, of life decisions is the purchase of a house. Whether it’s a first-home event, or a move to a bigger home, step one is finding a Realtor to help. For many people, choosing the right Realtor to do the best job for you and your family can be fraught with indecision, concerns and often lack of knowledge in how to approach the situation. Helping to ease that circumstance is the key focus of BC Realty Match, a boutique company headed by Tim Evans, who has been in the real estate market for some 40-plus years, and currently is also a course instructor on ethics in real estate. “It boils down to ethical agents and the trust they create with the client,” Evans noted. “They should put you and your needs first. Who is buying, where is the buyer looking, what are they looking for, when and why are they planning to do this and how will this be financed.” He added that a seasoned Realtor should also be able to pin down with the client, what they qualify to buy, and what they want to live with in terms of their mortgage. “A good Realtor should be able to help the client narrow down their concept of what they want, what is needed,

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what can be comfortably afforded. They should narrow and winnow to best meet the clients’ criteria,” he said. Prospective home buyers looking for an agent, or those looking to hire a selling agent, should feel comfortable in asking straight-forward questions of the Realtor. And they could be quite personal — and that’s OK. “Get to know their track record. Ask them what areas they have sold homes in and how many homes they’ve sold. What neighborhoods do they really know. What areas do they specialize in? A lakefront condo in Kelowna is not the same as a condo in Lake Country. A home in lower Mission, is not the same finding a home in Black Mountain. “Interview Realtors with a focus on ‘are you someone who really knows my neighborhood (for selling) and do you really understand my needs (for buying.)” Evans added, ask how many homes he/she has sold in the neighborhood, what they know of the area and how long they have worked in the area.

“It boils down to ethical agents and the trust they create with the client...”

Tim Evans, experienced Real Estate Agent in the Okanagan Valley

Whether buying or selling, homeowners or first-timers need to check references, pinpoint the services the Realtor offers, examine their business model and track record, their knowledge of the area and how all of it is related specifically to your current needs.

BY JUDE CAMPBELL Price, price, price is always a heavy hitter in the equation, but Evans suggests that hiring a Realtor because of a discounted commission structure sometimes means you pay heed to the adage “you get what you pay for.” Another possible pitfall is dealing with family and friends when buying or selling. “Ask yourself a simple question: how much does this relationship mean to me?” In the end, be sure to do your homework as well. Interview at least three good prospective Realtors, be honest and upfront with them, and expect the same courtesy back. And yes, if things aren’t working to your expectations or the results just aren’t there, homeowners/seekers have the option of saying “this is just not working for me (nicely!) and carry on to finding a better match. Keep in mind, if you’ve signed a selling agreement, there are timelines and binding rules to adhere to. And, never succumb to pressure tactics. This is supposed to be a positive, win-win situation, not a gut-wrenching experience. When all is said and done, the house is sold or the house is bought, a small thankyou for good, consistent and competent service is always greatly appreciated. Happy hunting. TMG

EDITORIAL BY JUDE CAMPBELL

Selling Do’s & Don’ts

eventeen years in ‘the biz’, and there are still homeowners who can surprise Kelowna Realtor Tracey Lang when it comes to listing and showing their homes. With a laugh, she recalls a few horror stories that include “weird architectural details,” some wild over-the-top colors, and the house created as a no holds barred man cave. “Every room was dark, dark, dark. Brick and stone facades, low lighting. It was depressing,” she recalled.” “He effectively cut out half of potential buyers, the women, who would not see past the décor,” she said. “Over-customizing will not be helpful in selling,” she added. “An over-personalized home makes it hard for the buyers to see themselves living in it. “Women tend to buy on an emotional level, while men tend to be more analytical about a home purchase. So keep the home neutral, light, bright and inviting.”

When it comes time to sell your home, the first positive step is to deal with an agent that fully understands the area, the market and the price point. “It’s easy to want to over-price, but even in this hot market, an overpriced home can take six months to sell, rather than more quickly. “Your Realtor should present a comparative market analysis, and help you find the right price-point,” she said before adding: “Don’t have photos of your house done with a cell phone! “Professional lighting and photos make a huge difference in presentation and showing your home to the best advantage. Now, we’re using a lot of virtual 360-degree tours of homes, so a couple of iPhone shots are not OK.” Once a homeowner has chosen a Realtor, Lang adds a list of ‘do’s and don’ts’ to get the home shipshape, with a reasonable amount

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of time and money invested to make the property appealing. “Clean, clean, clean. Declutter, declutter, declutter.” she said. “I can’t stress that enough. Cleanliness throughout and fresh paint are the most cost-effective way to brighten everything up. Fresh, clean baseboards—it’s amazing how the eye is drawn to that area. “Get rid of the deep greens, reds, yellows. Neutralize the space. Buyers need to see the space, not the ‘stuff’. They need to be able to envision their furniture, not yours.” “The yard. It’s the first thing buyers see. Clean it up, make it appealing. Is the fence falling down? Does the roof need repair? Do what you can within your budget to get the best price.” She added that homeowners should also be “up front” with big-ticket items that might need repairs in the near future. “Disclose everything you know

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about the property. Disclose what you’ve done with or without (building) permits. The condition of the roof, the furnace, the hot water tank. The home inspector is going to find out anyway, so be up front,” she added. And although not everyone can afford the services of a professional stager to make the home into a showpiece, just paying attention to “cleanliness in every room” can make or break a sale. Lang added that owners should also be understanding when it comes to scheduling home showings. “Buyers understand that it takes a day’s notice at least to be able to see a home, and owners should be able to arrange that,” she said. Adding the almost number one rule: Do not be present during the showing. “It really makes buyers very, very uncomfortable.” Lang is a realty professional with Coldwell Banker. TMG

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2020/21 EDITION the Moving Guide

Moving tips from the pros

EDITORIAL

contents put away. It felt so good.” She also disagrees with the normal adage that people with kids shouldn’t move until the end of the school year. “If kids end up in a new neighbourhood in June or July, they don’t have any friends. They are lonely and less likely to adapt to the new home. “To be accepted socially, having friends and fun far outweigh the minimal academic losses of moving in March or April.” Selzler Park’s No.1 tip for people moving turned into two tips: • Go with the flow. A year from now, you will be all settled and glad to be in your new home. For a few days, you may be living out of a suitcase and eating poorly but that is OK. • Collapse the empty boxes and put them neatly in a pile so you feel like you’re accomplishing something. She acknowledges not only the loss of friends, but also a loss of the people you would never invite for dinner but are part of your social network: doctor, dentist, hairdresser, even the barista at your favourite coffee shop - everything familiar

yrna Selzler Park has a unique perspective on moving. As a Realtor, manager and owner of real estate companies, Selzler Park has overseen more than 15,000 transactions — and moves — in her 35 plus years in the business. She has also moved 18 times: “Whenever the oven got dirty or a new opportunity presented itself.” But she doesn’t plan to move again any time soon.“How do I feel about moving? I take a deep breath and know that this too shall pass. Some of the best things I have done is hired someone to help me pack and label. “I like the experience of new space, new neighbours, but I had more dread when the boys were young as I had to meet other parents and learn where it was OK for them to go after school.” She quickly learned the value of planning to get unpacked. “We had moved all the boys’ boxes into their shared room. The 40 boxes were stacked up neatly. But every time I walked past their room, I felt overwhelmed.” “Finally, I took a day off work and got the boxes emptied and their

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that was part of your life. “In your new location, ask for referral for personal services. It is a great way to get qualified people and a good conversation starter.” When she ran real estate companies, she always gave people the people selling and/or buying a list of things they should do. Here are some of them: • Have cleaning supplies accessible. Not everyone cleans to your standards. • Moving will cost more than you expect. • Be aware of differences in health coverage. Usually, you have to be in a province for three months before you can get it, so make sure you are still covered in your old province. • Getting internet service installed can take time so book in advance. • Join a newcomers’ club. • Create an area of peace. Maybe set up the couch and chair and coffee tables first and somewhere to have reprieve when the sheer stress of moving overwhelms you. • Everyone should pack a suitcase for a day or two so you

BY ROSS FREAKE don’t have to hunt for clothes; and a suitcase of towels, toilet paper, etc... will also help. Moving is a stress-filled, anxiety-ridden experience that most people prefer to avoid. When in the midst of moving, we all swear that we will never do it again. There’s even a word for it: tropophobia. It’s high on the list of things people dread. General anxiety is a common symptom of tropophobia, and if it becomes too high, a panic attack may set in. Want to avoid that? Be prepared, and take the advice of Nicole Brown and Joe Gerolami. “Have your appliances in the new-to-you-home inspected and serviced,” said Brown, a corporate communication adviser with FortisBC (Check out fortisbc.com). “Having your furnace, heat pump, water heaters and any other appliances serviced by a qualified contractor will reveal any safety concerns and other valuable information that’s more detailed than your home inspector may have uncovered.” She also suggests doing a pre-renovation energy assessment - especially if you’re planning to do renovations. Such assessments might make long-lasting improvements in your renovation outcomes. If there is any need for items to be replaced, utilities such as FortisBC provide support through rebates and programs like the CleanBC Home Renovation Rebate Program.

EDITORIAL

In fact, rebates are currently double for customers who register before Dec. 31 and complete the installation by March 31, 2021. For rebates after this period, refer to fortisbc.com. “Contact your utility to move, close or set up your account. A call to customer service will help you through the process and, if you are setting up a new account, they will help you customize your account to your billing preferences,” Brown said. BC Hydro also has suggestions on its website (bchydro.com): • If you’re a residential customer, sign up online for MyHydro first. If you already have an existing BC Hydro account, link it to MyHydro to manage it online: • Your move in and move out dates for each address. • Your new address. • Phone number • If you’re renting, your landlord’s name and phone number. • There is a $12.40, plus GST charge for all new accounts and moves. Accounts may also require a security deposit. Gerolami, of Border Plumbing, Heating, Air and Electrical, said his firm services a minimum of 4,000 homes a year and the things they see are sometimes a cause of concern.

“There have been numerous times when a customer is faced with an unexpected repair cost, simply because they didn’t feel it was necessary or just didn’t get a proper report. “Engaging the professional to perform inspections and being provided a detailed report is a consumer safety net as most homeowners who are selling their property do not necessarily disclose any issues that they may have had. In a lot of cases, they don’t know because they never have had the equipment maintained.” And, of course, there are numerous common sense things people can do to ensure their move is as stress and hassle-free as possible in one of the most anxietyinducing things they’ll ever do. Here are 13: • Get organized early • Figure out your move strategy • Keep your movers in the loop • Put together a packing kit • Label everything • Prepare a moving day kit • Protect your valuables • Don’t mistake belongings for trash • Hook up essential services • Find a pet sitter for the day • Child/pet proof (if necessary) • Locate the fuse box and water valve • Change your locks TMG

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EDITORIAL

Great rates

driving the market... for well-heeled buyers

ot many people last March would have bet big on a hot Okanagan real estate market this fall with business closures, self-isolation and social distancing emerging as the new normal. But with the help of rock bottom mortgage rates and some pent up demand, the Okanagan Mainline Real Estate Board says local Realtors have notched up double the sales volume compared to September last year. Many report the same demographic forces driving the Okanagan market as prepandemic but with one segment gone missing: first time buyers. Those looking to buy their first home in the Okanagan haven’t had it easy in the last few years, despite a decade of low interest rates.

“The future looks pretty bright right now,” he says. “It’s such a desirable place and people are looking for a better lifestyle.” Lindsay MacDonald, mortgage broker Verico Compass Mortgage Group

If soaring house prices alone didn’t present a formidable barrier to entering the market, the federally mandated financial stress test was a deal-breaker for many would-be buyers. And that was before the Covid-19 pandemic pushed thousands of working Canadians into forced furlough. Mortgage broker, Lindsay MacDonald with Verico Compass Mortgage Group, says the

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mortgage and refinancing market has tightened up even more since coronavirus and CERB became household words. “Lenders are quite rightly concerned about income,” says MacDonald. “They want to know that you’re still able to make income during these uncertain times, that you’re still employed.” And even though they are pushing rock-bottom interest rates with splashy ads, MacDonald says the big Canadian banks aren’t giving it away either. “They will be looking just as closely as other lenders,” he adds. MacDonald has been busy with refinancings as well as mortgages and says the common denominator amongst people jumping into the current strong market is money. “This is definitely the well-off taking advantage of low interest rates,” he says. As the traditional alternative lender to the big banks, MacDonald says mortgage brokers have more flexible guidelines and will often see clients who haven’t gotten past the close scrutiny elsewhere.

BY JOHN McDONALD

“That doesn’t mean we aren’t looking closely,” MacDonald says. “We don’t want to lose our money either.” But MacDonald says a good broker will work with a client to clean up their financial act and offers the example of the owners of a local dance studio. “It was already successful, they had adapted really well to the pandemic with online classes (but) the banks wanted to see three months income which included time when they were shut down,” MacDonald explains. “Yet they had years and years of income statements that showed they were a success. We made it work for them.” MacDonald says people who were laid off during the pandemic shutdown and used the Canadian Emergency Response Benefit program or deferred their existing mortgage can also expect some time under a financial magnifying glass should they try to get a mortgage or refinance. “You have to show a return to normal, that you are now making normal payments,” he says. “That includes credit cards if you have deferred some payments.” Those who do make it through the mill should have little reason for buyer’s remorse, MacDonald adds. “The future looks pretty bright right now,” he says. “It’s such a desirable place and people are looking for a better lifestyle. TMG

BY JUDE CAMPBELL

CONFESSIONS OF A COMPULSIVE RENOVATOR

COOKWARE • KNIVES • KITCHEN TOOLS

Putting lipstick on a wild boar

o make a home more saleable, some of you may be considering renovations. Or, if you just bought, to make a home more livable, you may be considering renovations. May it be suggested, oh thou brave one, that you proceed with caution and perhaps some scintilla of restraint. In my lifetime, having managed 13 moves across five cities and two provinces, I claim to be the Queen of Innovative Renos. Some were minor, two were ground-up self-builds; finally lucky abode No.13 is now the home roost for 20-plus years. The latter, was purchased by looking past what I saw at the first showing, choosing instead to envision the deeper insights of what ‘could-be’. Four long months into that reno, and on a first-name basis with most every tradesman in Kelowna, things were taking shape. At least, it was so in my mind’s eye. Obviously not so much for my hubby. Navigating his way into the house past trucks, workers, equipment, and junk; his exasperated greeting was “Why didn’t you just buy a house you liked!?” Well, I did. Sort of.

I liked the lake view, pool, more-than-arms-reach to nearby neighbours, the welcome dearth of streetlights, a non-cookiecutter West Coast influenced interior. But trust me on this: It needed help. One whole lot of heaping help. On the list: Ditch vertical blinds: OMG! Create guest room wall bed with lots of storage — books, TV, family photos. Demo (asap) 70’s-style cedar with midnight-blue-tile wood-burning fireplace. Replace with funky floor-toceiling stainless steel façade, gas fired. Create much-needed linen closet by deleting walk-through bathroom (I ask you: Who needs two doors to one bathroom?) Eliminate toolshed-style halfdoor access to under stairs storage that — wait for it — opens into the living room (The living room! I still have to wonder: What was the thinking?) Create a ceiling/room above dining area to allow for actual light fixture instead of 22 feet of draughty airspace and no lighting at all (coal oil lamps anyone?) Create master walk-in closet by stealing full closet from one kid’s bedroom. Create mini-office by stealing closet from other kid’s bedroom.

Rationale: tee-shirts, jeans, underwear fold just fine. What kid needs hangers? Delete obsolete knick-knack shelfs in kitchen to create much needed mini-pantry on one side, easy access to glasses/cups on opposite. Strip old carpets, old lino, counter tops, hardware, faucets. I know by now you’ve got the picture. Discard energy-sucking jetted tub; create walk-in multi-head rainfall shower and... Ta-da! Destroy mustard-yellow tiled poolside shower, replace with anything else but. No really: Anything. Rip out light-blocking cedars, old pines to improve street appeal; add curving walks, retaining walls, flora but no fauna. Paint whole ‘new’ house. Months of mess. Mission #1 accomplished. One starry night, sipping Chardonnay on the one inadequate deck, came visions of multi-tiered decks, slate patios, rockery and more! But that’s a whole other story. In retrospect, perhaps Hubby might have had a valid point. TMG

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EDITORIAL

OKANAGAN REAL

A SURPRISINGLY HEA Dilworth Homes, Tallgrass Ridge at Tower Ranch, Kelowna, BC

“It was the complete opposite of what people (in the real estate industry) thought would happen,” said Heizmann. “We were pleasantly surprised.”

Kim Heizmann, president of the Okanagan Mainline Real Estate Board

the Moving Guide 2020/21 EDITION

hen the Covid-19 pandemic broke out, many Realtors saw a bleak immediate future for the housing market. With lockdowns that shuttered businesses and resulted in hundreds of thousands either laid off from their jobs or losing those jobs altogether, the belief was that the housing market would crash. And, at first, it appeared, they were right. “Everyone thought it would be a blood bath of red ink,” said Kelowna Realtor Andy Smith. “(Realtors) were throwing out business plans.” In April sales were down by 40 per cent. In May they dropped even further, off by 60 per cent from the same period in the previous year. “No one knew what would happen,” said Kim Heizmann, president of the Okanagan Mainline Real Estate Board. But then the market took an unexpected turn. Despite the country, and the rest of the world for that matter, still being locked in the throws of the pandemic, the housing market across Canada, started to pick up. Starting in June, sales increased, with July and August numbers in the

Central Okanagan as an example, coming in substantially higher then corresponding figures recorded in July and August of 2019, prior to the pandemic. In the period of July to August of this year, there were 742 sales with an average sale price of $884,000. That compared to the same period last year when there were 479 sales with an average sale price of $758,000. “It was the complete opposite of what people (in the real estate industry) thought would happen,” said Heizmann. “We were pleasantly surprised.” While pent up demand, the benefit of money being pumped into the economy by government, low interest rates and, more importantly a drop in listings, especially of lower priced homes, appear to have contributed to the surprising real estate turn around, Heizmann said it’s still unclear if the current situation can be sustained. She said once government subsidies stop, we will see the true impact to the economy and that could change the real estate picture once again. But even if there are changes, the Central Okanagan

HOUSE MARKET COMPARISON 2019

JULY - AUG

2020

JULY - AUG

742

SALES

479 SALES

Average sale price of $758,000

Average sale price of $884,000

EDITORIAL

ESTATE MARKET:

EALTHY PROGNOSIS

BY ALISTAIR WATERS

may continue to do well as it is somewhat insulated given the fact the area continues to be a very popular place to live. And with more people working from home and advances in telecommunications, living and working in the area is easier than ever. “Covid really put a spotlight on lifestyle,” said Heizmann. And that will help fuel demand. And so to, ironically, did the pandemic. With more people forced to stay home, experts say many are taking a more critical look at their homes and deciding they need a change — for work or for lifestyle — and while some are renovating to add features such as a home office or additional rooms for recreation, others are moving to the market and looking for a whole new place to live. As for what the future holds, that is still unclear. According to Brendon Ogmundson, chief economist with the BC Real Estate Association, the jump from historic lows for real estate in the spring to the unexpected highs in the summer, show the sector has staged a “remarkable rebound.” “You don’t expect, in a recession, to see this,” he said. Photo contributed by Dilworth Homes

Despite what has happened with the pandemic, people feel confident in the market, he added. His prediction is sales will continue to be above average for the rest of the year and while they won’t set a record, he said he expects it to be a strong year for sales. Ogmundson said he expects sales will surpass the annual average of 86,000 in the OMREB region by about 9,000 sales this year. And the strong demand will continue if the supply side — listings — continue to fall. It will also mean higher priced houses will be the ones bought up, and that will lead to higher average sale prices. The market also continues to benefit from very low interest rates. The unemployment rate is also beginning to ease downward, dropping from a high of 13.4 per cent in May at the height of the pandemic response to 10.7 per cent in August. Ogmundson said while many did see their work hours reduced or lost altogether, many did continue to work during the pandemic, albeit differently than before. As a result, high wage earners did not spend as much during the first half of the year and disposable

income was up 11 per cent overall. That contributed to the pent up demand that the real estate sector has seen in recent months. So, while it’s not clear how the real estate market will look

moving forward — at least while government continues to pump money into the system to help Canadians it’s clear, Covid-19 has not had the devastating effect on the market that was, at first predicted. TMG

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2020/21 EDITION the Moving Guide

EDITORIAL

BY JUDE CAMPBELL

STAGING TO SELL YOUR HOME

any sellers approach the idea of home staging with a little trepidation. They’re somewhat reticent to ‘hire out’ the look of their beloved home turf when it’s time to put it up sale. Perhaps thinking it’s akin to ‘cheating’ or hiding possible imperfections; or they think staging is just for high-end sellers and buyers. All are misconceptions of the highly regarded home service provided by a number of Kelownabased home design companies. Staging, either on a small or grand scale, is among the best ‘to do’ projects a homeowner could employ in order to get top dollar from the home sale. “The bottom line is that the way we live our day-to-day lives in our homes, is not necessarily the look that will get it sold,” explained Tammy Cunningham of Center Stage Interiors. In any housing market, a home that’s been professionally made to look its very best, attracts more positive attention. “Staging sells quicker. Staging often gets multiple offers and the first-timers who try staging their home come back and say “wow…wish we’d done this before!” Cunningham said. With a warehouse stocked to the brim with furniture and accessories, her design team has a finger on the pulse of the Okanagan market, and can make the most of a property, whether traditional or contemporary, condo or family estate, ranchers or mansions. “Everyone wants a show home look, but not everyone has the ‘bones’ to create that look, to get the buyer to see the potential in the home,” she added.

the Moving Guide 2020/21 EDITION

“Staging sells quicker. Staging often gets multiple offers and the firsttimers who try staging their home come back and say “wow…wish we’d done this before!” Staging is “not trying to ‘fool’ the clients. It’s helping them to see how beautiful the home is, and how it can be their home, their personal space.” Kym Cole of Prep This House, agrees that often just “helping the homeowner to edit, re-position or supplement” what is already in the home can make a substantial difference. Her first line of attack is to have owners “remove their personal treasures, knick-knacks, family photos, and too much color” from the home. “Buyers need to be able to see themselves and their family living in the home. They are distracted from too much color, too many things to look at and don’t see the potential in the home,” she added. Her design team offers to “look at the flow” of the home, taking

Tammy Cunningham, Center Stage Interiors

away the clutter and creating a “neutral palette” that doesn’t offend anyone, and instead brings the buyer a feeling of calm esthetics. “We can do as much or as little as the homeowner wants with staging or re-positioning,” she said. “Often, we’ll give them ideas that they can do themselves, or we can come in with furniture and accessories to create a whole new look, “ she said. With both design teams, the goal is to accentuate what is positive, downplay what is less desirable for potential buyers, and create a “show home look” to make buyers feel like “this can be my home.” Key to both, is getting the sellers to “de-clutter” and leave “clean lines and neutral colors” promoting a feeling that the home has been loved, been maintained and looks good.” Helpful hints include taking

down photos and packing up personal treasures, storing religious artifacts, going all-white with fresh bathroom towels, removing too much ‘stuff ’ above kitchen cupboards. “Buyers want to see neat, tidy, crisp, fresh,” Cunningham added. Cole’s team also offers to leave the sellers with a booklet of ideas for the home, which the homeowner can then “use and implement as much or as little as they like.” Cunningham added that giving your home the best possible ‘leg up’ in the market is crucial, and can mean the difference between selling in two months, or six months. “Buyers remember the negative things about a house. Staging helps them to see the positive, and have a vision of how they can live in the home,” she said. Staging services range in price from $125 to $250 and can be as simple as color palette advice, to full home interior and exterior make-overs. TMG

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You should choose Border Plumbing, Heating, Air & Electrical. 1.

Service In Hours, Not Days. If your Plumbing, Electrical, Heating or Air Conditioning system breaks down, donâ€™t panic. Just call BORDER and the closest available technician will be promptly dispatched to your home. In fact, most of the time your problem will be fixed within 6 hours from the time you called.

2. Flat Rate Service. Itâ€™s crazy, but true. Companies who â€œcharge by the hourâ€? make more money with less skilled repairmen because they take more time and are paid less. With our Champion Technicians, you only pay a low â€œflat rateâ€?. You never pay for the extra labour. 3. Problems Corrected. We donâ€™t just replace parts until your system starts working again. Your technician has advanced diagnostic training to find the real problem quickly. 4. No Run Around Charge. Our trucks carry a wide variety of parts so most times we have the exact part we need right on the truck. If we donâ€™t, you wonâ€™t be charged extra for us to get it. 5. Sunday Service. Even if you have a problem on Sunday, thatâ€™s no problem. Using our Premium Rate, you donâ€™t get charged overtime as most companies do. 6. Champion Technicians. Our technicians receive ongoing training to keep up with the latest in technology and focus on providing you an exceptional customer service experience.

250.862.5199 borderplumbing.com

Service Guarantee is 4 Times Longer. Most companies only guarantee their service work for 90 days. With us, you can get up to a TWO YEAR guarantee.

8. One Day Replacement. If you want to replace your old furnace or air conditioner, we will install the new one in one day. In most cases, you wonâ€™t have to go a night without comfort. 9. Wide Selection. We like to give our customers choices. We carry a variety of brands so you wonâ€™t be limited or forced into equipment that doesnâ€™t give you the confidence you deserve. 10. Cleanliness. Our installers wear floor savers on their shoes, use drop cloths and runners and they vacuum after they are finished. 11. We Are Independent. We are not like the national chains of department stores and discount marts that sell cheap equipment at a low price and then hire subcontractors who cut corners on the installation. 12. Performance Guarantee. Your furnace or air conditioner is guaranteed to warm or cool your home as we design our systems to Manual J standards or we will install a larger unit FREE. 13. Gold Customer Protection. We have designed a comprehensive maintenance program that ensures your equipment is operating at peak efficiency while also extending the life of it to avoid costly repairs. This also includes preventative maintenance on your plumbing system.

14. Expert Information. A comfort consultant will perform a complete sizing and load analysis to design the proper system for your home at no obligation. 15. Friendly To The Environment. We reclaim, recycle & rejuvenate materials and parts to reduce waste and environmental damage. 16. Investment Guarantee. You are assured of the best value. If you find a lower price on the same equipment and installation, we will refund the difference. You canâ€™t lose. 17. No Pricing Mystery. You can see our price books, investment guides and discount schedules. We donâ€™t â€œhide the numbersâ€?. 18. Superior Follow-through. Your job doesnâ€™t end with the installation. You get free maintenance for one year on any equipment purchase. 19. Easy Payment & Finance Options. We accept VISA and MasterCard and debit. For equipment purchases, we have competitive financing plans with flexible repayment terms. 20. Purifying Your Air and Water. We have a variety of products to clean the air you breathe or purify the water you drink. Our technicians can provide you with the latest advances regarding these areas of concern. 21. Money Back Guarantee. Perhaps our biggest and best! No one in our business gives you such a bold guarantee. If we donâ€™t meet all of our promises and you are not satisfied, we will return 100% of your money! No risk. You canâ€™t lose.

The Moving Guide 2020/21 Edition