The Moving Guide 2023 Edition

Why hasn’t my home sold and what can I do about it?

Why hasn’t my home sold and what can I do about it?

market has shifted.

In

early

2022 EVERYTHING

The market has shifted. In early 2022 EVERYTHING was selling but now, we are back to normal and sometimes even great properties don’t sell. Why is that and what can you do to fix the issues?

was selling but now, we are back to norand sometimes even great properties don’t sell. Why is that and what can you do to fix the issues?

when I moved my real estate practice to Kelowna, I knew nobody here. So without past clients calling, I decided to specialize homes that had previously listed and not sold. I actually became the #1 agent in my office selling homes others could not and to be the fastest ever inductee into the RE/MAX hall of fame. I say this not to impress you, but to impress upon you that I have experience in analyzing why homes did not sell, and how to change that FAST! I found that my military training from 21 years came in handy. Whether you plan to neutralize an enemy position or sell a house, the reasons for failure are the same… Either a good plan and you failed to execute or, you executed and realized you had the wrong plan. There are no other reasons there was no plan at all.

In 2009, when I moved my real estate practice to Kelowna, I knew nobody here. So without past clients calling, I decided to specialize in selling homes that had previously listed and not sold. I actually became the #1 agent in my office selling homes others could not and went on to be the fastest ever inductee into the RE/MAX hall of fame. I say this not to impress you, but to impress upon you that I have valuable experience in analyzing why homes did not sell, and how to change that FAST! I found that my military training from 21 years earlier came in handy. Whether you plan to neutralize an enemy position or sell a house, the reasons for failure are the same… Either you had a good plan and you failed to execute or, you executed and realized you had the wrong plan. There are no other reasons unless there was no plan at all.

Assuming there was a plan, it does not take long review it and see where things went wrong. It comes down to the four P’s of marketing. Product, Price, Positioning and Promotion. The lazy way to review is to cut straight to price only. It can work because if you lower the price enough, it does not matter how poorly the other three P’s have been covered, a really low price will compensate and the property will sell. However, most savvy homeowners want to make sure everything else was done properly before they give away their equity to compensate for other shortcomings. Is there something that can be done to make the product more appealing? Ideally, you know this before you list. Any agent can walk through your house and tell you what can be done inexpensively to make it more appealing. However, those can be uncomfortable conversations, so some people will hold off having the talk and let those showing the home deliver the news via “feedback.” That can be costly because the information is coming too late. The same, of course, can be done with price. Get the listing with a high price, then deliver the feedback you are too high. I want my clients to get honest feedback on the condition of their home and pricing up front before they list. If you never had an honest conversation until feedback came in, that could be a big part of why your home did not sell.

Assuming there was a plan, it does not take long review it and see where things went wrong. It comes down to the four P’s of marProduct, Price, Positioning and Promotion. The lazy way to review is to cut straight to price only. It can work because if you the price enough, it does not matter how poorly the other three P’s have been covered, a really low price will compensate and the will sell. However, most savvy homeowners want to make sure everything else was done properly before they give away their compensate for other shortcomings. Is there something that can be done to make the product more appealing? Ideally, you this before you list. Any agent can walk through your house and tell you what can be done inexpensively to make it more appealHowever, those can be uncomfortable conversations, so some people will hold off having the talk and let those showing the home the news via “feedback.” That can be costly because the information is coming too late. The same, of course, can be done with Get the listing with a high price, then deliver the feedback you are too high. I want my clients to get honest feedback on the contheir home and pricing up front before they list. If you never had an honest conversation until feedback came in, that could part of why your home did not sell.

I am personally not interested in feedback on the home or price from other agents. I am VERY interested in what the clients who came through your home did end up buying. This tells me if I am targeting the right buyers with my promotion. Thanks to web technology today we can get a lot of that feedback on our positioning and promotion online. Right down to demographic and socio-economic profiles of those clicking through to your ads and how long they spend engaged. Positioning the home to target the right buyer with targeted promotion is all too often overlooked. But it is a critical aspect. Imagine a home with a pool and only people looking for a great deal (low price) come to see it. Unless it’s undervalued, they will never buy because a home with a pool can cost $100,000 more than an identical one without. It sounds oversimplified but positioning the home properly and promoting to the right audience is essential in a rapidly changing market. I have re-listed many homes, often at a higher price than the previous agent had advertised them for and they have sold to a Buyer that was actively looking when it was previously listed. They just never saw it or noticed it...

personally not interested in feedback on the home or price from other agents. I am VERY interested in what the clients who through your home did end up buying. This tells me if I am targeting the right buyers with my promotion. Thanks to web techtoday we can get a lot of that feedback on our positioning and promotion online. Right down to demographic and socio-ecoprofiles of those clicking through to your ads and how long they spend engaged. Positioning the home to target the right buyer targeted promotion is all too often overlooked. But it is a critical aspect. Imagine a home with a pool and only people looking great deal (low price) come to see it. Unless it’s undervalued, they will never buy because a home with a pool can cost $100,000 than an identical one without. It sounds oversimplified but positioning the home properly and promoting to the right audience is in a rapidly changing market. I have re-listed many homes, often at a higher price than the previous agent had advertised them they have sold to a Buyer that was actively looking when it was previously listed. They just never saw it or noticed it... your home was listed and did not sell this year, ask yourself if you had the right plan to make sure the property looked its best was positioned in a way to appeal to the most likely Buyer. Did you execute a well thought out well funded plan with targeted promotion? If the answer is a resounding yes to all of that. then it could well be that the price was not competitive. But do yourself a and look at the price last. Otherwise you may overlook something fundamental that could help you to get your property the best price possible.

So if your home was listed and did not sell this year, ask yourself if you had the right plan to make sure the property looked its best and it was positioned in a way to appeal to the most likely Buyer. Did you execute a well thought out well funded plan with targeted promotion? If the answer is a resounding yes to all of that. then it could well be that the price was not competitive. But do yourself a favour and look at the price last. Otherwise you may overlook something fundamental that could help you to get your property sold at the best price possible.

Steven A. Bergg Realtor - Century 21 Executive

Publisher Alan Monk

We’re proud of our (always local!) contributing writers: Jude Campbell, Jeff McDonald, Judie Steeves, David Wylie, Alan Wynne

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04

You might have noticed that moving means a lot more spending for you ($72,000!) but hey, thanks: that is all very good for the Okanagan economy! David Wylie breaks it all down.

08

So moving is clearly an expensive proposition but a suite or carriage house can help defray that $72,000 hit. Jeff McDonald gives us the unvarnished truth, pro and con.

a company that finds you the right match. He gives some free tips that you might find useful. 12

your move is smooth. Or, maybe just smooth-er.

16

It’s not all rocks and concrete!

11

Finding the right Realtor is important—but tricky. Jude Campbell talks to Tim Evans who runs

The moving task ahead for you might be scary but The Smooth Move Okanagan Checklist is here to help movers. Talking with people who are in the moving business, we have compiled a local moving checklist so

Judie Steeves talks to the xeriscape association and xeriscaping means colour and saving money and less work. And, oh ya: Mama Earth will thank you. A xeriscaped English country garden? Blimey, it’s possible!

BY DAVID WYLIE

MoneyMoving

When people move, it isn’t just a population shift it’s an economic one.

Moving comes with short-term expenses, which means money changing hands for things like packing supplies, labour, truck rentals, realtors, finance, and home inspections. In the longer term, a lot of other local companies and professionals pick up new business because when people switch communities, their spending moves too.

“If we are the net beneficiary of migration, as we tend to be, then that’s exciting,” says Dean Desrosiers, managing broker at Century 21 in Kelowna.

“Real estate stirs the economy. When a house is sold, or before it’s sold, people spend a lot of money on it. The first thing they often do is fix it up. They go to the flooring store; they go to the plumbing

store; they call people to help them with renovations; they do painting; they do landscaping.”

“Before, during, and after the sale of a house is very economically refreshing,” he says.

Mom and pop companies in particular benefit from new residents to the region, Desrosiers explains, as larger companies often bid for bigger development contracts and leave the smaller jobs to the little guys.

How much is spent?

The total cost of a move depends on a lot of factors, including whether there’s a house sale involved.

A report commission by the Canadian Real Estate Association found the average house sale in BC in 2017 resulted in spending of about $72,000. More than 234,000 direct and indirect jobs across Canada are generated annually by home sales, it says.

The Thompson-Okanagan is on the sunny side of migration and that’s good for business

What movers buy

52% Decorating accessories

50% Other (smaller) appliances

41% Maintenance

28% Home electronics

42% Furniture

39% Major appliances

30% Home repairs

“British Columbia experiences the highest relative job impact of any province. Home sales and purchases in that province generate just under 50,000 direct and indirect jobs,” says the report.

About 40% of house purchases in the Thompson-Okanagan region are made by people from outside Interior BC.

According to recent figures from the Association of Interior Realtors, a growing number (20%) are from the Lower Mainland, while a decreasing number are from Alberta (7%).

A small but increasing number of people are moving to the area from further east (3%).

“That’s a different group of people altogether,” says Desrosiers.

“They typically have good jobs in corporate Canada, banking,

national, and international companies. They bring with them a lot of stability in their ability to buy things. You’re seeing that in the Valley. It affects everything.”

Moving trucks paint a picture

The Thompson-Okanagan has 630,000 residents—and counting.

Kelowna ranked No. 5 on U-Haul’s top 25 Canadian growth cities in 2022. Year after year, the Okanagan’s most populous city is near the top of the index, which is compiled using the net

gain (or loss) of one-way U-Haul trucks arriving in a province or city. Kelowna’s continuing influx is also seen in the surrounding communities. That’s in contrast to the overall exodus happening elsewhere in BC, which saw more U-Haul trucks leaving than arriving, says the vehicle rental company.

Devin Mitchell, a Canadian president at U-Haul, says its expansive network of ubiquitous trucks makes it an authority on migration trends. The pandemic had an impact throughout Canada, but the Thompson-Okanagan appears

to have bucked some trends.

“During the pandemic, people got into the habit of working remotely,” says Mitchell, who oversees Atlantic Canada. “Because of that, they were able to find cheaper housing outside of the major metropolitan areas.”

“I would bet most U-Haul relocations have one thing in common: cost,” he adds.

“People are trying to find the most affordable places with the lowest cost of living while still being able to access the great outdoor amenities for which Canada is known.”

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The Kitchen Salvage program keeps sellable items out of the landfill.

The funds we raise help us build affordable housing in the Okanagan.

kitchens@hfhokanagan.ca

Many purchases of products and services are made (or will be) up to three months after the move. Canada Post

Snapshot of Canadian movers

• In 2019-2020, 2.1 million (14%) of the 15 million Canadian households moved.

• Renters (1.2 million) were more likely to be on the move than owners (870,000).

• Seeking bigger or better housing (28%) and seeking a more desirable neighbourhood (16.8%) were the most popular reasons given for moving.

• Of the millennials (25 to 40 years old) who moved within the two years before 2021, 46% moved to become homeowners; 15.8% said they moved for employment; 10.4% moved to reduce commuting time, and 16.9% moved because of a change in household size.

• Among members of Generation X (41 to 55 years old) who moved, 31.4% did so to become homeowners.

• Older movers (56 years and older) cited reducing housing costs (27.3%) as the most common reason for relocating.

• Being close to family (19.1%) was another common reason provided by older movers, while many also had their health (12.7%) in mind when moving.

• Some movers (6%) say they didn’t have a choice in the matter and were forced to give up their home.

Statistics Canada

SURVEY SERVICES

RESIDENTIAL AND COMMERCIAL LAND

SERVICES

• Site plans for permit and design

• Property line marking

• Legal plans for subdivision and strata developments

250-768-0215

• Building location certi cates

• Construction and engineering layout

• Topographic surveys

Certainly anyone who’s lived in the Okanagan for a certain time knows the term ‘sunshine tax.’ However, the region continues to enjoy a net gain despite the cost.

Krista Mallory, executive director of the Central Okanagan Economic Development Commission, plays a key role in attracting newcomers. Part of the organization’s mandate is to lure people to the Okanagan to fill current and future workforce needs. Over one million job openings are predicted in BC over the next decade, she says, with 120,000 of those in the Thompson-Okanagan.

People are aging out of the workforce.

In the Okanagan, the number of people over the age 65 is up 20% from 2016 - 2021, drawing comparisons to Palm Springs, Calif., as a well-known retirement destination.

on the leading edge of a welldocumented and sustained global labour shortage. We need people to relocate here,” says Mallory.

“The Okanagan is the most amenity-rich region of its size in Canada. So, it’s popular from a quality of life perspective for all those same reasons that tourism thrives in the region: access to outdoor recreation, our agricultural setting, food, restaurants, cultural activities that are popular.” TMG

David Wylie is a BC-based freelance writer and the publisher of theounce.ca

Monique Kaetler 250 808-0305 monique@theagent99.com 1890 Cooper Rd. Kelowna, BC www.theagent99.com

Sun-kissed Okanagan still attractive

Carriage houses, secondary suites in Kelowna: to build or not to build?

BY JEFF MCDONALD

Carriage houses and secondary suites can be a major source of rental income for homeowners, especially in Kelowna, which recently ranked in fourteenth place on a list of Canadian cities with the highest rents.

But other factors come into play too: adding value to your property, playing your part in adding much-needed rental housing to the city’s current stock, creating stronger neighbourhoods through a mix of housing types and having

somewhere to live when it’s time for you to downsize.

Of course there’s the downside of being a landlord, like dealing with bad tenants and handling repairs and maintenance. Also, living on a property together with tenants in your carriage house or basement suite takes a certain amount of tolerance, depending on your habits and theirs.

But if you want to take that plunge, adding a carriage house

will boost your property’s value, said Chelsea Mann, president of the Association of Interior Realtors, depending on market conditions, quality of construction and buyer preferences. “On average, carriage houses can increase the value of a property by 10 per cent to 30 per cent,” she said.

like how carriage houses change the neighbourhood. “The concern is the potential impact on the neighbourhood character and density. Some communities resist that because the aesthetic of the neighbourhood can be affected,” she said.

Building a carriage house also takes deep pockets and dealing with municipal red tape. But the latter isn’t so bad in Kelowna. Increasing density and diversifying the rental stock has

If you’re a Kelowna property owner asking yourself why you should add a carriage house or secondary suite to your property, a better question might be, why not?

long been a priority for the City of Kelowna, which has had one of most permissive approaches to the issue of any municipality in BC, said Kelowna city planner James Moore.

Carriage houses used to require what Moore referred to as a “minor rezoning” but even that isn’t required now. “Generally speaking they are allowed throughout the city and no rezoning is required. That puts us at the front of the pack,” he said.

But don’t go thinking the city won’t have its hand out. You’ll need a building permit, and development cost charges payable to the city for carriage homes range from $22,000 to $29,000 for carriage homes in Kelowna. Fair enough some one has to pay for the roads, bridges, parks and recreation facilities that the occupants of your new carriage home will be using. Kelowna is one of the fastest growing areas in Canada, and the strain on city infrastructure is showing. The city’s 10-year capital plan projects $2.04 billion needed to pay for all the expansions

and upgrades the city’s infrastructure is going to need. Development cost charges and building permits are a thing in municipalities around Kelowna too. In West Kelowna, look to pay a couple of thousand for development and building permits, city development cost charges of about $66 per square meter of floor area, and regional district development cost charges close to $7,000.

But the big ticket for a carriage house is construction costs. Depending on the quality of finishing you want, they range from an estimated $300 to $500 per square foot in Kelowna and surrounding areas, so you can do the math on what it will cost you to put a 1,000-square foot carriage house on your property – maybe not half a million, but probably several hundred thousand dollars.

If you don’t have that kind

of cash laying around, can you finance the construction?

Kelowna mortgage broker Bonnie Thorlakson said she doesn’t see many applications for people with existing mortgages who want to refinance so that they can build a carriage house. But she does like the income stream a carriage house provides on a mortgage application. “I can use 80 per cent of the rental income towards the client’s income adding to their borrowing power,” said Thorlakson.

Something else to consider is resale. Kelowna Realtor®️ Steve Bergg says he has buyers specially looking for properties with carriage houses because of the revenue they generate. He also said he was surprised the action at a recent listing that included a carriage house because of the property’s capacity to house several

“The concern is the potential impact on the neighbourhood character and density. Some communities resist that because the aesthetic of the neighbourhood can be affected.”

Chelsea Mann, President of the Association of Interior Realtors

generations of the same family. “I was shocked at how much action I got on it because of multigenerational possibilities,” he said. “Parents live in the carriage house and the adult children live in the main house and pay the mortgage.”

What about secondary suites? Bergg says they

add $25,000 to the value of a Kelowna property, and mortgage broker Thorlakson says she gets 10 to 15 applications every month from people buying properties with

interiors

interior design

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secondary suites, with the income stream adding a lot to their purchasing power.

They’re also far less costly to add than a carriage house. There are about $800 in permitting fees, but there are no development cost charges because those were paid by whomever built the house. About 70 per cent of new houses in Kelowna already have secondary suites. For homes that don’t, a legal secondary suite has to be self-contained, with its own entrance, kitchen, bathroom and living area, so doing it right will cost some money, possibly up to $100 thousand, depending on what you need to go legal. Thorlakson says she gets frequent requests for financing for people who want to add one.

But don’t forget about fees for development and building permits for adding a secondary suite. In West Kelowna, those cost roughly $1,300 and there are quarterly charges for sewer, water and garbage. Lake Country requires an application fee between $100 and $500, plus 1.2 per cent of the value of construction, plus fees for sewer and water.

So what’s the bottom line? Kelowna resident Jane Muskens added a carriage

house to her property about 15 years ago, and is glad she did because of the income stream it’s generated. “It’s been a great mortgage helper, and you get lots of tax write-offs, with yard expenses, renovations, painting, and you can split the rental income at tax time, so there are significant tax breaks associated with it,” she said.

Muskens said she and her husband always liked the idea of being able to increase rental stock. “Or, looking ahead, we could put our aging parents there, or kids,” she said.

That would be music to the city’s ears. Kelowna city planner James Moore said a diversity of housing options, including carriage houses and secondary suites, makes a healthier and stronger community. “We have been on the forefront on encouraging and permitting secondary suites first and then carriage homes and we’ve continued that throughout the decades. We think of them from a diversity perspective and a healthy neighbourhood perspective,” he said. “Every neighbourhood should have a variety of housing types so that all those housing options are available as residents move through different phases of their lives.” TMG

“Parents live in the carriage house and the adult children live in the main house and pay the mortgage.”

Steve Bergg Kelowna Realtor

Finding the right Realtor that fits

Arguably, 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 for the BC Financial Services Authority.

“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, 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

QUALITY MOVERS

Our Promise to our Clients:

We meet each of our clients to better understand their needs and to discuss the services we provide. We always provide an estimate in writing, so there are no misunderstandings or confusion on moving day.

Our operators are owners too. We take pride in what we do.

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.

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.

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?”

BY JUDE CAMPBELL

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 thank-you for good, consistent and competent service is always greatly appreciated. Happy hunting. TMG

The Smooth Move Okanagan Checklist

The Subjects Are Off

...and you’re officially plunged into moving madness! Hopefully, you have at least 6 weeks before your possession date. Here are the first things you need to get on..

1. Make a moving file... put it on Google Docs or Dropbox or just create a folder on your desktop or, call me crazy but why not use a plainjane manilla folder so you don’t have to scan everything? Or both. Whaaatever. You’re going to have a pile of receipts, quotes and important documents and you’ll save time by putting them all in one place. (Don’t forget: if you move to get at least 40 km closer to your new work

or school, you can usually write off some moving expenses on your taxes.)

2. Quick: establish a date with the moving company or van rental and any people who might help and have the misfortune to being your friend during a move... along their able bodied and unfortunate kids. A note on moving companies: get three quotes from companies that have some kind of credentials. Think Better Business Bureau or the Canadian Association of Movers. You are handing over the contents of your home to a stranger. Not to alarm you but some people pose as legitimate

moving companies only because it’s a much more efficient way to steal things from you than bashing in your windows. Note: we recommend the movers in this magazine. We know them!

And read the documents well enough to know what the final bill will be. For example, if you’re renting a van that has 4 foot letters plastered on it proclaiming that you will get a daily rate of less than 20 bucks, please know that it will cost a lot more. Just sayin’: check the contracts to be sure you understand the final costs.

3. If you’re doing it yourself, you might want to consider getting a metal sea-can dropped

on your driveway so you can load it up day by day. So easy. You need to book the drop off, pick up and take away dates that align with the moving dates. Availability and weekends are potential snags.

4. Start thinking about any difficult items to move: piano, pool tables, safes, valuable art, etc... Some of these items may have to go into short-term storage.

5. If you’re planning a garage sale, now is the time to plan it. Get it over with early. If you’re selling stuff online, get it advertised early as well.

6. Book your time off work.

7. Partaay! While you’ve got time, get together with your current neighbours who you won’t be seeing as often after you’ve moved.

8. Call your insurance company. You need insurance on the new home of course but you also need to make sure that you’re insured during the move. Sometimes you’re not and we have some horror stories on that. Don’t forget that your stuff is going to be

This list is a compilation of advice given by Realtors, movers, home inspectors and storage companies. It is given in an effort to make your move as painless as can be reasonably hoped for. If we’re missing something, let us know by emailing adwurx@gmail.com.

BY ALAN WYNNE

in a truck that usually announces to the entire world that it’s a moving van and that it therefore contains a load of precious stuff. Things happen – especially when you have to park one of those vans overnight.

9. Now is the time to start hoarding boxes: liquor stores, and grocery stores are your the new (hopefully) places to hang out. You might want to call Frogbox (250-7693764) who will drop off all the plastic boxes you want and will pick them up to be reused. It’s easy and you earn yourself a green star!

There are also places online that will sell you used cardboard boxes in good condition. Google it or try out www.greenii.ca/products/ used-cardboard-boxes. They’ll even send you shredded recycled cardboard for protective packing. Way better than styrofoam. You are The Green Machine! Of course you can also use your own towels, socks and T-shirts to protect the breakable stuff. Hold on to your newspapers as well. When you start packing with underwear, it’s definitely time to call for the shredded cardboard. Definitely.

10. There are boxes and various nifty gadgets and supplies to be found that can make the move easier. Go to Uline.ca or drop in to Spicers Kelowna on Spall or into the many U-haul outlets.

11. The packing will start early and it’s best to pack a bit every day starting now but you want to devise a system. The standard advice is to have different coloured

labels for each room but you might have a better idea. Just start a plan early and stick to it and get everybody on board. While you’re getting labels, pick up some “fragile” stickers too and if you don’t have it, get packing tape along with the tape gun thing. If you’re taking furniture apart, put the bolts/ screws in zip top bags and affix the bags to the furniture or clearly label the bags. You’ll also need a sturdy box or two for important documents and valuables that are not going in with the general moving boxes.

Three to four weeks out: It’s easy to start feeling overwhelmed but don’t worry, trust the plan!

12. Moving into a condo? Give them a call and see if there are any restrictions on moving day and reserve the elevator if need be.

13. Start thinking of discarding. No reallyyou do not want to be lugging things into the new home that you’ll just be giving away. Time to give up on what’s not selling on Marketplace or Castanet and surrender your items to ReStore, Gospel Mission and Value Village.

14. Are you buying larger items such as a mattress, appliances or furniture for your new home? Get shopping and arrange to have it delivered to your new home.

15. Utilities: Time to work through the Fortis, BC Hydro and local utilities labyrinth. You need to transfer or shut down the current providers

and figure out which one gets to service your new home. When it comes to phone, cable and internet, there are serious deals to be made when you’re moving. They know that you’re at a consumer crossroad and they want your longterm business. (Don’t forget the local guys!)

16. Pets: If you’re moving out of the country, you have to talk to your vet about vaccinations. (Hopefully your pet doesn’t watch Fox News.) And if you’re flying somewhere, you need to get your shots up to

date. If you’re moving in from another region, talk to your vet about getting inoculated for our lovely local parasites such as heartworm and ticks. If you’re moving within the region, you’ll want to transfer your records to a vet in your new area. Your license is still valid in the region but if you’re from out of town, licenses are bought from the Regional District (250469-6344 or rdco.com/en/ living-here/dog-licences)

17. Speaking of rdco. com, go check it out so you can find out when your garbage will be picked

up, what goes into your garbage/blue bin as well as the fun things like the amenities, parks and trails that are near your new home.

18. Call the cleaners and carpet cleaners to get them in your current home after you’ve moved out.

19. If necessary and if it’s possible, arrange to have the carpets cleaned in the new home before you fill it with furniture.

20. Fix up the scratches and minor repairs that need some attention.

Okay deep breath. You can do this!

21. Call your mortgage broker to make sure everything is moving along. A small bureaucratic mistake by the bank or lawyer is a very big problem for you. If you can believe it, they may not even be set up to simply receive the money on the seller’s behalf. Buying or selling, call the broker. I’ll say it again: we have stories!

22. Go See Canada Post and get your mail forwarded. We recommend buying the longer terms. Some businesses just don’t seem to get the message. Which leads to...

23. Start discovering how completely exasperating many of the websites are for changing your mailing address. First ones to change are your driver’s license and CRA —especially if you’re getting CRA cheques. Other people to contact are subscriptions, credit cards and charities that you want to continue

supporting and to keep your tax receipts coming. You can also call the free delivery newspapers (Cap News: 250-763-3212) to confirm that you wish to receive (or not) the paper at your new address.

24. Got kids? Line up the babysitter or a play day with friends during the move.

25. Got pets? Ditto.

26. Send out the new address to friends and family.

27. Transfer your prescriptions to a new pharmacy if necessary.

28. Plan your meals in order to empty the fridge which you’ll want to clean and dry out before you leave.

The Last Week:

Ok: maybe a bit of panic is understandable at this point...

29. Start cleaning the home if you don’t have a cleaner coming in.

30. Drain flammables from any machines that are being moved.

31. If you’re taking any fixtures to the new home, take them down now.

32. Pack your essential box with everything you need for the 24 hours of the moving day.

33. Take photo’s of the home to prove that it’s move- in ready for the next occupants. Take pictures of your furniture and items that can be damaged or scratched by the move

34. Unplug, clean and defrost the (now empty) fridge the day before the move.

35. Change your codes to the security systems and garage door.

36. Make arrangements to protect your floors during the move.

Moving day is upon you ...and now that you’ve checked off the boxes, the actual day can be somewhat enjoyed. Savour the excitement of the new home! But first, a few last things to remember...

37. Pack what you need last, first in the van

and what you need first, last. Eg: vacuum cleaner, cleaning supplies, blankets, pillows, sheets, etc... go in last so they’re available when you arrive at the new house.

38. Leave manuals, neighbourhood notes, keys, the location of the main water valve, door codes, any special instructions and the (polite) neighbours’ names for the new occupants.

39. Do a walk through: make sure nothing is left behind... cupboards, shelves, crawl spaces and inside the appliances. Turn off the water, adjust the thermostat according to the season, turn off all the lights, securely close all the windows.

After the move...

40. In the first few days, go for a walk around the neighbourhood and meet your new neighbours. The sooner you shake their hands the fewer times you’ll have those awkward moments when you see them and you don’t have time to have an introductory chat.

41. Get the security system set up.

42. Put your boxes up for give away on Kijiji, Castanet or Marketplace. Bring the wrecked ones to the recycling depot.

43. Send thank-you notes to the people who helped, if they’re still talking to you! Well done! Enjoy your new home! TMG

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In today’s sunny, dry Okanagan, awareness of the importance of conserving water is even having an influence on people’s property-buying decisions.

Of course, there’s also a money-saving side benefit to the environmental considerations, since most water purveyors now charge by the quantity of water used instead of a flat fee. That makes people more aware of how much they use, and results in a desire to use less.

Kelowna-born gardener and former nursery owner Gwen Steele learned about the concept of xeriscape, or “gardening with nature” in 1992 and has been preaching its benefits ever since.

She co-founded the non-profit Okanagan Xeriscape Association in 2009, and is now retired, but

she’s still passionate about the xeriscape approach to conserving water used on the landscape.

Since water meters began to make an appearance on local residential properties, she says she’s seen “an exponential change in attitude on the part of homeowners, toward xeriscape.”

In 2000, she began teaching classes on the principles of xeriscape and how to replace water-hungry lawns, hedges and gardens with native or less-thirsty plants, many of which are just as attractive and colourful.

“Interest has steadily increased, but particularly after we’ve suffered through a drought year,” she notes.

In recent years, more and more people tell her that they didn’t put the landscape in, but chose to buy their current home

Moving to a new home is the perfect opportunity to carry out your vision of a colourful, climate-resilient landscape that conserves water and saves you money at the same time.

over similar properties, because of the nicely-xeriscaped yard.

She’s delighted with such responses because it shows that her message is getting through.

Increasing interest in the xeriscape classes, presentations and workshops held regularly by OXA confirms that.

Xeriscape not only requires less water, but also less of your energy: mowing, watering, weeding and pest control.

Renovate or start fresh

Some people start from scratch, but most people renovate an existing landscape to a xeriscape by removing turf, adding good soil and then planting the site with droughttolerant plants: annuals, perennials, shrubs or trees; or a combination.

She emphasizes that xeriscape is a method of landscaping, not a style. “Using xeriscape principles, you can achieve any style of landscape you wish, whether it’s English country garden, southwest desert, meadow, mulched shrubbery or mulched perennials—or a mix.”

Steele is adamant that xeriscape is not rocks and cactus. In fact, she says rock mulch is very frustrating for homeowners to maintain because debris from nearby is bound to blow in and lodge in the crevices between rocks, along with dust and seeds, providing a haven for the growth of weeds.

“And, it’s tough to weed between the rocks,” she comments.

Rocks or gravel have the added disadvantage of retaining and reflecting heat, which in an Okanagan summer, is not a desirable feature of your landscaping.

On the other hand, maintenance of a proper xeriscape is easier than a conventional landscape because the plants are naturally better adapted to this climate, which means they are healthier, less stressed by heat and low water conditions, and so they’re also less susceptible to insect pests and disease.

She recommends that homeowners who are interested in converting their existing landscape to xeriscape begin with a small area of their yard

“Using xeriscape principles, you can achieve any style of landscape you wish, whether it’s English country garden, southwest desert, meadow, mulched shrubbery or mulched perennials or a mix.”

Gwen Steele, Kelowna-born Gardener

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and gradually convert additional sections. That way, you learn from the first plot you planted. You also take on a manageable task that isn’t as likely to overwhelm you, and you can even propagate plants from the first plot for the succeeding areas you tackle.

Most importantly, she recommends you educate yourself, by going to the OXA website at: okanaganxeriscape.org where you’ll find not only basic information about xeriscape, but also examples of what such gardens can look like; details about classes you can take and other resources. There are lots of photos, and there is a regularlyupdated blog about xeriscape.

OXA also posts frequently

on its Facebook page and Instagram and executive-director Sigrie Kendrick writes a regular column for local news media.

A very useful tool on the website is the plant database with hundreds of xeriscapeappropriate plants.

It includes details about each plant, its bloom time, features, water needs, size, colour, light needs and more, as well as photos of the plant.

While on the website, join OXA for access to a regular newsletter and notices of events as well as other perks of membership.

She also recommends visiting the OXA public demonstration garden in front of the H2O Aquatic Centre on Gordon Drive

“Steele is adamant that xeriscape is not rocks and cactus. In fact, she says rock mulch is very frustrating for homeowners to maintain because debris from nearby is bound to blow in and lodge in the crevices between rocks, along with dust and seeds, providing a haven for the growth of weeds.”

UnH2O Garden is a place to visit frecuently for new ideas on how to xeriscape your yard.

in Kelowna. It’s called the UnH 2O Garden and includes five different theme gardens: a pollinator, Mediterranean, native plant, ornamental grass, gravel garden, lawn alternatives and woodland grove.

Brochures listing the plants in the garden are available on the site.

There’s also a smaller xeriscape demonstration garden in West Kelowna, the West Kelowna Xeriscape Spirit Square Garden on May Street.

If you prefer to have a professional convert your yard to xeriscape, Steele advises that you be careful in selecting a designer or landscaper, because some interpretations of the term are not truly xeriscape.

Xeriscape also allows you to save money on pesticides because you’re growing plants that suit their natural environment.

She advises that if you have educated yourself about xeriscape principles and chosen a style of landscape you’d like, with plants selected from the OXA website that appeal to you, that will go a long way toward helping to select a professional who will guide you in achieving your goal.

“Ask the designer educated questions and ask for referrals from previous clients. Then talk to those clients about their finished landscape design,” she advises.

“Do your homework, and you’ll have a beautiful, colourful landscape that’s easy to maintain and that you’ll enjoy, while helping to conserve water and save money,” she says. TMG