The Moving Guide Spring | Summer 2017

SPRING / SUMMER 2017

Are Foreign Buyers Coming to the

Okanagan?

Homeless in Kelowna:

Finding a Home Between Homes

Landscaping You Can Eat! Could You Live in a Condo?

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Contents SPRING / SUMMER 2017

On the Cover Aerial view of Kelowna skyline at night

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Photo Contributed

Some think that foreign buyers are playing a big part of this real estate market and others aren’t so sure. Jude Campbell investigates.

Publisher Alan Monk Contributing Writers Jude Campbell, Judie Steeves, Ceinwen Morgan

Advertising Sales 250.212.4888 amonk@telus.net Mailing Address 613 Devonian Ave, Kelowna, BC V1W 4Z8

Graphic Design Omnidesign.ca

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Stop thinking xeriscaping is all rocks and cacti!

Judie Steeves has some colourful ideas for you.

In this Issue

The Moving Guide is delivered exclusively to 8000 moving households in the Kelowna area. Since it is distributed to listed and recently sold houses, the frequency of printing is dependent on the activity of the local real estate market.

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

Our Mission Statement: The Moving Guide reduces the cost and stress of moving by providing accurate information and direct communication between moving households and the relevant suppliers of goods and services. We attempt to make moving (almost) easy!

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Condo living delivers the promise of freedom... or maybe not so much.

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16

10

18

12

22

Judie Steeves shares what she learned in her most recent kitchen reno.

You can move the easy way or the hard way. We talk to the experts!

Your garden can be both beautiful and … yummy!

Kevin Inch tells you how!

Will you be homeless soon? We’ve got good news and bad news...

Even sellers may not win in a seller’s market... Ceinwen Morgan shares a Realtor’s perspective.

Little houses are all the rage – and we’ve got our own little Okanagan version!

SPRING / SUMMER 2017 the Moving Guide

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EDITORIAL

BEFORE

AFTER

BY JUDIE STEEVES

Kitchen Reno’s

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’ve lost count of the number of visitors entering my home for the first time who rave about the kitchen.

Yet, when we purchased this house, the kitchen was the least attractive feature about the entire property.

Sure, renovating the old one cost thousands of dollars but we immediately owned a home worth much more than when we bought it, and it would be more attractive to a potential future buyer.

We had also deducted our estimate of kitchen renovations from the value of the property before we put in our offer on the house, because the kitchen was such a negative.

Of course, the downside was having to camp in the dining room while the kitchen was being renovated. Ideally, it would be done before you move in!

The upside is the tremendous enjoyment we get out of our new living space.

Sherri Paiement, executive officer for the Canadian Home Builders Association of the Central Okanagan says kitchen renovations are a good investment and an important selling feature wherever you are across Canada, along with an ensuite bathroom.

“An open, attractive kitchen may be costly, but it makes a home so much more livable,” she comments. “It’s a good selling feature.”

In particular, she notes that with buying a home such a difficult prospect for new homeowners today, renovating an older home is commonly how they get into the market.

For today’s families, a kitchen that provides bright, comfortable open space for

everyone to hang out, is a must. It’s no longer just the ‘little woman’ who cooks the family meals and when entertaining, it’s common to chat with guests while the cook is busy with last-minute preparation of a meal.

If your existing kitchen is a galleystyle room with a little window over the sink, renos would definitely be an asset to the value of your property.

And, if you find that uninviting style of kitchen when you’re shopping for a new home, keep in mind that renos are not impossible—but make sure you get the price reduced to reflect the fact that you’ll have to do that as soon as you purchase.

In this instance, because there was a very large covered deck off the second-floor kitchen, we were able to extend the floor area out onto the deck, nearly doubling the size of it, and adding a wall of windows that brightens the whole room. There’s still a big overhang

SPRING / SUMMER 2017 the Moving Guide

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EDITORIAL Note: Trail Appliances has some practical tips to ensure that you don’t run into problems putting new appliances in to your new kitchen. After the advertiser suggested

BEFORE

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AFTER

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on the remaining deck which shades the sun from the kitchen in summer, but lets in the lower rays of the winter sun to add heat as well as light at that time of year.

There are a variety of companies specializing in kitchen cabinets, built elsewhere for easy installation, based on the dimensions of your room and

your own design for drawers and cupboards. (Or, you may just wish to replace the hardware, doors and drawer fronts for an updated look, without the high price—and you’re being environmentallyfriendly at the same time.)

Keep in mind you’ll save money by installing a new sink near where the existing plumbing

is, and if you opt for an electric stove, locating the new one where the plug for the old one is. And, if you go for natural gas, keep in mind where that piping is located when re-designing.

It’s amazing the number of innovative drawer and cupboard styles that make storage and use more efficient. For instance,

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EDITORIAL

An open, attractive kitchen may be costly, but it makes a home so much more livable.

BEFORE

AFTER

insert dividers into one cupboard to accommodate sheet pans and cutting boards, so each is accessible without everything ending up on the floor when you want the bottom one.

A shelf should be builtin for the microwave oven, rather than wasting counter space, and you may wish to

hang your copper-bottom pots and pans for a country look, as well as convenience.

I love a large pantry cupboard near my butcher block, where I do most of my baking and food preparation. It saves lots of time and energy and makes cooking a breeze instead of a chore. That butcher block is also next to the

Sherri Paiement, executive officer for the Canadian Home Builders Association of the Central Okanagan

cooktop, for the same reason.

Don’t forget to put plugs in wherever you might want to use electrical appliances.

This is not the first kitchen reno I’ve done, and in other instances, we also knew when buying, that a kitchen update had to be part of the purchasing budget.

Most of all, don’t let a dated kitchen turn you away from a house that you like otherwise, and don’t hesitate to update your kitchen even if you plan to sell, because it’s one reno where you’re likely to get a good return on your investment. TMG

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SPRING / SUMMER 2017 the Moving Guide

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FEATURE

Are Foreign Buyers Active in Kelowna?

R

ecent events in the real estate market in Vancouver have decidedly put a damper on the number of zealous foreign buyers who ran a heyday of purchasing in past years in that city.

The attempt to rein in foreign investment appears to have had some effect on that market in past months, but in the Okanagan, out-of-province and overseas monies have remained almost at traditional levels.

Okanagan Mainline Real Estate Board president Anthony Bastiaanssen noted that out-of-Canada buyers still account for just two percent of overall sales, with interest coming from Americans and people in the United Kingdom, representing just a “small number” he said.

“More significantly, it’s the Alberta market that has dropped. It was 20 percent before the big oil drop, and now it’s at 10 to 15 percent,” he said. “[It’s] still not a major impact on our area.”

Buyers identifying themselves from the Lower Mainland however seem to be taking a shine to the Okanagan, with some 20 percent buying in October, seemingly taking advantage

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the Moving Guide SPRING / SUMMER 2017

BY JUDE CAMPBELL

of the shifts in their own market area.

“There are a variety of people who are taking the opportunity to cash out their high value homes, prior to actually retiring, to buy either vacation properties with a view to settling later on,” he explained.

“None of this really has an impact on the [recent] home buyer, but it makes a difference to those who may have purchased their lower mainland home in the $200 - $300,000 range and now have a home worth $1.5 million,” he noted.

Statistics show that the majority of buyers are still from the local areas, with first time buyers up to 21.7 percent from the previous year’s 17.9 percent. Buyers downsizing account for 18.4 percent compared to a former 12.3 percent of the market.

It should be pointed out that the statistics do not always paint an accurate picture of where a buyer may actually come from. A buyer may list his last address as a local one or in Vancouver where he/ she rented or stayed with family for a few months after arriving from a foreign country. Such a buyer is not counted as coming from a foreign source even though many might classify them as such.

There is also some anecdotal evidence that

FEATURE

There are a variety of people [from the Lower Mainland] who are taking the opportunity to cash out their high value homes, prior to actually retiring, to buy either vacation properties with a view to settling later on.

Anthony Bastiaanssen, Okanagan Mainline Real Estate Board president

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Custom Made, as shown. foreign buyers might actually be a larger factor in the local market than what the raw data reveals. Re/Max Realtor, Kevin Crowell estimates that about 30% of his buyers are Asian speaking, but not necessarily from offshore.

Through the past year, the local market has seen a glut of buyers but light to no inventory is leaving some real estate agents juggling four or five wouldbe purchasers, with nowhere to take them.

In spite of this, Bastiaanssen maintains that “we’re anticipating a cooling trend in the market, which will gradually return to normal conditions,” Home prices remain relatively stable in the $460,000 mark, and there are hopes that the recently announced B.C. government plan to assist first time buyers with repayable loans up to $37,000 will boost figures.

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Regardless of which type of buyer you are, Bastiaanssen strongly encourages people to consult a Realtor conversant in local markets, and well versed in both the market and the different product types of interest.

“Whether it’s your first home, a downsize or an investment property, making a sound and informed decision is important and that’s where an experienced Realtor can be a sound asset,” he added. TMG

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EDITORIAL

MOVING

The [Almost] Easy Way...

Facing a move, whether across the city or across the country can be a daunting proposition.

W

hether you’re moving from a small apartment or from a large family home, there are similar problems to tackle, with the biggest question being where do you begin?

Professional movers encounter those broad reaching problems frequently and can offer expert advice to people who plan to do the move on their own or with a moving company.

The first tip to make life easier is to face the task with a mantra of ‘declutter, declutter, declutter.’

Couple that with getting organized early to avoid last minute rushing, which usually means forgetting something or breaking something.

Look at the move as the perfect opportunity to get rid of stuff you really don’t need, especially if you intend to use a moving company because their rates are based on weight and volume.

Consider the move a chance to hold a great garage sale by getting rid of your unneeded items. Or, since garage sales are not particularly lucrative, consider just giving things away to family, friends, or any number of grateful local charities.

Be organized and be prepared for the movers, or friends, when they show up. That means having good cardboard boxes ready to pack, or use plastic bins for a more green-friendly approach.

Boxes should all be fully closed, taped and labelled so that at the

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the Moving Guide SPRING / SUMMER 2017

other end, friends or movers, know what room to put things into instead of spending time and (your) money asking you questions.

Leave some essential items in a special area that’s easily accessible on moving day: cleaning supplies, light bulbs, bathroom tissue, garbage bags, pet food and dishes, and a change of clothes for everyone in the family. Find a pet sitter for the day—pets go missing at an alarming rate in the disruption and noise of moving day.

It’s important to check your list of must-do items at both ends of the move, including ensuring all of your utilities have been moved to the new domain.

If your move will be with family or with your new-best-friendswith-trucks move, get organized and have all of your belongings ready to go. Trying to pack up when people are trying to load up is a waste of time and energy and a source of much stress.

And remember that after a day of toting and lifting, give everyone the gift of appreciation - food and bevies at the end of the day. If you’ve hired professional movers, they don’t mind a coffee break too.

Being organized greatly reduces the stress of moving with family and friends; while hiring a professional company makes the event (almost) a walk in the park.

Before hiring a company, do your due diligence. Research the company, look at testimonials, access the company’s reputation,

talk to other people in the business like storage companies.

Beware of discount movers.

Cheap-cheap may end up with damage-damage issues to your belongings - and no recourse.

Services can be full-serve or just a pack and unpack package, depending on your needs and pocketbook. Always do a

walk-through with a moving consultant who will give you an accurate estimate of costs.

And remember your new neighbours! Make nice with them by not blocking access to their driveway, and offer a hearty handshake when you introduce yourself to the neighbourhood. — By Jude Campbell

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EDITORIAL

Moving For Seniors

Moving often becomes an overwhelming task for everyone involved, and more so when the move involves families facing the downsizing of aging parents.

F

amily members usually deal with these events, although there are professional downsizers who are well equipped to deal with the intricacies of this special, and sometimes sad, time in the lives of seniors facing relocation.

It’s not just leaving the house.

A seniors’ home could also be a depository for decades of special memories, favourite pieces of furniture or unique collections that represent a lifetime. Emotionally and physically, for all involved, this can be a very difficult time.

Family members generally take over such moves, although there are professionals such as Paula Fiander from Moving Solutions for Seniors, who can offer ideas and help with the move.

Tips she offers for an easier

transition start with making lists of what to keep, what to move, what to send to consignment, what family members want to keep and what may go to estate auctions.

“This is a generation of people who were taught to hold on to things, to memories,” Fiander points out. “It’s very daunting for them to go from a 3,600 square foot family home –filled with special memories, to a 1,000 square foot residence.”

An expert like Fiander will start with a walk-through with the senior to determine how much there is to deal with—from attic to basement. Subsequent visits assist in deciding what’s going where and what is being sold or given away.

The family should take into consideration the new residence floor plan by culling furniture

that’s too big or too many pieces of furniture that can’t fit into the new home. Always consult with the seniors who are being moved as to what their wishes are when it comes to disposing items.

Special pieces, artworks or collections can be offered and shipped to family members, or arrange charity pick-ups, or set the wheels in motion for estate sales and auctions for valuable items.

The professional senior movers remind family members that the most difficult thing is to have people let go of years of memories and special things that have been a

part of their lives for so long. Some insist on taking too much—and some time later they experience the ‘ah-hah moment’ when they realize “oh, we took way too much!”

An ideal move day scenario for the couple/single going through their well planned, ‘right-sized’ move would see them spending a day with family and arriving at their new residence at 5 p.m. to find everything in perfect order.

Dishes would be unpacked and put away, beds made, pictures hung, and small food items in the fridge for a complete live-in ready experience. — By Jude Campbell

Make the right move.

With the right mortgage advice.

Contact us: 778-363-5626 Dean Larson and Lindsay McDonald lmcdonald@compassmortgage.com SPRING / SUMMER 2017 the Moving Guide

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Eat

GREAT LIVING

Your Landscaping!

Imagine radishes and raspberries among your roses or sage and sunflowers with the snapdragons; or even dainty carrot tops waving in the breeze among the calendula in your flower borders.

BY JUDIE STEEVES

I

n fact, many people already grow such colourful, edible herbs as lavender and thyme in the flower bed with the lilies and lupines, so why not lettuce as well?

It’s very attractive, even though it doesn’t bloom in the first year, and you harvest it before the second.

You could also pluck the petals from your roses and calendula, lavender and thyme to toss into a salad with greens from the lettuce, spinach, kale and collards growing in amongst the columbines and coral bells in your front yard.

Mind-boggling? Not at all.

It’s simply a matter of loosening that straight-jacket thinking or stepping outside the box into a world where flowers, bushes, vines and trees are permitted to have a dual purpose: not only to beautify your yard—your outside world—but also to provide food for people, insects such as pollinators, and even wildlife and birds.

People multi-task all the time, so why expect less of your landscape?

Instead of a mono-culture of thirsty, boring, green sod grasses, enjoy a sweeping view of purple spikes of edible lavender interspersed with golden sunflowers, and a tumble of orange nasturtiums or mounds of marigolds in front.

As summer matures, in that same sunny spot, with little to no supplemental water, enjoy continued bloom from the nasturtiums and marigolds, but the lavender will now be a mound of silver foliage, and yellow coreopsis might have joined the sunflowers,

along with spikes of the laterblooming blue Russian sage.

In an area of the landscape with sun, but a bit more water and a thick mulch, tomato plants and peppers would even be attractive amongst the red Shirley poppies, colourful petunias, blue delphiniums and purple or golden echinacea, with asters blooming later in the season when the poppies are finished. A sweep of lacy, green, carrot tops wouldn’t look amiss weaving through the patch.

It’s a landscaping vision that Kevin Inch of Home Harvest Foodscapes is passionate about, and he’s building three-foot high wooden garden boxes to provide an easyto-use landscape addition for the patio or yard, where both edible and ornamental plants could co-exist.

With his training in ecosystem management and experience in pruning and managing fruit trees, Inch carries out his vision by encouraging everyone to transition their purely ornamental landscape into one that’s more friendly.

To begin with, he suggests integrating fruit trees, vines and bushes, as well as nuts such as hazelnuts and pecan, chestnuts and walnuts into your landscape.

In amongst these taller specimens, consider combining companion plants, both edible and ornamental, to ensure a healthy patch where everyone gets along, and helps their neighbours to combat pests and disease.

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GREAT LIVING Left: Bright spikes of lavender provide a structured backdrop for sunny Gloriosa daisies, surrounded by edible thyme and sage.

Below: Kevin Inch of Home Harvest Foodscape.

the neighbourhood, is that gardening is a wonderful start to forming a community.

“People who are out in their front yards growing plants bring people back into neighbourhoods.

They re-connect with each other because they’re outside and they greet each other,” he explains.

As well, if you’re growing

food, you may find you have too many cherries or zucchini, so you can give some to the neighbours, who may have too many tomatoes or onions—and suddenly you’re interacting with the neighbourhood; sharing food and creating a community, he says.

He’s also a big fan of growing living walls and rooftop gardens

for those in offices or high rises.

Wherever you’re growing things, he emphasizes the importance of paying close attention to the soil that is the foundation of your garden/landscape.

Studying soil science, he is building soil that mimics the soil horizons that are found in the natural world, because each layer

has an important function. He begins with tree prunings at the bottom, then straw for oxygen low in the column of soil, then compost where its organic matter provides good fungal growth in the soil; and then topsoil.

Building this way, your garden shouldn’t need any additions for the first couple of years, he advises, although he says you should rotate your crops for healthy plants. Top it with more compost in successive years.

Removing lawns reduces the cost of irrigation, saves the energy required to mow it, as well as the gas and chemical fertilizers, he says.

“A green lawn doesn’t give you much in return,” he adds. where an edible landscape gives you food, along with providing habitat for pollinators such as bees, wildlife such as birds and squirrels, and even larger mammals. TMG

SPRING / SUMMER 2017 the Moving Guide

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GREAT LIVING

Colourful Landscapes I

With Less Water

n today’s Okanagan, awareness of the importance of conserving water is even influencing 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 amount of water used instead of a flat fee, which makes people more aware of how much they use, and results in a tendency to use less.

Gwen Steele discovered the concept of xeriscape, or “gardening with nature” in 1992 and has been preaching it ever since.

She co-founded the non-profit Okanagan Xeriscape Association in 2009 and is its executive-director.

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.

Steele says she is always on the lookout for xeriscape examples to photograph and to find out from the owners the story of creation of their water-wise landscape.

In recent years, more and more people tell her that they didn’t put the landscape in, but chose to buy their current home over similar properties, because of the nicely xeriscaped yard.

She’s delighted with such responses because it shows that

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the Moving Guide SPRING / SUMMER 2017

her message is getting through.

Increasing interest in her classes tells her the same thing.

Some people start from scratch, but most people renovate an existing landscape to a xeriscape by removing turf, ensuring there’s good soil and then planting the site with drought-tolerant plants, whether 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 shubbery 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 plants 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 out between rocks,” she comments.

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

On the other hand, maintenance of a proper xeriscape is easier than a conventional landscape because the plants are naturally adapted better 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 and gradually convert additional sections. That way, you learn from the first plot you planted, you 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: www.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.

The most useful tool is the plant database with hundreds of xeriscape appropriate 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.

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

GREAT LIVING The Rock Garden section of the Okanagan Xeriscape Association’s demonstration garden.

Kelowna. It’s called the UnH2O Garden and includes five different theme gardens: a butterfly, Mediterranean, native plant, ornamental grass and rock garden.

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

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.

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 help you achieve 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 you’ll enjoy, while helping to conserve water and save money,” she says. — By Judie Steves

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

Gwen Steele, Member of the Okanagan Xeriscape Association

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EDITORIAL

HOMELESS IN KELOWNA: Embracing The Adventure!

If you are between houses and find yourself temporarily homeless, try thinking outside the box, regardless of your age or family size.

T

here’s no hard and fast law that says you must rent in some conventional manner. This could end up being a life changing experience – hopefully a good one!

Explore alternatives such as finding a sub-lease, or take over a longer term lease from someone. Cast around to see if friends or acquaintances are taking an extended, or even a short term vacation, and offer to house sit.

Take on pet sitting needs in exchange for a place to sleep---it’ll be less expensive than kenneling the furry family. If you really feel adventurous, take on back-to-back house sitting opportunities. You’ll have to move often, but it could still be rent reduced or even rent free accommodations for a few months.

Take a look at visiting friends across Canada or USA, home hopping every few weeks. Driving hither and yon, you’ll see plenty of out of the way tourist spots. Who ever would have thought you could have experienced the epicurean pleasures of Danny’s Restaurant in Acme, Alberta?

Or, as one vagabond suggested: check out the cost of a re-positioning cruise and do it until your new land-worth home is ready.

The most inspiring tale of self chosen homelessness comes from a friend who, after selling the family home, found she had “itchy feet.”

Her fledglings had left the nest, the house was too big, and the thought of an apartment left her cold.

But one has to sleep somewhere.

Ever ready to test uncharted waters, (or in this case, some of the roads) this 50-plus-something found like minded friends and they concocted their big idea, albeit wine inspired. They bought an old RV (read: dilapidated Winnebago), suitable for long distance travel (they had hoped—but it wasn’t to be so), mapped out a flexible route, loaded up with groceries and set off for two, maybe three or possibly more months to explore this great country of ours, and some stuff down south.

Truly, the RV odyssey became more than an ordinary adventure. A test of wills, of friendships, of temperaments, of abilities, of rigidness, of compromise and most of all, love... as in, love thy neighbour and turn the other cheek sort of thing. An exploration of lands and of the limits of the human spirit...

Breakdowns, both human and vehicular, blended with spectacular sunsets and sunrises; wilderness campgrounds and side-by-side RV cities; new friends exchanged numbers; old friends found ways to re-bond.

Ultimately, it created a lifelong memory full of every possible emotion, but mostly a whole lot of laughter.

Would those three do it again---not ever! Even decades of lapsed time cannot cure that debacle.

Did I mention these people are ‘adventurous?’

RVs might be out--but that doesn’t rule out extended cruises which our intrepid gypsies calculated could cost about the same as supporting a mortgage, paying taxes, utilities, fixing the furnace and mowing the lawn.

But with maid/butler/chef/pool boy service included, plus an ever changing view.— By Jude Campbell

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Sometimes the home selling and buying process gets skewed, putting the cart before the horse, and leaving the family in the lurch, bags in hand and nowhere to drop them.

If your house is gone, but the new digs aren’t ready for immediate possession, people can be left with few options - short of imposing on friends or relatives, or opting for a long-time stay in a local hotel... which may come at out of this world prices.

Enter Jen Jaggers, property management guru who has been in the rental game for the past decade, matching homes to those in need of temporary accommodations.

Working with a property manager like Jaggers you can get access to a substantial number of properties from basement suites to million-dollar babies, that could fit your temporary digs bill.

Working with the owners of the for-rent properties, Jaggers seeks to (preferably) find suitable tenants who are ready for at least a three-month or longer lease.

“The shortest is three months, because my owners would like to have someone in the property that wants to stay for a longer length of time - a good and reliable tenant,” she informs.

For people in between house sales, or those who are out of their home waiting for the next house to be built, a property management firm could step in and find temporary accommodation to suit.

“It’s always much easier if there are no pets involved,” Jaggers warns.

“Many owners just don’t want to take a chance on pet damage, even small pets like cats that can damage carpets if not trained properly.”

If you have pets, you might well be looking at some serious commute time from distant communities. Fido will love it in Lumby or Beaverdell.... but the pet parent tails might not be wagging quite as much when they notice the gas bills racking up.

Depending on need, there are usually rentals available in condo developments, duplexes, basement suites and houses. Prices can range from $700 up to $2800 or more, reflecting the amenities.

“Typically, rentals range from $1200-1400,” she said. “But that also depends on the time of year, with summer months being higher need and higher cost.”

Vacation rentals could be found on a week-to-week basis, but that would come at a premium.”

Adding to the cost of short term rental is the need to either move your belongings not once but twice, or incurring the cost of storage. Most rental properties don’t come with furniture.

If your only choice is to bunk in with family, keep in mind that you and yours are not their guests.

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EDITORIAL

THE TOUGH TRUTH FOR BUYERS AND SELLERS

BY CEINWEN MORGAN

T

he Okanagan is our four season play ground. It’s the place where, in the same day, you can snowboard or hike and wakeboard or ski or simply enjoy our stunning weather. However, like with everything, there comes a price, a toll booth. Here in this beautiful metropolis where we live is where you’ll find the angst of so many buyers trying to find a home for their family and simply just trying to settle down into a regular routine.

Buyers are facing the harsh facts that there just isn’t enough product on the market to make an executive decision on their ‘forever’ home. Sellers are not understanding that they are a part of this valuable equation. They are allowing the fear of lack of inventory to prevent them from selling and then re-buying. So instead, we are all at a stand still and this vicious circle continues.

Inventory from this time last year in the Central Okanagan for residential listings is down substantially, a whopping 30

per cent increase in their value from the previous year.

Condominium inventory has plummeted 30 per cent as well and leaving the increase in sale prices at a comfortable 10 per cent increase.

There is a way for buyers to help assist sellers get off of the ledge and take the plunge into our market by allowing the pre-approval process to take effect. If buyers come into a home they desire with a ready to fire mode in effect, then sellers would be more inclined to follow.

I had the privilege of interviewing a highly sought after mortgage broker, John Antle, with Mortgage Alliance, on how he thinks buyers can benefit during this time with such little inventory and in such a competitive market.

Antle stated, “Most agents will strongly recommend that you secure a pre-approval from your mortgage broker. As your broker, we will work with you to establish the amount of mortgage you qualify for and secure you a set interest rate.”

“As confirmation, you receive a written pre-approval that confirms the specific period of time the pre-approval/rate hold is good for - usually 60 to 120 days. Once the time frame has

If the rates happen to climb while you are shopping around, you will still be eligible for the rate you were offered during your pre -approval process as long as you purchase and close on your property before the rate hold expires. Conversely, if rates happen to go even lower you are still entitled to receive the benefit of the lowest market rates.

John Antle, Mortgage Broker, Mortgage Alliance

per cent. However, what sellers are not realizing is that the average sale price for a singlefamily home is sitting at a 15

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expired, this only means the rate hold is no longer being held.”

Antle continues “If the rates happen to climb while you are shopping around, you will still be eligible for the rate you were offered during your pre-approval process as long as you purchase and close on your property before the rate hold expires. Conversely, if rates happen to go even lower you are still entitled to receive the benefit of the lowest market rates.”

If buyers can hold up their end of the bargain and complete the pre-approval process, then perhaps everyone — buyers and sellers alike — can work in harmony.

However, what sellers need to understand is that, at this time in our market, you are going to sell high and buy high. There is simply no way around that and things are not about to change anytime soon. #knowldgeispower

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EDITORIAL

F

inding the right house in the right neighbourhood for your family can end up being a game of hopscotch if you haven’t done your homework, or contacted a savvy Realtor in the area.

Where prospective buyers look depends greatly on the needs of the family or the individual, said long time Realtors Jerry Geen and Elya Byrne of ReMax Kelowna.

“Families focus on schools nearby, and access to extracurricular activities. How far do we have to drive to sports fields? To hockey? To dance?” he said. “Being central to those needs is a big factor for where families start to look for a home.”

Kelowna, despite having grown in leaps and bounds over the last two decades, is still a relatively ‘small-ish’ community when you compare the drive times in Vancouver or Toronto.

Families looking for a family oriented locale still gravitate to ever popular Kettle Valley, older Glenmore Valley and west of the bridge, to Rose Valley, Shannon and Talus Ridge.

“A lot of value is placed on access to elementary and middle schools,” Byrne noted. “There are good schools everywhere, some families focus on access to French immersion; others need to balance work distances for both parents so a central location is best for them.”

Family heavy locations are attractive to many, while other families prefer to be a little distanced from the kid heavy involvement that some Mission and across the bridge areas attract.

Think about shelling out goodies to some 400+ costumed muchkins at Halloween; a number easily reached in Kettle Valley, Shannon and Rose Valley suburbs.

Finding Kelowna’s Best Neighbourhoods

Vineyard overlooking a subdivision Okanagan Lake Kelowna. — Photo by SMJoness

But those subdivisions also have great extracurricular activities close at hand.

As always, house prices play a major role in picking the home of your dreams, but according to Geen and Byrne “affordable houses in good communities and good schools” can be found outside the higher ticket areas.

“And don’t be put off by the bridge,” she added. “It’s just eight minutes, and that’s not a lot of time to add to your commute to work downtown.”

“There are areas in Rutland that are affordable and family friendly,” Byrne said. “Black Mountain is also very family oriented, has a great community feel and good schools.”

A more rural setting, more land and fewer neighbours often attracts buyers to Belgo and Lake Country, which can be just the ticket for parents who hold jobs in opposite ends of the valley.

An up and coming downtown area is the North end, where the “20 and 30 somethings are looking for their first home,” she added. The South end around Kelowna General Hospital is drawing multiple offers on homes sought by young

Jerry Geen and Elya Byrne, Realtors of ReMax Kelowna

professionals who “just love the area”, Geen said. The easy access to numerous amenities, many within walking distance is a solid attraction.

“We love to deal with out of town buyers who really need reliable information on

schools, neighbourhoods, traffic, investment areas, everything related to finding the right home in the right place,” Geen said.

“It’s very satisfying, very gratifying to be able to help them find their home.”— By Jude Campbell

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EDITORIAL

Condo Con K

elowna often looks like condo-heaven, especial to the idea of a ‘lock it and leave it’ lifestyle.

The advantages are many, but buyers should also be aware of possible disadvantages and have an arsenal of important questions at their fingertips ready to ask of your Realtor. There are numerous Kelowna Realtors who can add a much-needed voice of experience with advice and points to ponder before signing on the dotted line.

Tracy Lang, with Coldwell Banker, is a long time Kelowna Realtor who specializes in finding the right condo for her buyers, and offers expert advice and points to ponder before signing on the dotted line.

“The most obvious pros in owning a condo include lifestyle,” she said. “No yard maintenance, major repairs.

Amenities in many condo complexes attract buyers, from pools, gyms and tennis courts.

Guest suites are a bonus, as are club houses and large common

areas. It’s all in your strata fees.”

The lock-it-and-leave-it attitude also gives peace of mind for many ‘snowbirds’.

Lang points out that downtown condos offer easy access to Kelowna’s Cultural District, along with access to beaches, restaurants, shopping, transit. Condos in the downtown core and close-by are all just a walk away, so you can forget heavy gas bills for your car.

Knowledgeable Realtors will suggest buyers make themselves aware of and ready to factor in living by strata rules. Condo developments can have specific age and pet restrictions, and often enforce rental restrictions that can impact local investors and out-of-town buyers.

Another con to to condo living is the lack of privacy, which may be a concern for some.

In a multi-residence concept, be ready to find a way to love

Tracy Lang and Leigh Bjornson Kelowna Realtors

Left photo: High rise condos at the heart of downtown Kelowna.

Bottom: Trendy Ellis Street surrounded by lots of amenities.

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the Moving Guide SPRING / SUMMER 2017

EDITORIAL

undrums l y to the first-time buyer or people attracted

your neighbours, and always be aware of strata bylaws. Take the initiative and sign up to be a strata council member. Go to meetings so that you’re in on the ground floor of decisions that might change the rules in the place you call your home.

Looking for a new place is an exciting time for first-timers or those looking for a change in lifestyle. Working with a Realtor is usually your best chance in finding what you really want. A Realtor is in-sync with amenities, strata fees, the age of the building and deprecia-

tion reports that could signal a future ‘budget hit’ if acrossthe- board repairs are called for.

Lang’s partner in real estate, Leigh Bjornson, noted the more popular condos downtown include Sunset Waterfront Resort, Discovery Bay, Waterscapes and Centuria. Outside of downtown it’s Playa del Sol, Meadowbrook and The Verve. In West Kelowna, check out Sundance Ridge, Aria, Copper Sky and Mira Vista - all are larger and appeal to a broad section of buyers with rental in mind. In 2016, an average price was $295,000. — By Jude Campbell

No yard maintenance, major repairs. Amenities in many condo complexes attract buyers, from pools, gyms and tennis courts.

Guest suites are a bonus, as are club houses and large common areas. It’s all in your strata fees.

Tracy Lang, Coldwell Banker Kelowna Realtor

We help you move!

T

Living With Condo Rules

o this day, the ‘icicdent’ is called the pee-pee bush problem. It’s funnier now than it was then, simply because years have passed, and I never returned to the condo.

Who knew condo/apartment complexes had so many rules... and that the owners actually seem to take them quite seriously?

I was in town for some much needed R&R, looking forward to seeing my friend’s new condo-digs, even though I had to bring my two-year-old munchkin with me.

Now, way-back then, there were few condos in Kelowna, and my friend had picked one of the upper scale ones to call home. It was on the ninth floor, had a fab view. Even better—there was a pool! After some refreshment and catch-up gossip, she filled me in on the Rules of Condo Living.

None seemed to apply much to me, other than “no kids in the pool from 11 to 5.”

What?? Summer in Kelowna, it’s hot and the munchkin is whinny. What better way to make him happy than a little water frolic.

Ignoring The Rules, we set off, down the endless hallway, around this corner and that, and finally found the pool entrance which had a very large sign re-stating what she’d told me.

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Peering cautiously to ensure no condo-cops were in sight, and damn the torpedos, we went in.

Perhaps the little fella was a little noisy, maybe a little rambunctious, but it seemed seconds before a dour woman peered over the fence with an admonishment about The Rules.

“Sorry, we’re just visiting, and we’ll be out right away” seemed to mollify her.

Perhaps we should have left immediately but he was having so much fun—what’s another minute? So we tempted fate and, apparently the gods of parenthood were not amused.

In that last precious minute of course he urgently announced “Mommy, I got to pee-pee!”

Dash nine floors? Carry him? My options seemed narrow. But wait! Providence seemed to have descended: there were bushes just over there! Well of course you know it had to happen... mid-stream, aforementioned dour woman, a.k.a head of condo strata police, appeared.

Aghast to say the least, we were turfed, with yet another rule reminder, hands on her ample hips.

Never told my friend, and she never invited me again.

So much for condos and rules.— By Jude Campbell

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EDITORIAL Many house hunters have been caught up in the novelty of the tiny house alternative now sweeping across the country.

H Little

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n Kelowna, it’s not so much ‘tiny’ but more like ‘small’ that brands the kind of cutie pie residences being built for discerning buyers by the Little House Company, brainchild of Tara Tschritter and Allie Ramchuk.

“Rather than tiny-tiny houses, these little homes are more realistic, more liveable and not mobile,” Ramchuk noted. “From 320 to 1000 square feet, the appeal is to a mixed market—boomers, singles, one child families or millenniums. We have five designs, or you can customize to suit your needs or lifestyle. It can be your primary home, an investment opportunity, a second dwelling on your existing land to support a family member—student, grandma or a child with a disability who also needs independence.”

Some of their Little House designs include a loft, a cool 750 square feet.

Although many areas of the city aren’t zoned for such structures, the idea is in the works and some developers are openly embracing the trend.

“A micro home can be a great, affordable alternative to downsizing or selling,” she added. “And for some people, it’s much more desirable than going into a townhouse or condo.”

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ouse Options

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The micro living trend locally has caught the eye of developers in the McKinley Landing tract and in that space, mansion style lakeside homes can blend easily into an integrated micro-community nearby.

The attraction, especially for young buyers is to avoid the catch of being house poor.

“They want to have time to travel, not be tied to house maintenance and a big mortgage,” she added.

The smallest footprint brings a price tag of $99,000 (without land) and the Little House team is willing to work with buyers to create the mini house of their dreams, meshing quality with longevity and a touch of tradition.

“Tiny Homes can be 150 square feet, and on wheels, it’s a nomadic lifestyle,” she noted.

“Our little houses are still on land, but free up the owners for leisure or travel, or investment opportunities,” she said.

Among the target areas for possible multiple build Little Homes within the city limits are large lot plots around the hospital, an attraction to young medical professionals, providing the best of both worlds—proximity to work, urban lifestyle, and investment in a home.— By Jude Campbell

EDITORIAL

SPRING / SUMMER 2017 the Moving Guide

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