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Home Lottery Shacking up. Buy local.
REAL ESTATE RESOURCE GUIDE Langley Hits the Million$$ Dollar Club
Pictured above: 2015 BC Children’s Hospital Choices Lottery Grand Prize
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PUBLISHED BY THE LANGLEY TIMES • home
REAL ESTATE RESOURCE GUIDE 2015
Home Buyers
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Taking Notice of Langley! — Fraser Valley Real Estate Board —
T
hey say if you build it, they will come; and that’s certainly the case for Langley. Over the last decade, the City and Township have been privy to significant growth and development, and with that a robust real estate market. Whether you’re a family looking for their first home, a professional looking for something practical, or an elder wanting to downsize, Langley has you covered. It’s a sought-after destination for a reason. Langley’s attributes, many of which are new or enhanced include shopping, parks, schools, festivals and community events and a thriving economy. Plus, significant transportation improvements and its central location in the Fraser Valley, now attract every demographic. “Langley’s diverse offerings and effective infrastructure have made it an exciting place to live that’s also affordable and accessible,” describes Jorda Maisey, president of the Fraser Valley Real Estate Board and long time Fort Langley REALTOR®. “Homebuyers are taking notice. According to our Board’s Multiple Listing Service®, this February marked a forty-seven per cent increase in home sales compared to the previous year. That momentum is unsurprising when considering Langley has so successfully balanced its community and commercial identity.” In support of its livability, Langley features an exceptionally large range of housing options. Want a house for your family of five? The most popular property type in Langley is the single family detached home in the $600,000 to $650,000 range. Something a bit smaller or more affordable? The price for a typical Langley townhome is just under $300,000; and a first-time buyer can invest in their first condo for less than $200,000. Depending on your needs, there’s plenty more to choose from when you include the City’s heritage and manufactured home communities, laneway homes, and row homes. The real estate industry will continue to be a major driver in Langley over the next three decades, as the population is expected to reach close to a quarter of a million people. Whether it’s now or looking to the future, Langley real estate has much going for it. And it’s only going to get better.
Published March 31, 2015 by The Langley Times 604.533.4157 • 20258 Fraser Highway Langley, BC V3A 4E6 www.langleytimes.com
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The Township of Langley’s
Million Dollar Club — Monique Tamminga —
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In the Township, the “typical” single famihe Township of Langley is home to the most expensive properties in the Fraser ly home went up in value, from $530,000 to Valley, according to the latest data from $558,000 in 2014. BC Assessment. Townhouses in the Township also did well, with All but nine of the 100 top valued residential the “typical” value increasing from $341,000 in properties in the Fraser Valley are located in 2013 to $350,000. Apartments and condos the Township. The most expensive property didn’t fare as well, with the “typical” one dropis acreage in the 19600 block of 0 Avenue, ping in value by $6,000, from $218,000 to $212,000 this year. assessed at $8.7 million. The third highest-valued is a 10-acre property at 196 St. and 78 AvProperty values in Langley City also saw a enue, assessed at $5.699 million and bought slight increase. The “typical” single-family for $5.4 million in 2012. The assessment on a property on 78 Avenue jumped by more than home assessed at $456,000 in 2013 went up image credit: Web image to $482,000. The “typical” townhouse increased Last year, that same property was assessed at $5 million in the past year. from $285,000 to $294,000. But as with the only $643,570. As of Jan. 1, there are approximately 2,100 properties Township, City apartments and condos dipped in The reason for the “very significant increase” in value in the Township which have farm classification. ($5.4 million increase in one year) is because prior to To receive farm classification, you must sell or pro- value, with the “typical” one going from $198,000 to $188,000 in 2014. this year, the rural property on the Langley-Surrey duce a certain threshold of agricultural products. border had farm classification. That was removed this More than 80 properties, located all over the Town- In addition, most owners of commercial and industrial properties in the Fraser Valley will see changes year, said BC Assessment assessor Raj Sandhu. ship, cracked $2 million assessed value. The same farm status removal took place this year Owners of more than 193,000 properties throughout ranging from five to 10 per cent. for the fourth-highest valued property in the Fraser the Fraser Valley can expect to receive their 2015 as- People had until Feb. 2 to appeal their property asValley. A residential property at 6750 232 St. is now sessment notices in the next few days. (Fraser Valley is sessment. valued at $5.3 million, up from last year’s assessment designated as the Langleys, Abbotsford, Mission, Pitt Property owners can contact BC Assessment of $838,195. The 156-acre property was sold for $5.5 Meadows, Maple Ridge, Chilliwack, Hope, and Harritoll-free at 1-866-valueBC (1-866- 825-8322) or son Hot Springs.) million in 2013. visit bcassessment.ca.
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Welcome to the neighbourhood and Distance Learning programs deliver the B.C. Curriculum in ways that suit the emphasis of the program. Schoolbased programs allow for specialized courses while students continue in the neighbourhood program. School-based programs such as French Immersion or the International Baccalaureate program accept students from around the District if space is available. Students may also earn credits toward certification in a There are a wide range of programs and trade or earn dual secondary/postservices in Langley Schools to meet the secondary credits through some of our needs of learners of all ages. There are Career Education programs. Career services to help those students with Education programs are offered in diverse special needs as part of our transportation fields such as hairdressing, piping and system as well as in the classroom. plumbing, carpentry, horticulture and There are Choice Programs at many automotive service. District schools that are designed to meet the specific needs and interests of For more information about any of students. District programs like Fine Arts, these Langley School District programs please visit www.sd35.bc.ca or visit your Fundamental Instruction, Montessori neighbourhood catchment school. Langley Schools make up an innovative, inspiring and unified learning community whose purpose is to inspire all learners to reach their full potential and create a positive legacy for the future. Every day in Langley Schools, students are learning in a connected, cohesive and accepting environment that stimulates relevant, meaningful choices for students to ignite their life-long passion for learning.
To find your closest neighbourhood catchment school, visit www.sd35.bc.ca/schools/locator.aspx Langley School District #35 4875 222 Street, Langley (604) 534-7891 PUBLISHED BY THE LANGLEY TIMES • home
REAL ESTATE RESOURCE GUIDE 2015
The Lottery Prize Home — Marla Poirier, Times Contributer —
T
his spring, there will be 295,000 tickets purchased from the BC Children’s Hospital Choices lottery in the hope of winning a dream come true.
has provided to B.C. families, and it’s likely that this is one of the reasons this particular charity drive is so successful.
One of those dreams is the possibility of living in a luxury home on an acre in one of the Lower Mainland’s most coveted neighborhoods. This has been the premium choice offered by the BC Children’s Hospital Choices lottery as a prize home, for several years now.
At The Times, for example, our own sports reporter learned what kind of miracles can happen. At four months of age, after undergoing open heart surgery, their beautiful daughter Maya flat-lined for 22 minutes. But thanks to the BC Children’s Hospital, the doctors were able to save her. Gary and his wife Karm were forever grateful and have pledged to raise $100,000 for the hospital. Team Miracle Maya has a community page on Facebook and is an example of “giving back.”
This gorgeous one of a kind custom home located in High Point Estates in Langley is situated on just over an acre of beautifully landscaped property. This 8,060 sq.ft. home features breathtaking views of the Campbell Valley and the North Shore mountains. Its architecturally stunning Craftsman design is complete with all the modern amenities anyone could want including six bedrooms, seven bathrooms, Sub-Zero and Wolf appliances and an amazing outdoor space complete with hot tub and built-in BBQ making it ideal for entertaining. Equestrian enthusiasts, your dream home awaits. It’s also full of amenities: $140,000 of furnishings, window coverings, accessories and electronics, a 2015 BMW X1 XDrive 28I, and $15,000 cash. You can drop in and view it daily from 11 a.m. to 5 p.m. at 20339 2 Avenue, Langley. The Foundation has used many local suppliers to build and supply services to their dream home. Valley Direct Furniture, La-z-Boy Galleries, Wolfe’s Langley Mazda, and Wolfe Subaru, as well as the Wickertree have supplied products, furnishings and prize cars. Worth over $2.5 million, this is only one of 5 choices in the current BC Children’s Hospital Choices lottery. Tickets are still available until the deadline of Friday April 10, at midnight. The main draw will be on Thursday, May 7, at 11 a.m., live on Global BC. In 2011, Global News sports anchor Barry Deley was the grand prize winner of that lottery — and his choice was to move to Fort Langley and take the prize home there, located at Bedford Landing. The story of his win while live on Global BC TV went viral, and he was featured as a guest on The Ellen Show. The other choices this year include a South Surrey home in Southbrooke, a “wealth for life” package which includes three condos — two in Vancouver, one in Richmond; a lovely beach resort condo in Osoyoos, or of course, the cash prize of $2.1 million — tax-free. This is one of the most popular and successful “mega prize” lotteries in British Columbia, where a sizeable chunk of the proceeds go directly to the Hospital Foundation. It’s probably hard to find a family who hasn’t been helped or touched in a very significant way by the supportive and caring attitude that BC Children’s Hospital
Founded in 1982, BC Children’s Hospital Foundation (BCCHF) raises funds to support and enhance the delivery of paediatric care in British Columbia. The Foundation provides funding to BC Children’s Hospital, the Child & Family Research Institute, and Sunny Hill Health Centre to support research into childhood diseases, the purchase of medical equipment, and a range of child health education and training programs. This successful lottery has provided between 25-27 per cent of proceeds directly to the foundation and BC Children’s Hospital’s needs. So, imagine that it’s happened — you’ve won the big prize. The grand prize winner must decide on which option they are taking within ten days of being awarded the prize. Other prizes must be claimed within twelve months of the final draw. Of If you decide on a property, instead of a cash prize, there are things to consider. Can you afford the difference between where you live now and your new property? You should review your budget for energy costs, travel expenses (if you will live farther from work than where you live now), and also be aware that there will be property tax issued at tax time. However, with all of these particular dream home properties, there is a significant cash prize to offset the first year’s tax bite. For the fortunate few, lottery wins are not taxable. If you don’t already own a principal residence, the home can be sheltered from taxable gains through the principal residence exemption. If you already own a home, and decide to sell your winnings, the Canada Revenue Agency will calculate your capital gains based on the difference in current market value of when you won the home versus when you sold the home. The longer you wait, the greater chance you’ll owe capital gains tax. It’s always wise to discuss your options with an investment advisor prior to making any big decisions. The High Point Estates home is priced well within the selling range of similar properties for sale currently in Langley, according to research determining recently sold homes by various Fraser Valley realtors.
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Multi-generational homes — Kristyl Clark, Times Contributer —
A
s housing costs continue to rise, many first-time homebuyers struggle to save for that huge down payment or even qualify for a mortgage.
– couples who have property down South... others are looking to help their kids out, possibly look after little ones and share a lifestyle together.”
In the Fraser Valley, the MLS HPI benchmark price of a single family detached home in February was $581, 400, an increase of 4.2 percent compared to February 2014 when it was $558,100.
But even with all benefits that go hand-in-hand with a shared home, including a major reduction in expenses, challenges are also likely to arise, says Maisey, who warns both parties to go into a shared living situation with open eyes and at the very least, a 10-year plan.
Rather than rent for the foreseeable future or settle for a condo, some young Langley couples are ‘shacking up’ with family to reach their goals of finally owning a detached home. “The reality is that unless many of these young couples have some sort of assistance or were lucky to get into the market early, it’s going to be difficult to get something other than a condo or townhouse,” said Jorda Maisey, a licensed realtor for more than 20 years, and representative of RE/MAX Little Oak Realty in Fort Langley. In addition to her regular work as a realtor, she was recently elected as president of the Fraser Valley Real Estate Board. Aside from making a mortgage more affordable for first-time buyers, Maisey says a multi-generational home can be a win-win for everyone involved. “Families have been purchasing homes together for a long time, but we’re seeing more of it now because of all the baby boomers who are looking to downsize. Some are looking for a place where they can hang their hats for awhile
“At the time it may seem like a great idea because you’re saving certain costs, but you really have to sit down and look at the long term,” she said, noting there are a few key questions one should ask before making the plunge. “How old are the parents? How old are the children? What has their lifestyle been? Do they need private space or have they always shared everything?” What works for one family might not work for another, she warns. “Sharing the same kitchen may not be such a big deal, but if you’ve always had your own private space that could be trying on the marriages --- especially when you’re bringing in different dynamics,” she notes. It’s also all-too-easy to offload childrearing responsibilities on grandparents when they live in the same household, even if there’s a door or entire floor that divides both families. “You really have to set the ground rules and respect each other’s space – especially families with young children.”
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Understanding — Marla Poirier , Times Contributer —
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uying a home is usually one of the biggest and most important purchases in your lifetime. Dealing with all the details and decision making at the last minute is a stressful exercise. Having a home inspection will bring clarity and should allow you to make an informed and confident decision. You might be planning on raising a family in this neighbourhood, and your kids will grow up here, go to scouts, play sports, make friends, and have birthday parties. Or maybe you’re downsizing, and you’re interested in your home being close to shops, restaurants, the golf course and entertainment venues. It’s a personal choice, and of course you’ve done all the due diligence in deciding on your place and location. Now you have a subject for home inspection and need to acquire the services of a home inspector. Not all home inspectors are equally trained and qualified. The best source is by far a “word of mouth” referral. Ask a friend, family or co-worker if they can recommend a home inspector they have used in the past and were satisfied with the services. Your real estate professional can also refer you to a few inspectors - usually a choice of three. Whatever your referral source, perform due diligence when selecting an inspector. Discuss your expectations with the inspector to ensure that the report provided will meet your specific needs. Be sure to ask to see a copy of the Inspector’s Consumer Protection BC Licence, and ask if the inspector carries E&O (Errors and Omissions) insurance. In order to obtain a home inspection license in BC, each inspector must have met the qualifications of one of the three designated associations (the Ca-
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the Home Inspection nadian Association of Home and Property Inspectors (BC), Applied Science Technologists and Technicians of British Columbia; or the National Certification Program for Home and Property Inspectors.) After making your choice, book your inspection, leaving a reasonable amount of time prior to subject removal. One week is recommended as a minimum. Plan on attending the home inspection as well, and if you have a friend or relative you trust in helping you in this process, bring them along as well. You’ve already looked at every room in the house, but here is an excellent opportunity to look at it with a more practiced eye while on your home inspection. Bring a tape measure. You might want to measure a room for furniture or carpet replacement. Bring a notepad or your digital pad to take notes. Some home inspectors will be talking a lot about the different components as the inspection proceeds. These tips and tricks can come in handy down the road, and if you keep a record of them, you’ll be happy! If you own a tablet device, you might want to take pictures as you follow along. The inspector should be pointing out where the water shutoffs are, and the gas furnace, gas shutoffs, the electrical panel, etc. If there’s something of interest you want to “tag,” now is a good time! Of course, bring questions - lots of questions. Every house has its own story, and sometimes, for a home inspector, it’s like being a member of CSI, discovering where and how that water stain occurred or if that crack is a serious one, or not.
Not every water stain can be bad news. Sometimes it’s a sign of a problem that was fixed on the outside and not fixed on the inside. A new roof replacement perhaps, but they haven’t repainted the interiors since the roof replacement. Over the course of years, so much depends on regular maintenance. Two houses side by side in the same neighbourhood will have dramatically different results 20 years later. If one was not maintained properly, the furnace might be shot, the sidewalks sinking, water damage in the shower stalls. The house next door to it might be in move-in and like-new condition due to good maintenance procedures. There are small signs sometimes, that lead to big questions and even bigger answers. In some circumstances, the inspector may refer you to a qualified professional in the business for further evaluation, such as a septic tank investigation, or foundation specialist. In the end, it’s all your decision to determine if this is the house for you. It might be a house that has to have almost a perfect move-in appearance, with all the bells and whistles that you have on your list. Or you might be more comfortable in a home that has some projects attached to it, to make it completely your style while living in it — sweat equity. These esthetics are essentially your choice — many times based on your budget and home-improvement savvy.
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PUBLISHED BY THE LANGLEY TIMES • home
REAL ESTATE RESOURCE GUIDE 2015
Cost of Buying a Home — Deanna Horn, ReMax Realtor, Fraser Valley Real Estate Board Past President —
Most of us strive to own our own home. So what are the costs that go along with the purchase? The type of residential home and location we choose is dependent on our needs (apartment, town home or single family home) and the costs vary depending on the home we chose. One of the most significant costs is the provincial Property Transfer Tax (PTT) which is charged on all property purchased in B.C. The tax is calculated on the purchase price of the property (1% on the first $200,000 plus 2% on the balance). As an example, a home purchased for $475,000 will cost the buyer $7,500 in PTT. This fee can be waived for some home buyers if they are residents of B.C and are buying their first home at a purchase price under $475,000. PTT is payable on completion date which is the day you pay for the property and take ownership of the home GST is 5% of the purchase price of any new residential property. It is not applicable to previously owned properties. A portion of the tax can be applicable to rebate if the property being purchased will be the principal residence of the new owner(s) and the purchases price of the property is below $450,000. It’s important to know that a number of new home builders will include the GST in the purchase price. Interest rates and the monthly payments to buy a home, are at a historically low cost. Mortgage rates vary depending on the lender’s policies and the buyer’s financial position. Currently, the annual mortgage rates range from 2.25% for a variable rate mortgage and term mortgages as low as 2.75% for 5 year mortgage term and 4.39% for a ten year term. Mortgage Brokers will shop on the buyer’s behalf to a variety of lenders and get the buyer the best possible rate and terms for a mortgage. Ask your Realtor to recommend a broker to assist you with obtaining financing. Most lenders require the Buyer to purchase Mortgage Insurance on mortgages in excess of 75% of the value of the property. The mortgage insurance fee protects the lender in the event the Buyer cannot make the payments. The fee is based on the mortgage and is .75% to 3.35% of the mortgage amount. In most cases this fee can be added into the mortgage and is not paid directly by the buyer on completion date. Lenders require a Site Survey which is a survey plan showing the footprint of the house in relation to the property lines. Often times the previous owner or city hall will have a copy of this document but if it is not available the survey fee is around $1,000 or more depending on the property type. Some lenders may also require Title Insurance. This insurance protects the buyer and the lender in the event of a defect in the title. The fee is typically around $250.
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Appraisal fees range from $300 and up depending on the property type. This fee can be waived by the lender and is worth asking for at the time of the mortgage application. Lawyer/Notary fees are typically in the range of $1,000 for the purchase of a home. When purchasing properties such as acreages and farms they frequently are serviced with private wells and septic systems. Inspection of these services is advisable and often required by lenders. Septic inspections start at $300 and water tests are about $250. Home insurance must be in place on the date of purchase of the home. The cost is $1,000 or more annually depending on the value of the property. Moving costs will depend on a number of factors: how much furniture and belongings you are moving, the distance of the move and the services you require such as boxes and the level of packing you want the movers to do. Hiring the services of a full-service moving company could amount to fees from $1,500 to $3,000 or more. Moving costs can be less, but with much more work, by renting a truck and using the help of friends and family. On completion date, you will be asked to pay your portion of the annual property taxes. The lawyer will calculate the daily tax rate and apply your portion of these taxes based on number of days of the year you will own the property. Don’t forget the costs for the hookup of cable, hydro, natural gas, etc. which are minimal and vary depending on the services purchased and the supplier. Buyers should also allow for home renovation repairs, strata fees, appliances, window blinds, decorating materials and gardening or landscaping equipment. When making a move it is always advisable to work with a professional Realtor that can guide you through the entire process; negotiate the best price for the home you purchase and advise you on the costs associated with the home purchase. Realtor’s commission fees are most often paid for by the seller and there is no set fee for a Realtor’s services. It is advisable to have a conversation with the Realtor you choose and establish what their fees are and who is responsible for paying it. The Canadian Real Estate Association (CREA) and the Federal government have developed a Home Buyer’s Road Map with valuable information on home buying. This is available on the CREA web page. While purchasing real estate has costs associated with it, history shows us that home ownership is a long-term, secure investment that appreciates in value while providing us with a comfortable place to live.
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House Hunting 101 — Courtesy Fraser Valley Real Estate Board —
I
f you’re thinking of purchasing a home, you’ve probably already started looking. You may have seen quite a few homes and the details are starting to become somewhat hazy and jumbled. Compiling a house-hunting checklist, as you go through the homes is an excellent way of keeping track of features and drawbacks of each home. Develop a form for yourself that includes space for all the standard questions like location, asking price, annual property taxes, mortgage terms and any applicable zoning restrictions and includes a checklist of other items that are important to you and your family. Your buyer’s agent can help you with this. EXTERIOR Jot down your impressions of the exterior of the home, noting the lot size and shape, position of the house on the lot (facing north or south, east or west), and whether it has a private or shared driveway. Also note whether it has a large front, side, and backyard and what condition the landscaping is in and whether there are many mature trees
and shrubs. What type of siding does the home have and what kind of shape is it in? Is it a detached home or half of a duplex? How many stories does it have? Don’t forget to jot down whether it has an attached or detached garage and whether it can accommodate one or two cars. Also note whether there is a porch, storage shed and whether the yard is fenced. How private is the home? While still outside, take a good look at the roof and note its general condition and age. Check to see if any roof repairs were made recently. As well, check eavestroughs and down spouts for signs of deterioration and look at the type of foundation the home has. Are there any visible cracks or holes or signs of seepage? You might consider hiring a certified house inspector for a thorough, professional survey — outside and inside — of any home you’re serious about purchasing. INTERIOR Once you’ve completed your checklist for the exterior, it’s time to move indoors. Make a note of the total num-
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ber of rooms the home contains. Check all windows and note whether they are single pane or thermopane. Do they open and close without sticking? What about the doors? Also make a note of their general condition and whether the locks and latches work. The kitchen is an essential part of any home, so note its general size and colours, whether it has an eat-in area and sufficient cupboard space. Is there a pantry or food preparation island? What condition are the countertops and sink in? Are the cupboards old or new? What shape is the floor in and what is it made of? Is the existing lighting adequate for carrying out kitchen tasks, as well as dining? Also make sure there are enough outlets to run your appliances. Are the fridge, stove, and dishwasher included with the sale? Are they all operational? Note how many burners the stove has and whether it’s gas or electric. Is the oven self-cleaning? Once you’ve completed your kitchen checklist, move to the dining room and note its size, whether it’s separate from the kitchen and the condition of the floors and walls. Are there any builtin cupboards? Is the chandelier being sold with the house? Take similar notes for the living room. Is there a fireplace? How many windows are there and what are their sizes? Do the window coverings stay when the house is sold? If the home has a family room, note whether it’s closer or adjacent to the kitchen, if it has access to outdoors and if it has a fireplace or wood stove. Is the stove CSA approved? Again, check the condition of the floor or carpet - and look for cracks and other potential problems. Move on to the bedrooms and note their size and closet space and whether there are any window coverings or adjoining bathrooms. Also note the type of flooring in each bedroom and the colors the rooms are painted. Make notes on the number and size of bathrooms and the condition of the fixtures. Check all faucets and flush toilets to make sure they are in good working order and to see if there is adequate water pressure. Look for signs of mould and deterioration - sometimes these are warning signs of inadequate ventilation. BASEMENT Next, move to the basement. Note
whether it is full or partially finished or unfinished. Is there adequate headroom for moving about? Is there a fireplace or wood-burning stove? Also look for signs of moisture - such as watermarks and peeling paint. Note whether there is a utility area and whether the washer and dryer are being sold with the house. Again, look for signs of water damage. Find out if any recent renovations have been made to the home. It’s also very important to ask about the type of heating, water service, plumbing (copper or other) and electrical amperage. Is the hot water heater owned or rented? Is it gas or electric and what is its capacity? What type of insulation is in the house? YOUR CHECKLIST SHOULD INCLUDE: • What size and shape is the lot? Is it fully serviced? • How many square feet of living space are there? How many rooms? • What is the condition and age of the roof, any leaks or recent repairs? • Are there proper roof gutters and adequate downspouts? • Are the interior walls and ceilings solid? Is there any evidence of leaks or cracks? Any evidence of dry rot or termites? • Are floors firm and level? What type of floors are beneath the carpeting? • Are the room sizes adequate for your needs, storage / closet space? • Is ventilating equipment satisfactory? Exhaust fans in kitchen and bathrooms? • What kind of heat system is it? How much does it cost to heat year-round? • Is there sufficient electrical wiring? Adequate outlets home? • What is the condition of the basement and foundation? Any severe cracks or excessive/uneven settlement of the foundation? Is the floor dry? • What about the attic or crawl space? Any evidence of leaks? Proper insulation/ventilation? • What is the condition of caulking on windows and doors? • Kitchen – are there enough outlets and space for appliances? • What is included in the sale - appliances, etc.? • Is there sufficient parking? • Is a property disclosure statement available? • Are there any restrictive covenants? • What is the zoning on the property, and on surrounding properties?
PUBLISHED BY THE LANGLEY TIMES • home
REAL ESTATE RESOURCE GUIDE 2015
Repair or Renovate — Kristyl Clark , Times Contributer —
appeal is the first impression and a homeowner can tidy up the yard for very little money and add a few plants and flowers for instant appeal.” When there really is no money in the budget for reno’s or upgrades, it’s time to roll up your sleeves, pull out the cleaning supplies and get the house sparkling from top-to-bottom. “Don’t forget the blinds and windows, wipe the walls and doors down, dust everywhere and clean up the yard,” says Evennett. “As well, when it’s time to sell, ensure that you list your home with a reputable REALTOR who is familiar with the area and has good experience.” For more tips on selling your home, visit www. angelaevennett.com or call 604-530-4141.
Where Rock Solid Realtors Mean Rock Solid Results!
S
o you’ve finally decided to take the big plunge and put your home on the market – congrats! Before you stake that big ‘for sale’ sign on your front lawn, you may want to give some serious thought to the two r’s: repairs and renovations. Whether or not fixing up your home will help giving it that competitive edge and attract more potential buyers depends on a handful of variables, according to Angela Evennett, a realtor at HomeLife Benchmark Realty in Langley. “When buyers are out looking for their new home, you can guarantee that they’re not going to look at just one home. They’re going to do their homework and compare homes, what is updated and where they are going to get their best value. Homes that are in tip-top condition have a competitive edge to those that need time and money spent on them. However, what a seller decides to do in order to get their home ready for sale, depends on a number of things -- their budget, motivation, the rate of return, and how much work there is to be done, she says. “Sometimes, a simple clean, de-clutter and re-paint is all that’s necessary to give the house the face-lift it needs. Other times, it might be crucial to do the long overdue bathroom or kitchen update.” Traditionally, bathrooms and kitchens have been known to give a high rate of return, but Evennett says a simple can of paint can give you the “most bang for your buck” – just don’t go overboard with colours. “My advice in this regard is to keep colours neutral and you can’t go wrong.” The majority of people selling their home have budget restraints, which is why it’s important to spend the money you do have wisely, notes Evennett. “Again, painting is cheap and gives an instant overhaul. Dingy carpets can be replaced and this immediately refreshes a home. Don’t forget that curb
Patricia Boscacci 604-603-9654
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YOU HAVE BEEN TOLD NO COUNTLESS TIMES IN YOUR LIFE. GETTING A MORTGAGE OR LOAN SHOULDN’T BE ONE. COUNT ON US TO GET YOU APPROVED WITH THE BEST MORTGAGE OR ALTERNATIVE LENDING SOLUTION.
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PUBLISHED BY THE LANGLEY TIMES • home
REAL ESTATE RESOURCE GUIDE 2015
Buying Foreclosure Properties — Solon Bucholtz, Royal LePage Wolstencroft —
B
uying foreclosure or court-ordered sale properties can be a very rewarding experience — like any home purchase.
However, there are many additional steps that add an increased level of risk, which is why many purchasers shy away from the process. Becoming competent with the additional requirements and working with an expert realtor in these types of properties can increase the success you may find in buying a foreclosure. This will also ensure a more sound approach in dealing with the potential emotional pitfalls that you may experience. Buyers in this hot market are often looking for a deal or an opportunity to save money on the purchase of a property, whether as an investment or for their personal residence. The idea of buying a foreclosure is often brought up by clients as a method to achieve this goal. As an expert in acting for both lenders and buyers in this process, I thought I would share some of the benefits and risks to help you decide if this is the right opportunity for you. Like all home purchases, the process is not cut and dry, but key differences are fairly standard. It is wise to work with a realtor with experience in foreclosures to help guide you through the additional steps and potential variables. Like any purchase, the first step is to identify a suitable home. Your realtor will be able to identify whether the home is in foreclosure. Once you have a found a home you wish to pursue, you will negotiate the terms of your offer, similar to a more typical purchase from a homeowner.
received, should they be successful I court. It is important to know that foreclosures are almost always sold “as is, where is” with no representations or warranties. The seller may remove or damage anything without repercussion. It is also possible the sellers or tenants will not vacate on the date specified by court order. Again, it falls on the new purchasers to take appropriate action to legally obtain possession, sometimes through a sheriff, at an additional cost. Now that the majority of standard risks have been discussed, let’s talk about the benefits. The main benefit and the most common reason buyers want to purchase a foreclosure are for the financial savings. Due to the risks and uncertainties of purchasing through court order, the homes are often discounted and sell between five and 10 per cent below market value. These homes can offer a great opportunity to get ahead and build some quick equity. If you feel that buying a foreclosure might be something you wish to pursue, I strongly recommend that you plan ahead, discuss your goals with your team of professionals, including a realtor, and be patient. If you would like further information or would like to discuss in detail the option of buying a home in foreclosure, I am always available. Happy house hunting!
Unlike a typical purchase, the completion date and possession dates will be unknown until the courts approve the offer. Once due diligence is completed conditions removed, the sale must still be approved by a master or judge at court. The court date can be between two and four weeks after the buyer’s conditions are removed. These variables are often the biggest deterrent for most buyers. The lack of ability to ensure they can buy on a specified date — if, for example, they are selling their home and must line up the transactions — can lead most buyers to pass the opportunity. The other big uncertainty is the potential for competing offers to arise on the court date. Unlike a typical transaction, where the buyer is in control of the purchase once the offer is accepted, in a court-ordered sale, additional offers may be presented in the courtroom, creating a bidding war for a property. Although the first offer is generally successful, if the property is a good deal the likelihood of competition increases. Whether yours is the original offer or you are hoping to bid at court, it is important to note that you only have one chance at amending or submitting your offer. Offers must not contain any conditions, except court approval, and a deposit must be on hand. This puts the responsibility on the purchaser to ensure they have done their due diligence and are in a position to close within 10 to 30 days after approval by the courts. Another variable, which is out of the buyer’s control, is the redemption of the mortgage by the owner. This can happen up to the day of court approval. Should the owner who is in default obtain suitable financing or bring the mortgage back into good standing, the deal can collapse immediately. Again, these risks and variables deter most buyers. The final risk that falls on the purchaser is the state in which the property is home REAL ESTATE RESOURCE GUIDE 2015 •
PUBLISHED BY THE LANGLEY TIMES
A Mortgage to Get Excited About! Whether you are a first-time buyer or an experienced buyer with excellent credit, Dominion Lending Centres has access to the very best products and rates available across Canada. Give us a call... we think you’ll be pleasantly surprised
604-716-0997 email: kevinbay@dominionlending.ca www.kevinbay.ca +++++ Thank you so much Kevin for your incredible service - you were so fast in getting my mortgage in such a short time and so kind hearted and a good rate too! Thanks a million! I will recommend you to everyone!!! ~ Cherylynn B Dominion Lending Centres Producers West Financial | Independently Owned & Operated
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Thinking of listing your home?
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Member of the Medallion Club Top Sellers Top 5% HomeLife Canada 6323 - 197 St, Langley • 604-530-4141
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CALL US TODAY 604 510-5091 “Ask about our Bria Short Stay Suite.”
604.530.0231 www.JenandSheri.com | info@JenandSheri.com PUBLISHED BY THE LANGLEY TIMES • home
REAL ESTATE RESOURCE GUIDE 2015
Lighting the Foyer — Contributed by Design Lighting —
W
hether you’re greeting guests or returning home after a long day, the foyer is a welcoming space that conveys the first statement of your lighting style – sometimes before you’ve even reached the front door. Here are some quick tips to ensure you’re making the most out of your foyer lighting. Tip #1: When an exterior window gives a view into a two-storey foyer, be sure that the hanging fixture is centered and scaled to the frame of the window. By doing this, you are creating a piece of artwork that can be viewed from the street. Tip #2: When choosing a fixture, consider the weight of it before you purchase. Chandeliers heavily adorned with sparkling crystal are beautiful, but may need additional support in the ceiling. Check with your electrician to ensure that your chandelier is properly secured. Tip #3: When height is limited, a decorative flush or semi-flush mount fixture can still create a great first impression. There are many on the market that emulate the feel of a grand chandelier, but sit flush against the ceiling. Tip #4: If you have high ceilings in your foyer, consider installing a chandelier lift with your fixture. With a turn of a key, you can lower your fixture to easily change the lightbulbs or give it a good dusting. Tip #5: Dimmers allow you to balance the intensity of your foyer lighting with that of adjacent rooms, ensuring safe and comfortable passage. Using dimmers also reduces energy consumption, which is good for the environment as well as your pocketbook.
Welcome
Home #100 5499 192 Street Surrey, BC 604.576.8733
Design
Lighting
www.designlighting.ca home REAL ESTATE RESOURCE GUIDE 2015 •
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17
Fraser Valley Elementary School Accepting Applications for Kindergarten to Gr. 5
Home Staging and Re-design
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භ IB Primary Years Programme Candidate School භ Non-denominaƟonal, private school in the heart of Langley භ Enriched academic and individualized inquiry-based curriculum භ Small Class Sizes - Maximum 16 per Class භ French, Technology, and daily Physical EducaƟon for all grades භ AŌer School Clubs - Science, Music, Art, and Sports භ In-House Before and AŌer School Care
Whether you are staging your home for sale or would just like your current home re-designed, let us help you maximize your homes true potential. We believe that everybody deserves a space they will love to come home to and it is our goal to improve homes, one room at a time.
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Call Donna M. Van Beek
Your answer for Personal & Quality Service REMAX ALDERCENTER REALTY 26641 FRASER HWY, ALDERGROVE
604-888-6605
201, 20171 - 92A Ave, Walnut Grove
www.donnavanbeek.com PUBLISHED BY THE LANGLEY TIMES • home
REAL ESTATE RESOURCE GUIDE 2015
WELCOME
TO WILLOUGHBY TOWN CENTRE
Willoughby Town Centre is is the only pedestrian friendly shopping and residential community in the Langley. Big enough to provide everything you need, but small enough to know your favourite barista by name. Be the first to call this charming community home. Kensington is the first residential offering. With some of the most spacious homes around, lush landscaping and private patios it’s no wonder why this building is already home to over 40 families with more joining them shortly.“Immediate occupancy now available.” 604.427.3311 liveatkensignton.ca
WILLOUGHBY. TOWN CENTRE. All your favourite shops and services in one place. This is your town centre. Immediate Occupancy Now Available PRESENTATION CENTRE Open Daily Noon to 5pm (Closed Fridays) 20728 Willoughby Town Centre Drive, Buzz 222
604.427.3311 I liveatkensignton.ca
Willoughby Town Centre
208th St.
OWN FROM $199,900
80th Ave.
Prices and incentives are subject to change or be withdrawn without notice. Pricing excludes taxes. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. 604-583-2212
NOW OPEN
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TOWN
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•
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•
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Fully Licensed with a Patio 604.534.1788 Fully Licenced Unit C100-20678
OPEN DAILY 6 AM- 10 PM mattuscoffee.com
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home REAL ESTATE RESOURCE GUIDE 2015 •
PUBLISHED BY THE LANGLEY TIMES
19
welcome
TO THE NEIGHBOURHOOD
ALDERGROVE
264th & Fraser Hwy. at Best Western
604.856.0344 7am - 10pm Daily
ALDERGROVE
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• live animals • birds • guinea pigs • fish and much more!
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ALDERGROVE
ALDERGROVE
ALDERGROVE
2863 240th Street
NIGHTLY DRINK SPECIALS
Welcome to the neighbourhood!
Aldergrove Legion #265 26607 Fraser Hwy., Aldergrove Lounge (604) 856-5423 Office (604) 856-8814
www.aldergrovelegion.ca
ALDERGROVE
The
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20
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PUBLISHED BY THE LANGLEY TIMES • home
REAL ESTATE RESOURCE GUIDE 2015
Aldergrove – Open for Business — Kurt Langmann , Aldergrove Star —
Aldergrove is a vibrant, growing and healthy community.
T
he name “Aldergrove” was derived from the large number of alder trees that populate the area.
Aldergrove family home and condo sales are always on the rise due to the affordability of real estate for families in this town. Aldergrove homes range between three and six bedrooms. The average property price on new single family homes in Aldergrove is around $680,000. It is a prime location for families with four elementary schools, a middle school, and a high school, and many amenities and activities. The Aldergrove Community Arena is home to the strong Aldergrove Minor Hockey Association, Aldergrove Skating Club and the Aldergrove Kodiaks Junior B hockey team. The Aldergrove Athletic Park is literally the envy of the Fraser Valley, providing year-round access to sports fields for Aldergrove Youth and United Adult Soccer clubs, Aldergrove Minor Baseball, as well as a bike track and skateboarding amenities. Langley Township is working on plans for a new community centre and indoor
welcome
swimming pool, but every summer there is a popular outdoor pool open at Philip Jackman Park, and the Kinsmen Community Centre and Aldergrove Library are conveniently located next door to the high school and athletic park. Aldergrove is also home to the Greater Vancouver Zoological Centre, Aldergrove Regional Park, West Creek Wetlands and a number of trails, including the new South Langley Regional Trail, which links Aldergrove and Campbell Valley regional parks. Aldergrove Festival Days, now in its 103rd year, celebrates local history and the many agricultural achievements. The Fair in July also hosts craft fairs, a chili cook off, and a number of rides and attractions, main stage performers, vendors and other features. Every December the community also hosts a children’s Christmas Party and Parade which attracts many hundreds of happy families to the downtown core. With approximately 15,000 residents on both sides of the Langley-Abbotsford border, Aldergrove is a great community in which to live, have fun and do business.
TO THE NEIGHBOURHOOD
ALDERGROVE
ALDERGROVE
Serving You Right In Aldergrove Since 1967
We'll Make You A Fan!
27441 Fraser Hwy., Aldergrove 604-856-2594 www.donsautobody.ca
26310 Fraser Highway, Aldergrove 604-607-0713 and 19700 Langley ByPass, Langley 604-534-5233
ALDERGROVE
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Rich Coleman,
We’re right here.
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3111-272 Street, Aldergrove
604-381-0055 Mon-Wed-9:30-8:30 Thurs & Fri 9:30-7:30 Sat 9:30-5:30 home REAL ESTATE RESOURCE GUIDE 2015 •
ALDERGROVE
www.richcolemanmla.bc.ca #130-7888 200th Street 604-882-3151
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SEPTIC TANK CLEANING LINE FLUSH & TANK SERVICE visit our website for your coupon
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office: 778-991-7867 facebook.com/pumperguys Call today & receive $30.00 discount! Limited Time Offer 21
welcome DOWNTOWN
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www.langleycdc.com 22
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PUBLISHED BY THE LANGLEY TIMES • home
REAL ESTATE RESOURCE GUIDE 2015
Benefits of Buying Locally — Black Press —
M
any Canadians heading down to the U.S. probably think it’s no big deal to shop outside the country. After all, many of the stores at local malls are U.S.-based chain stores anyways — really, what difference does it make to head south?
Well, the truth is, taking your hard-earned dollars out of the country does hurt Canada and here’s why: jobs and taxes. Dollars that stay in Canada keep Canadians employed. It’s that simple. If you spend in Washington, you are keeping Americans employed, and that’s a good thing — for Americans. But your neighbours here in Langley need jobs, too, and Canadian retailers are employing your kids, your neighbours’ kids, and moms, dads and grandparents of kids who live here. These jobs enable your neighbours to pay taxes, which keeps our social welfare safety net, including public health care, intact. If that doesn’t convince you to shop local, here are a few more reasons: • Shopping diversity: Small business owners offer unique products that you can’t get anywhere else and our marketplace would be poorer without them. Instead of heading south to shop and spending all that money on gas and food, check out one of the many unique local shops in Langley. By shopping at these small local stores, you will enrich the marketplace and ensure there are more interesting places to buy goods in your neighbourhood. • Price check: There are some products available in the U.S. that are cheaper but many others, such as electronics, for example, are basically the same price in the Lower Mainland as they are in, say Bellingham, especially once you figure in the dollar difference. Another issue to consider are the environmental benefits of driving less and keeping your carbon footprint small, and the time saved by shopping closer to home and not enduring border line-ups.
WILLOWBROOK
NO ANTIBIOTICS, ANIMAL BY-PRODUCTS OR ADDED HORMONES.
HERITAGE MEATS
19689 Willowbrook Drive • 604.532.5235 heritagemeatsgourmet.com
LANGLEY/ALDERGROVE
In your community. At your event. On your doorstep.
Not only will you be putting your dollars to work in a way that provides economic spin-offs for your community, you won’t have to sit in a border lineup. Now that sounds like a good deal.
langleytimes.com
WALNUT GROVE
WALNUT GROVE
aldergrovestar.com
WALNUT GROVE THE BEST FOOD IN TOWN FOR OVER 30 YEARS
IE S #HARL
ALL YOU CAN EAT Greek MONDAY All You Can Eat For 2 Nite Spaghetti 18 $
604-888-9000
#1-9497-201 Street, Walnut Grove
We make it easier for you!
TUESDAY
Two Lasagna Dinners $ 19
WEDNESDAY BUY ONE ENTREE RECEIVE THE 2ND ENTREE
50%
Meat • Seafood d•D Deli li • B Bakery k Produce • Floral • Bistro
OFF
Just East Of 200 St. On 201 St.
20159 88 Ave, Walnut Grove • 604.882.8411
Open for pick up & delivery Monday - Friday from 11 am dine-in open from 4 pm every day 8-8790 204 St., Walnut Grove • 604-888-3404 www.oceanparkpizza.ca
WALNUT GROVE
M U R R AY V I L L E
WALNUT GROVE
DRIVE-THRU
Happy Hour
LIQUOR STORE
Drink Specials
OPEN 364 DAYS
Check out Our Patio
604-888 -9463
FROM 9 AM TO 11 PM
Jimy Mac’s
Clean Homes Sell Faster!
3-5 PM EVERY DAY
SEATS UP TO 80 PEOPLE
Pub & Liquor Store
www.jimymacspub.com 19935 - 96 Ave, Langley • 604.888.8830 home REAL ESTATE RESOURCE GUIDE 2015 •
serving the highest quality pizza in Langley since 1979!
Contact us today for a free, no-obligation, in-home estimate!
also... Baked Lasagna, Ravioli, Spaghetti, Ribs /jimspizzeria
www.mollymaid.ca
The Jim’s Special A customer favourite!
(604) 530-0751
PUBLISHED BY THE LANGLEY TIMES
(604) 534-9697 shauna-browne@mollymaid.ca
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“The investors are there. How do we capitalize?” People who know Real Estate & Construction, know BDO.
The Real Estate & Construction Practice at BDO Whether you are an investor, developer, builder, or contractor, the challenges—and the opportunities—in your industry have never been greater. With deep experience and specialized knowledge in the real estate and construction industry, BDO’s dedicated professionals can help you maximize opportunities, in any economy. Assurance | Accounting | Tax | Advisory Bob Mann, CPA, CA bmann@bdo.ca Fraser Valley Real Estate and Construction Leader 220-19916 – 64th Avenue, Langley BC 604 532 4752 www.bdo.ca/real-estate