What home buyers, sellers and landlords need to know

Recent changes to British Columbia’s residential tenancy laws under Bill 14 have brought significant shifts for home buyers, sellers and property owners. Modifications to the Residential Tenancy Act and the Manufactured Home Park Tenancy Act aim to enhance tenant protections and ensure fair practices, with further amendments reflecting the provincial government’s responsiveness to stakeholder feedback. Whether you’re buying, selling or renting out a property, understanding these changes is crucial for a smooth transaction process. Here’s a breakdown of the key amendments and their implications.

Key changes impacting landlords and sellers

If you’re an owner or planning to sell a property with tenants, these changes are especially relevant:

1. Restrictions on occupancy evictions in large buildings: Owners of purpose-built rental buildings with five or more units can no longer evict tenants for personal use. This means you won’t be able to reclaim a unit for yourself or a family member in larger rental properties. The aim is to prevent tenant displacement in vulnerable housing situations.

2. Longer occupancy requirements for landlords: If you're a landlord planning to move into your rental property, you now need to occupy it for at least 12 months (up from six months). This ensures personal occupancy evictions are genuine and prevents property owners from quickly re-renting at higher rates.

3. No rent increases for minor occupants: A critical change is the prohibition of rent increases when minors join the household. Families adding a child won’t face unexpected rent hikes.

4. Ban on frivolous eviction notices: Landlords are also prohibited from issuing frivolous notices to end tenancies. This change is designed to prevent unjustified evictions, ensuring tenants are not unfairly displaced.

Other recent changes to be aware of

Several other amendments came into effect on July 18, 2024, impacting property owners, home buyers and sellers:

1. New web portal for evictions: Landlords now must use an online portal to generate Notices to End Tenancy for personal occupancy. This standardizes the process and ensures landlords are fully aware of legal requirements, reducing the risk of bad-faith evictions. Sellers and buyers planning to move in need to understand this new system.

2. Extended notice periods: The notice period for evictions due to personal use increased from two months to four months, giving tenants more time to find new housing. For buyers planning to move in, this means accounting for a longer waiting period before you can take possession.

3. Longer dispute period for tenants: Tenants now have 30 days (up from 15 days) to dispute a Notice to End Tenancy. For buyers and sellers, the extended period could affect transaction timelines, so it’s important to plan accordingly.

Province responds to feedback on changes: reduced periods for purchasers

In response to feedback from industry stakeholders, the provincial government made additional amendments effective August 21, 2024, which reduced the notice and dispute periods for home purchasers*:

1. Three-month notice period for purchasers: If you're buying a tenanted property and need the tenants to vacate for your own use, the notice period has been reduced from four months (which took affect in July) to three months. This change occurred after concerns were raised that a four-month notice period could prevent first-time buyers from purchasing tenanted properties, particularly under CMHC programs that require vacancy upon possession. The reduced notice period helps align with mortgage and financing requirements, making it easier for buyers to close deals.

2. Shorter dispute period for tenants: The dispute period for tenants in these cases has also been shortened to 21 days (down from 30 days) to help expedite the process for buyers who need to take possession of the property within a specific timeframe.

*The four-month notice period remains in effect for landlords who intend to personally move into the rental or have a close family member move in. Tenants of these properties will also still have 30 days to dispute any Notice to End Tenancy.

Future regulations: what’s on the horizon?

Looking ahead, more regulations are expected to further influence the buying, selling and renting landscape, though timelines aren’t known at this point:

• Restrictions on converting rental units: Conversion of rental units to non-residential uses, such as short-term rentals, will be prohibited. This is important for property owners considering alternative uses for their properties.

• Increased compensation for long-term tenants: If you’re evicting long-term tenants for personal use, be prepared to offer increased compensation. This aims to protect tenants who have lived in their rental homes for extended periods.

• Clearer criteria for ending tenancies: Landlords dealing with problematic tenants will benefit from clearer legal criteria for ending a tenancy, ensuring fairness and transparency.

• Stronger penalties for violations: Penalties for violating the Residential Tenancy Act will increase, so property owners need to be particularly diligent about following the new regulations.

How to navigate these changes

For home buyers, sellers and landlords, these legislative changes require careful planning and communication with tenants. Understanding the new timelines and compliance requirements will be essential to avoiding legal issues and ensuring smooth transactions.

If you’re selling a property, potential buyers must be informed about the tenancies and the new regulations. For buyers, especially those planning to move into their new homes immediately, it’s crucial to understand the notice requirements and be aware of potential delays caused by tenant disputes. Landlords need to keep up to date with all the changes and manage their rental properties proactively to maintain positive relationships with tenants and avoid penalties.

Whether you’re an owner, home buyer or seller, navigating the complexities of the real estate market and ensuring successful transactions means staying informed. For more detailed information on Bill 14 and related resources, visit the Government of B.C.’s official website or consult a real estate professional who is familiar with the latest legislative changes. If you have questions or need more information, please feel free to contact me, visit my website or get in touch through my Facebook page.

Tips to take “the backyard” to a relaxing retreat

With the long days and warm weather upon us, it makes sense that we want to spend more time outdoors. However, if your backyard has become the dog’s domain or a dumping ground for unfinished projects, the thought of being out there might not seem that appealing.

But it should – and could – be. After all, sunshine and shade, pleasant breezes and fresh air, what’s not to like? When you factor in the opportunity to add comfortable square footage and extend your living space, it's easy to see why homeowners everywhere are inspired to "go play outside."

Over the past few years, outdoor living spaces have become a booming trend, be they cozy backyard retreats or stylish patio lounges. Perfect for entertaining, they can also offer a peaceful spot for relaxation. So why not embrace the great outdoors! The following tips will not only boost the beauty and value of your home, but they might just enhance your state of mind!

Planning for Your Outdoor Living Space

The first step in transforming your outdoor area into a perfect living space involves a bit of strategic planning – I know, boring but important. First, take a close look at your space and evaluate its potential. And no matter who tells you otherwise, size doesn’t matter. Big or small, there’s always room for creativity. Next, set a budget. Pallet furniture has its place, but a bit of a budget in a necessary evil. Finally, define the purpose of your new space. Is it to be a go-to spot for entertaining friends, a quiet retreat for relaxation or a cozy place to dine al fresco? Once you have these basics nailed down, you’re set to start creating an outdoor haven that fits your lifestyle (and maybe makes your neighbours just a little jealous).

Seasonal and Maintenance Considerations

Now that you have an idea of what you want to achieve, before you start shopping, think about comfort-levels and care. If it’s just a warm weather thing, then you don’t need to worry so much about weatherproofing, though storage may be an issue. Protecting furniture and fixtures from the elements ensures they stay in good shape. Plus, it’s smart to come up with a plan for those occasional summer storms. For all-season comfort, you’ll want to consider adding heating elements to warm those chilly evenings, and fans may come into play during the summer. Depending on where you live, you may have to implement measures to deter pests like mosquitoes, wasps and ants. Shade sails and awnings all can make the space more usable during the hottest parts of the day.

In terms of maintenance, a quick sand and coat of oil on outdoor furniture and railings at the start of the season will help prevent weathering and extend life. Regularly raking and removing leaves and debris can help maintain a tidy appearance and prevent mold. Creating a new space to enjoy also means creating a new space to maintain, so keep that in mind when planning your outdoor oasis.

Designing for Comfort, Style and Ambiance

Now comes the fun part! For a retreat that beckons you to unwind and entertain in style, start by selecting durable, comfortable furniture that complements your space’s aesthetic while withstanding the elements. Enhance your comfort zone with shade options such as pergolas, umbrellas or awnings to escape the sun’s rays or unexpected drizzles. Brighten your sanctuary with a mix of ambient and accent lighting to create both functionality and a magical atmosphere from dusk till dawn. Greenery tailored to your climate will add a lush backdrop and a touch of natural serenity. For added relaxation, consider incorporating water features and/or a fire pit. Both are ideal for soothing evenings or cozy gatherings with friends. Depending on your zone, you may want to complete the look with thoughtfully designed pathways and hardscaping, ensuring seamless integration of both beauty and practicality.

Sustainable and Eco-Friendly Design Options

And while you’re at it, try to minimize your environmental footprint while maximizing enjoyment. Opt for recycled and eco-friendly building materials that blend seamlessly with nature while reducing waste. Implement efficient irrigation systems to conserve water, ensuring your greenery thrives without excess usage. Embrace energy efficiency by integrating solar lighting and energy-efficient appliances, harnessing the power of the sun to illuminate your space and reduce electricity consumption. Appealing is good but environmentally responsible is better, so prioritize eco-conscious choices when possible.

Make Your Space Your Own

Elevate the vibe by adding your personal touch with decor and accessories that reflect your taste. Consider incorporating entertainment options, such as outdoor TVs, sound systems and games, to keep gatherings lively and enjoyable for guests of all ages. And don’t forget Fido and Princess! Design a pet-friendly zone with comfortable areas for them to lounge and feel at home, too. A basket of toys and treats is always in good taste, as least that’s what my dog tells me.

When it comes to outdoor living spaces, the potential for personal touch, privacy, peaceful retreats and profound inspiration knows no bounds, so get planning!

As always, please feel free to reach out should you want information on any aspects of buying and selling real estate in the Comox Valley;  contact me, visit my website or check out my Facebook page.

Key Changes Impacting the Comox Valley and Beyond

Amidst a wave of new housing legislation in British Columbia, impactful changes are underway that could deeply influence the real estate market for buyers and sellers.

In response to global factors such as the pandemic and soaring housing prices, the BC government has introduced measures to foster a more accessible and equitable housing market. The changes include the introduction of the BC Flipping Tax, expansion of the Speculation & Vacancy Tax to new areas like the Comox Valley, enhancements to the First Time Home Buyers Program and the Newly Built Home Exemption, as well as the implementation of a short-term rental ban.

These actions signal a pivotal moment in the province's housing market and collectively underscore a commitment to ensuring housing remains attainable for all. In case you’ve missed some of them or are looking for further clarification, here’s a quick rundown of the changes and what they may mean to those looking to buy and sell in the Comox Valley and across BC.

BC Flipping Tax

Starting January 1, 2025, a proposed BC home flipping tax will impact property sales held for less than 730 days, including presale contracts. This tax stands apart from federal property flipping rules and income taxes and aims to deter short-term property speculation.

If you sell a property after January 1, 2025, purchased within the last 730 days, your sale income may be subject to this tax. Applicable properties include those with housing units or zoned for residential use, as well as rights to acquire such properties, like presale condo contracts. (For buyers entering presale contracts on developing properties, the acquisition date is considered the contract signing date, even if the property purchase completes later. Similarly, if you're assigned a presale contract and close on the built property, the acquisition date is the assignment date.) Certain exempt property locations are not affected.

The tax is computed as 20 percent of your net taxable income from property sales within 365 days. After 730 days of ownership, the tax no longer applies. For further details, refer to the BC Government website.

Speculation and Vacancy Tax

This tax is designed to turn vacant homes into housing and ensure foreign owners and those with primarily foreign income contribute fairly to BC’s tax system. It’s an annual tax that applies based on how property owners use their residential property; the property owner’s residency status; and where property owners earn and report their income. Since 2018, more than $313 million has been raised through the tax to go back into affordable housing in regional districts where the tax is applied. 

This year sees the tax expanding to new municipalities, including Courtenay, Comox and Cumberland. Residential property owners in these communities will need to declare for the first time in January, 2025, based on how they used their property in 2024. Exemptions include primary residences, properties with a long-term tenant and life events, such as separation or divorce. More than 99% of BC residents are exempt from paying the tax. Also, unpaid taxes are tied to individual owners, not the property itself. For more details, refer to the BC Government website.

First Time Home Buyers Program

This program reduces or eliminates the property transfer tax for first-time homebuyers. Eligible individuals may qualify for a full or partial exemption from this tax. If not all purchasers qualify, only the portion of the property owned by the first-time homebuyer(s) is eligible.

To qualify for this exemption when registering the property, you must:

• Be a Canadian citizen or permanent resident;
• Have lived in B.C. for at least one year immediately before registering the property, or have filed at least 2 income tax returns as a B.C. resident in the last 6 taxation years before the registration date;
• Have never owned a registered interest in a property used as your principal residence anywhere in the world; and
• Have never received a first-time homebuyer exemption or refund.

Additionally, the property must only be used as your principal residence; have a fair market value of $835,000 or less (effective April 1, 2024); be 0.5 hectares (1.24 acres) or smaller; and contain only residential improvements.

If all requirements are met, the purchaser will be exempt from property transfer tax on the first $500,000 of the property’s purchase price. Note: for purchases made before April 1, 2024, the fair market value must be $500,000 or less to qualify for the full exemption. To get more details about the program, click here.

Newly Built Home Exemption

The newly built home exemption reduces or eliminates property transfer tax for qualifying principal residence purchases.

Starting April 1, 2024, the fair market value threshold for a full exemption on newly built homes increases to $1,100,000 from $750,000. Properties valued just above the threshold may qualify for a partial exemption, with the exemption phased out completely at $1,150,000 for eligible purchasers.

A newly built home includes: a house constructed and affixed on vacant land; a new apartment in a newly built condominium; a manufactured home placed on vacant land; an existing house moved to new vacant land (unoccupied since relocation); a house resulting from subdivision of existing improvements on subdivided land (unoccupied since subdivision); a conversion of non-residential buildings (e.g., warehouse to apartments).

If you qualify, you may receive either a full or partial exemption from the tax. If you paid property transfer tax for vacant land and now have a newly built home on the property, you may be eligible for a tax refund. To check eligibility or apply, visit the BC Government website.

Short-term Rental Accommodations Act

The act aims to empower local governments with stronger enforcement tools for short-term rental bylaws, promote the return of short-term rental units to the long-term housing market and introduce a new Provincial role in regulating short-term rentals. It covers rentals offered to the public via hosting platforms (e.g., Airbnb, VRBO), web listing forums (e.g., Facebook Marketplace, Kijiji) and newspaper classified ads. It excludes reserve lands, hotels, motels, RVs, tents and other temporary shelters.

Regional districts can now set fines up to $50,000 for bylaw offences, aligning with municipal fine limits under the Community Charter. Starting May 1, 2024, a provincial principal residence requirement will take effect, limiting short-term rentals to the host’s principal residence plus one secondary suite or accessory dwelling unit, though this requirement may not apply universally. To find more information on the provincial principal residence requirement, visit Principal residence requirement.

Phew, that’s a lot of information! But these changes could significantly impact your buying and selling decisions.

If you have questions or need more information, don't hesitate to reach out. Knowledge and preparedness are key in navigating this evolving landscape – and I’m here to help! Please feel free to contact me, visit my website or get in touch through my Facebook page.

What makes it a top Vancouver Island community

Think of Comox and you might picture a sleepy seaside community known for its small-town feel and spectacular views. But ask anyone who lives, works and plays here, and they’ll tell you it’s so much more than beaches and boutiques. In fact, it may just be one of the best places to live on the Island.

What’s so great about Comox? Glad you asked.

Key Comox statistics

Located on a peninsula in the Strait of Georgia on the east coast of Vancouver Island, the town of Comox has an area of almost 17 km (about 6.5 mi). The 2021 Stats Can census had the population at 14,806 with an average age of 52 years. Like many central and southern Island communities, the winters are wet and relatively mild, and summers are dry and sunny. Comox’s annual precipitation averages 1,179 mm (46.4 in), with 80 percent of it falling between October and March, mainly as rain.

No doubt it was the temperate weather, fertile soil and profuse sea life that drew the K’ómoks First Nations to the area thousands of years ago. Non-Indigenous settlers were also attracted by the area’s rich resources in the mid-19th century. Finally, the Canadian Forces saw the peninsula’s strategic benefits when they built 19 Wing Comox back in 1942. And the area and its offerings have been enticing people ever since. Aside from its flora, fauna and geography, these days most people like it for the views, the sunshine, the recreation, the marinas, the restaurants and festivals…

On the water

If you’re one of those people who needs to be on the water, you’ve got it made here. Comox is home to three marinas: Comox Municipal Marina, Comox Valley Marina and the Comox Valley Harbour Authority (Fisherman’s Wharf). Depending on which way the currents are taking you, it’s a convenient stop before heading north to Desolation Sound or the Discovery Islands or down to the Gulf Islands. Amenities that are within walking distance of the marinas include grocery, liquor, banks, retail and restaurant services.

Of course, if your main reason for visiting marinas is to get something for dinner, you can buy direct from the local fishermen. Common species sold include salmon, tuna, shrimp, cod, halibut, lingcod and prawns. Nothing quite like wild seafood fresh off the boat!

Up in the air

Sharing the waters around the marinas is Harbour Air, offering speedy trips to and from Vancouver as well as long haul trips elsewhere. Plus, just on the edge of the town limits lies the Comox Valley Airport (YQQ), serviced by Air Canada, Pacific Coastal Airlines and WestJet. Daily nonstop flights from Calgary, Edmonton and Vancouver, as well as seasonal offerings to Mexico and Toronto have helped expand tourism and business opportunities in the town and make getting away a breeze.

Recreational pursuits on the peninsula

But really, why would you ever want to leave this area, with its year-round recreational opportunities? Enjoy peaceful walks, bird watching, disc golf, tennis, cycling and golf any time of the year. Summertime showcases the community’s best recreational offerings, with breezy days enticing sailboats and kiteboarders to the water to savour Goose Spit, Balmoral and Point Holmes. When the weather is warm and the wind is calm, paddleboarders, kayakers, joggers and families flock to the shores to make the most of the beaches. Looking for something more organized or with instruction? Comox Recreation provides a wide range of programs for all ages. And those who are lucky enough to be over 55 can check out the offerings at Comox’s D’Esterre Senior Centre Association! 

Festivals and family fun

As is the case with other parts of the Comox Valley, Comox boasts a thriving artistic community. After all, how could one’s creativity not be ignited by the region’s stunning natural surroundings? Comox provides ample opportunities to celebrate and showcase the area’s culture, ranging from larger festivals like the internationally acclaimed Filberg Festival to smaller local markets and galleries. Participants and spectators alike can satisfy their artistic appetites.

Families particularly enjoy a visit to Comox Marina Park, especially during the August Long Weekend when the Nautical Days Festival takes place. This lively, free family festival features exciting activities such as the Bullhead Derby for kids and the “Build, Bail & Sail” challenge for aspiring mariners.

Out for a bite

Feeling peckish? No problem. Well, maybe it’s a bit of a problem, because navigating the dining scene in Comox is both a joy and a challenge, given the array of exceptional establishments. In the spirit of making your decision-making slightly easier, here are a few of my personal favorites. The Black Fin Pub offers a breathtaking view paired with sumptuous cuisine from a West Coast menu. For special occasions, Martine’s Bistro stands out as one of the Island’s premier dining experiences. Their "locally provisioned, internationally inspired" menu promises a culinary journey. If pizza pie is more your style, both Boonies Pizza and Church Street Bakery have mouth-watering options that are baked to perfection. Enjoy!

Comox real estate options

With its welcoming ambiance, scenic vistas and convenient accessibility, the Town of Comox is highly appealing to both families and retirees. The housing market features a nice mix of classic and contemporary homes, with lot sizes generally aligning with urban standards. For those seeking retirement options, patio homes, townhouses and apartment condominiums are available, many strategically situated within walking distance of downtown Comox.

Discover Comox, the place where leaving is the last thing on your mind! From breathtaking mountain views to playful seals at the marina and kite-flying on the beaches, this town has it all. Whether you’re into recreational fun, artsy vibes or cultural events, this town caters to everyone. Come, stay and enjoy the best of Comox!

As always, feel free to contact me to find out about real estate opportunities in the Valley, browse my Comox Valley real estate and MLS listings on my website or follow me through Facebook.

Tips for fire safety inside and out

October marks Fire Prevention Month in BC, so what better time to fortify your home against potential blazes? Following are some essential tips to keep your home safe and sound.

Fire Safety Inside the Home

Cooking with care

While cooking is an art, it’s also the leading cause of home fires. Vigilance is key, particularly when frying. Familiarize yourself with using a fire extinguisher; often local fire departments will give demos upon request. In case of a small cooking fire, don’t panic but do act quickly. For stovetop fires, slide a lid over the pan and turn off the burner, keeping it covered until it cools. In the case of an oven fire, switch off the heat and securely shut the door. If in doubt, evacuate immediately, closing the door behind you to contain the fire. If necessary, dial 911 from outside the home.

Other areas of focus within the home

• Heating sources: Exercise caution around heating equipment, maintaining a 1-metre safety zone around space heaters, woodstoves and fireplaces.
• Electrical safety: Directly plug appliances into outlets, reserving extension cords for temporary use. Regularly inspect cords for signs of wear and entrust electrical work to certified professionals.
• Child safety: Educate young children early on about the dangers of handling matches or lighters and keep them out of their reach and sight.
• Candle safety: Exercise extreme caution when using candles, especially around children and pets. Consider safer alternatives like battery-powered lights and flashlights.

Smoke alarms

Smoke alarms are crucial to protecting your family, potentially halving the risk of fatalities in a home fire. Install them strategically throughout your home; ensure everyone knows their sound and the necessary response. Regular testing and awareness of maintenance schedules are critical. If an alarm indicates a low battery with a chirp, address it immediately. Never disable a smoke alarm, even temporarily. This small step can have monumental consequences.

Evacuation strategies

In the face of an emergency, a well-prepared escape plan can make all the difference. Follow these steps to create an efficient evacuation strategy for your household.

1. Determine two exit paths from each room, typically a doorway and an alternate like a window or second doorway.
2. Keep your escape routes free of clutter, furniture or other obstructions that impede exits.
3. Choose a secure outdoor location at which to gather after evacuating.
4. Consider the needs of all household members and assign someone to assist if necessary. Ensure all escape routes are accessible. Second-floor rooms should have escape ladders available.
5. Conduct fire drills with your entire household at least twice a year to familiarize everyone with the plan and ensure a swift execution.

In an emergency like a fire, time is of the essence. Act promptly and prioritize safety. Leave your belongings behind, exit quickly and don’t re-enter. If smoke or fire blocks your path, seek an alternate route and, if necessary, get low to the ground to avoid smoke inhalation.

Of course, fire safety doesn’t stop at the back door; it's equally crucial to extend your precautions to the yard. Here are key steps to maintain fire safety in the outdoor spaces around your home.

Like with the kitchen, cooking or grilling outside requires diligence. Begin by placing the grill away from flammable surfaces like siding and decking, maintaining a safe distance from children and pets. Stay watchful during the cooking process, and keep the grill clean to prevent potential flare-ups.

Portable or permanent fire pits provide enjoyment on those cooler evenings, but they also carry some risk. Ensure safety by positioning the fire pit at least three feet away from your house and anything that could catch fire. If using a wood-burning fire, employ a metal screen to prevent any sparks from drifting out. Before leaving the backyard, extinguish or turn off fires to eliminate any potential danger. Again, store matches and lighters out of sight and reach of children.

Other property fire safety measures include storing flammable liquids, like gasoline or paint thinners, in approved containers located a safe distance from occupied buildings. Position propane tanks a safe distance from structures, allowing for swift valve shut-off during emergencies. Keep the area surrounding the tanks clear of flammable vegetation to further reduce hazards.

In the event of a fire, having multiple entrance and exit routes can be a lifesaver. Also, adequate access for emergency services is crucial. All roads and driveways should be at least five meters in width to ensure them unimpeded passage.

Finally, simple yet effective measures like connecting a garden hose to an outside water outlet and properly disposing of stove or fireplace ashes in a fire-safe container contribute significantly to overall fire-safety preparedness.

Regular yard maintenance for fire prevention

Keeping on top of simple upkeep can go a long way toward ensuring a fire-safe environment. Regular tasks should include the following:

• Frequently clean roof surfaces and gutters to eliminate flammable debris accumulation.
• Install screens made of nonflammable material over the flue openings of chimneys or stovepipes, ensuring mesh openings do not exceed 1 cm for proper coverage.
• Prune or remove tree branches within 3 meters of a flue opening to prevent potential fires from climbing into the canopy.
• Trim tree branches from ground level up to a height of 3 to 4.5 meters.
• Clear away potential fuel sources. Remove any leaves and other flammable debris.
• Store combustible items like firewood, picnic tables and boats a safe distance from buildings.
• In terms of landscaping, space fire-resistant shrubs at least 4.5 meters apart to prevent the rapid spread of flames. Avoid using bark mulch or other flammable materials right around the home.

For decks and patios within three metres of your home, use nonflammable materials to minimize fire risk. Additionally, create an ember-resistant zone around and beneath these structures to prevent embers from accumulating in vulnerable areas. Likewise, ensure fences are separated from the house or upgrade the last few metres of fence to incombustible material.

For information on reducing the potential impacts of wildfire on your home and property, have a look at the BC Wildfire Service’s homeowners manual by clicking here.

Ensure street signs and address numbers are highly visible to aid firefighters and emergency responders in quickly locating your property. This small step can make a significant difference in any emergency situations.

Safety is no accident. By implementing these guidelines, you can set up a solid fire safety plan for your property. An established strategy will not only minimize potential hazards but also prioritize the safety of your household, creating a safe haven for you and your loved ones.

Should you have any questions about house-related issues or buying and selling in the Comox Valley, please feel free get in touch with me any time through my website or by visiting my Facebook page.

Beat the Heat with These Energy-Efficient Solutions

Phew… hot enough for you?

With the absence of our typical ‘June-uary,’ seems like we hit the dog days of summer a few weeks ago in the Comox Valley. Add in the prospect of El Nino over the next year, with its soaring temperatures and accompanying occasional heatwaves, and many of us are thinking about effective ways to stay cool.

But it’s not just about being comfortable. Prioritizing energy efficiency to minimize the environmental impact and keep utility bills in check should also come into play.

So if you’re looking for simple strategies to keep cool during the summer months, we’ve got suggestions. From heat pumps to hydration, here are some energy-wise solutions for defeating the heat.

Heat pumps: efficient cooling and excellent resale value

For year-round comfort, it’s tough to beat heat pumps for both cooling and heating your home. Unlike traditional air conditioners that generate cool air, heat pumps work by extracting heat from the air and transferring it indoors or outdoors, depending on the season. This versatility eliminates the need for separate heating and cooling systems, saving space and installation costs. As if that wasn’t enough, heat pumps offer the following additional benefits.

• Energy efficiency: Heat pumps operate on electricity and use a small amount of energy to transfer heat instead of generating it directly from fossil fuels. Compared to traditional HVAC systems, heat pumps are highly efficient and produce fewer greenhouse emissions, offering significant energy savings and reducing your carbon footprint.
• Cost savings: Due to their energy efficiency, heat pumps can lower your cooling costs during the summer. While the initial investment may be higher, the long-term savings on energy bills can offset the short-term expense.
• Increased resale value: Installing a heat pump can enhance your home's resale value. As energy efficiency becomes an increasingly important factor for potential buyers, having a heat pump in place can make your property more appealing.
• Consistent comfort: Heat pumps provide consistent heating and cooling throughout your space. They distribute air evenly, eliminating hot or cold spots commonly found with other systems.
• Long lifespan: With proper maintenance, heat pumps can have a long lifespan. Typically, they can last 15 to 20 years, or even longer.

But before you jump on the heat pump bandwagon, there are few considerations worth mentioning, such as cost and suitability. Heat pumps generally have a higher upfront cost compared to traditional heating and cooling systems. However, over time, the energy savings can offset the initial investment.

They tend to be more effective in moderate climates. In extremely cold regions, their effectiveness may decrease, requiring supplemental heating or defrosting cycles, which can reduce overall efficiency. And depending on your property, installation may require modifications or additional equipment. For example, ground-source heat pumps require digging trenches or drilling wells. The pumps can also generate some noise during operation, which may be a consideration for some. That said, technological advancements have made newer models quieter compared to older ones.

Like any HVAC system, they require regular maintenance to ensure optimal performance. Filters need to be cleaned or replaced, refrigerant levels checked and other components inspected.

Your local, professional HVAC contractor can evaluate your specific needs, climate and property to help you make an informed decision.

If you are considering a heat pump, know that there are a few different rebates available through BC Hydro and the Canada Greener Homes Grant. Some require an energy assessment of your home by a qualified energy advisor to determine the upgrades needed, such as the installation of a heat pump.

It's important to note that specific details and requirements for these programs can change over time, so always refer to official websites for the most up-to-date information. Plus, your HVAC contractor can provide guidance on available rebates and grants, as they stay informed about local programs and often can help with the documentation process.

To see some of the rebate options, visit the BC Hydro website (www.bchydro.com) and navigate to the "Rebates & Savings" or "Energy Savings Programs" section, as well as the official Government of Canada website dedicated to the Canada Greener Homes Grant program (www.nrcan.gc.ca) for detailed information.

Other energy-efficient home cooling strategies

While a heat pump is an excellent cooling option that offers resale value down the road, it does take time to do the research, line up a contractor and get it installed. Therefore, you may want to consider implementing some of the following relatively quick strategies to keep your space cooler today, while still being mindful of energy consumption.

• Insulation: Proper insulation is essential for maintaining a cool home. Insulate your walls, roof and attic to prevent heat transfer from outside to inside, which will keep your home cooler and reduce strain on your cooling systems.
• Smart thermostats: Upgrade to a smart thermostat that allows you to program temperature settings based on your schedule. Smart thermostats learn your preferences and adjust accordingly, optimizing energy usage and maximizing comfort.
• Ceiling fans: Install ceiling fans in your living spaces to improve airflow and create a cooling breeze. Fans consume significantly less energy than air conditioners and can help you feel cooler while reducing reliance on cooling systems.
• Window treatments: Use energy-efficient window treatments, such as curtains, blinds or reflective films, to block out the sun's rays. This can significantly reduce the amount of heat entering your home and naturally keep it cooler.
• Ventilation: Open windows strategically and create cross breezes to promote airflow and help expel hot air. Enhance natural ventilation, especially during evenings and early mornings, to keep air cool and moving.
• Energy-efficient appliances: Ensure your larger appliances are energy-efficient models to help minimize the additional heat load in your home.

Get comfortable with some lifestyle adjustments

Beyond energy-efficient tech and strategies, a few simple changes to your daily routine can make a noticeable difference when it comes to keeping cool.

• Dress right: Dress in lightweight, natural and breathable fabrics, such as cotton, bamboo and linen, to stay comfortable. Plus, if you’re planning to be outside, light-coloured clothing reflects sunlight and helps keep your body cooler.
• Limit outdoor activities: Save your outside activities for cooler times of the day and seek shade whenever possible.
• Stay hydrated: Drink plenty of water throughout the day. Proper hydration helps regulate body temperature and keeps you feeling cool. Limit caffeine and alcohol, which can be dehydrating.
• Change up your cooking: Avoid using the oven or stove during the hottest parts of the day and opt for outdoor grilling, microwaving or cold meals instead to reduce indoor heat.

For even more cooling ideas, such as cool showers, neck fans and keeping bedsheets in the freezer, check out these ideas from BC Hydro.

Summer doesn’t have to be quite so stifling. By adopting some of these strategies, you can beat the heat, enjoy a cooler, comfortable summer and stay eco-friendly.

For other house-related information, visit the blog section of my website. Have questions about real estate opportunities in the Valley? Feel free to contact me, browse Comox Valley real estate and MLS listings on my website or follow me on Facebook.

Or Just Get Ready for Some Spring-Cleaning Fun 

The snowbirds and crocuses are here so that means one thing – spring has arrived in the Comox Valley.

Despite the somewhat chilly weather so far, with its longer, brighter days spring marks one of the best times of year to sell a home. And even if you aren’t thinking of listing any time soon, it’s still a great time to refresh and renew.

So, what better way to revitalize your home than by sprucing up your curb appeal and tackling some spring cleaning? By combining these two tasks, you can make your home look its best and increase its value.

But before you begin any interior cleaning or exterior improvements, it’s important to have a plan. Take a walk around your home and property and note any areas that need particular attention. Consider what you can do to improve the overall appearance of your place, then make a list of tasks to tackle.

Once you’ve done that, you can get down to work. Here are some tips and approaches to help you get started.

Concentrate on Cleaning First

Spring is the perfect time to deep clean, declutter, get organized and address those repair projects that you’ve been putting off all winter. Seasonal cleaning is an important part of maintaining your home’s appearance and value. By setting aside time to focus on your property throughout the year, it’s easier to stay on top of maintenance and repair issues.

Set Realistic Goals

Before you start your spring cleaning, take the time to set realistic goals for yourself. Make a list of the rooms and areas of your home that need attention and prioritize them based on their level of importance. Keep in mind that it’s better to focus on a few areas at a time rather than trying to tackle your entire home in one day.

Declutter First

Decluttering is an essential part of spring cleaning. Before you start cleaning, go through each room and remove any items that you no longer need or want. Donate or sell any items that are in good condition; dispose of anything that is broken or no longer useful. This will not only make your home look and feel more organized but also make the cleaning process easier.

Organize Your Spaces

Once you’ve decluttered, it’s time to organize. This can include reorganizing your closet, adding shelves to your pantry or investing in storage containers to keep your items organized. By creating a designated space for everything, keeping your home tidy and orderly throughout the year becomes easier.

Start Cleaning

With decluttering and organizing done, the cleaning can commence. Begin with areas that require the most attention, such as the kitchen and bathroom. Use natural and nontoxic cleaning products, and make sure to clean every nook and cranny.

Tackle Your Floors and Windows

Floors are often the most overlooked part of a home, but they’re also the most used. Start by vacuuming and sweeping floors to remove any dirt and debris. Then, use a steam mop or a deep cleaner to give them a thorough cleaning. For your windows, make a mixture of water and vinegar to clean them and use a microfiber cloth or newspaper to prevent streaks. Don’t overlook your sills and tracks, as they can often accumulate dirt and debris.

Finish With the Details

Don’t forget to attend to the smaller details as well, such as dusting your blinds and light fixtures, wiping down your baseboards and cleaning your ceiling fans. These details may seem insignificant, but they can add up and make a difference in the overall appearance of your home.

Now that your home is clean and clutter-free, it’s time to focus on curb appeal.

Take it Outside – Focus on Curb Appeal

If you’re thinking of selling your home, know that first impressions are everything. Potential buyers will form an opinion of your home before they even set foot inside. This is where curb appeal comes in. A well-maintained and attractive exterior can make a big difference in the sale of your home.

A study by the University of Texas notes that improving curb appeal can increase a home’s value by 7 to 14 percent. Other studies show homes with good curb appeal sell up to 50 percent faster than those with poor curb appeal – meaning investing time and money in improving your home’s exterior can actually save you time in the long run. Even if you aren’t selling your home and concerned with getting more value and saving time, a nice-looking property benefits your neighbours and general neighbourhood aesthetics.

Improving the curb appeal of your home doesn’t have to be a daunting task. Following are several simple and inexpensive ways to make your home’s exterior more attractive.

Start with a Clean Slate

The first step in improving your home’s curb appeal is to start with a clean slate. This means removing any clutter, debris or unsightly items from the exterior of your home. Old  garden furniture, broken tools or overgrown weeds detract from the appearance of your home. By removing these items and giving the surroundings a good cleaning, you can create a more attractive and welcoming exterior.

Paint Your Front Door

Your front door is one of the first things that potential buyers will notice about your home, so it's important to make it look its best. Painting your front door is a simple and affordable way to give your home an instant facelift. Choose a color that complements the color scheme of your home and adds a pop of personality to your exterior.

Add Some Greenery

Adding some greenery to your home’s exterior is another way to perk up its appearance. Whether it’s planting some flowers in a front garden bed or popping some potted plants on a front porch, greenery adds a touch of life and color to any area. Best to choose plants that are easy to maintain.

Upgrade Your Lighting

Consider upgrading your outdoor lighting with fixtures that are modern and energy-efficient and complement your home’s look. Outdoor lighting can also add an extra layer of security to a home.

Spruce Up Your Landscaping

Landscaping is one of the most important elements of curb appeal. Adding some fresh mulch to your garden beds, trimming back overgrown shrubs and planting some new bushes can take your yard from “meh” to “Yeah!”

Repair Your Driveway

Your driveway is one of the first things potential buyers will see when they pull up to your home, so make sure it’s in good condition. If your driveway is cracked or has other damage, consider having it repaired or replaced before putting your home on the market as you’ll see return on that investment.

Looking for other affordable ideas to boost your curb appeal? Try these suggestions:

• Add some window boxes or hanging planters
• Install a new mailbox
• Repaint your exterior trim and shutters
• Install new house numbers
• Power wash your home’s exterior
• Add a new welcome mat
• Add a pop of color with new outdoor pillows or cushions
• Install new hardware on your front door
• Add a bench or seating area
• Add a water feature, such as a fountain or birdbath, to your front yard.

Whether you’re planning to put your house on the market or simply looking to revive your living space, sprucing up your curb appeal and tackling some spring cleaning is an excellent way to give your home a fresh, new vibe.

With a little bit of effort and some strategic planning, you can create a home that looks and feels welcoming, inviting and full of life. Why not start today?

As always, if you should have any questions about buying and selling real estate or enjoying life in the Comox Valley, contact me, visit my website or check out my Facebook page.

How the Home Buyer Rescission Period works and may affect you

As of January 3, the Home Buyer Rescission Period (HBRP) is now in effect for residential real estate transactions in BC.

Introduced by the provincial government as a consumer-protection measure, the HBRP, also known as the "cooling-off period," gives home buyers the opportunity to make certain a real estate purchase is right for them.

Here’s what it is, how it works and what kinds of properties it impacts.

What is the HBRP or "home buyer protection period"?

HBRP gives buyers the right to rescind their offer up to three business days after its acceptance. This mandatory three-business-day period does not include Saturdays, Sundays or holidays. The rescission period begins the next full business day after the acceptance of an offer. For example, if an offer is accepted on a Monday afternoon, the rescission period starts on Tuesday and ends at 11:59 p.m. on Thursday.

If a buyer chooses to rescind his or her offer, they must pay a cancellation fee of 0.25% of the purchase price ($250 on every $100,000).

The rescission fee can be collected a couple of different ways. If a deposit is put in right after acceptance of the offer and the offer is then rescinded, the money owing to the seller comes out of the deposit when it is returned. If a buyer has not yet put in a deposit, then they must pay the seller directly.

The rescission period occurs whether or not a licensed realtor is involved and cannot be waived by either the buyer or seller.

A rescission can be made for any reason within that three-day period. Your licensed realtor or the BC B.C. Financial Services Authority’s (BCFSA) can provide you with information on how the cancellation notice may be given.

What residential properties does the HBRP impact?

The real estate properties affected by this new legislation are:

• a detached house;
• a semi-detached house;
• a townhouse;
• an apartment in a duplex or multi-unit building;
• a residential strata lot;
• a manufactured home affixed to land;
• a cooperative interest that includes a right of use or occupation of a dwelling.

The HBRP does not apply to the following:

• residential real property located on leased land;
• residential real property sold at an auction;
• residential real property sold under a court order;
• a leasehold interest in residential real property.

The BC Real Estate Association has created a video that gives a general overview of the HBRP; you can see it by clicking here.

Should you have any further questions about the new legislation, please feel free get in touch with me any time through my website or by visiting my Facebook page.

A smorgasbord of holiday doings & a favourite recipe

There is sooo much to choose from in the Valley this month, we have to jump right in . . .

Craft Fairs

Don’t worry, there’s still time to hit some markets and get in some not-quite-last-minute shopping. Here are a few faves: 

• Touch of Class Christmas Market – Being held on December 10 and 11, this is a European-style artisan market. Located in the cozy Little Red Church on Comox Ave, you will find glass next to jewelry next to weaving next to pottery next to paintings next to baking… Admission is free and doors are open from 10 to 4 both days.

• Christmas Market at Crown Isle – Check out local artists and vendors on Sunday, December 11 from 12:00–8:00 pm in the clubhouse. Whether you need a stocking stuffer or one-of-a-kind gift, you’ll have plenty to choose from.

• Made with Love Christmas Market – On December 18, head down to the Native Sons Hall and support small businesses. Open from 10 to 4 (with the Big Guy showing up for pics between 1:30 and 2:30), admission is with a donation to the local food bank. Come for the fun and stay for the food trucks!

• And, as always, the Comox Valley Farmers’ Market runs on Saturday mornings right up to Christmas at the Native Sons Hall.

Christmas Music

Music makes the holidays merry and bright, so have a look at these fine options. Look online for information about tickets and times. 

• Strathcona Symphony Orchestra’s Opera Night – Like music at Christmas but not necessarily Christmas music? The SSO fits the bill. Featuring works by Mozart, Bizet and Rossini, you’ll love this showcase that also features Vancouver Island opera singers. Shows take place on December 10 and 11.

• Celebration Singers Choirs - The always-popular choirs flex their vocal muscles and range during two shows December 9th & 10^th at St. George’s United. Three choirs for the price of one!

• Holiday Horns with The Festive Brass – Love a little horn or a lot? This 12-piece Victoria-based ensemble will set the Christmas mood with some bouncy brass tunes. Check them out on December 16^th at Comox United Church.

Holiday Fun

Need to get out and move about? Bundle up for these festive activities.

• Holiday Resort Walk – Starting in early December the eighth annual walk begins and ends at the clubhouse. Enjoy thousands of lights then visit with Santa and have a look at the Gingerbread Village. Visit their website for dates and times.

• Kingfisher’s Serenity Gardens Winter Light Display – Even more illumination has been added to the hundreds of thousands of lights for their fourth annual show. Stand among glowing maple trees, weeping willows, shimmering tulips, illuminated grasses, mystical mushrooms and much more. The display runs from November to February.  

A Classic Family Recipe . . .

My mom used to make this recipe for Christmas morning from her favourite cookbook, The Best of Bridge. Called the “Christmas Morning Wife Saver,” it can be made ahead of time and baked the morning of. Or if you’re a breakfast-for-dinner kinda family, go for it! 

• 16 slices white bread, crusts removed
• 16 slices Canadian back bacon or ham
• 16 slices sharp cheddar cheese
• 6 eggs
• 1/2 tsp. pepper (2 mL)
• 1/2-1 tsp. dry mustard (2-5 mL)
• 1/4 cup minced onion (60 mL)
• 1/4 cup finely chopped green pepper (60 mL)
• 1-2 tsp. Worcestershire sauce (5-10 mL)
• 3 cups milk (750 mL)
• dash Tabasco sauce
• 1/2 cup butter (125 mL)
• Special K or crushed Corn Flakes

Method:

1. Set 8 pieces of bread into a 9″ x 13″ (23 x 33 cm) buttered, glass baking dish.
2. Cover bread with slices of back bacon. Lay slices of cheddar cheese on top of bacon and then cover with remaining slices of bread to make it like a sandwich.
3. In a bowl, beat eggs and pepper. To the egg mixture, add dry mustard, onion, green pepper, Worcestershire sauce, milk and Tabasco. Pour over the sandwiches, cover and let stand in fridge overnight.
4. In the morning, melt butter and pour over top. Cover with Special K or crushed Corn Flakes.
5. Bake, uncovered, for 1 hour at 350 deg. F (180 deg. C). Let sit 10 minutes before serving.

Whatever your fancy, make sure to get out and enjoy all the Valley has to offer at this special time of year. Best wishes to all!

For more information about all aspects of living in the Comox Valley, visit my website or my Facebook page. And for specific real estate questions, please feel free to get in touch.

Get your house and yard ready for pumpkin-spice season

Autumn has so much going for it – baseball playoffs, start of hockey season, sweaters and pumpkin spice. But along with that awesomeness comes colder, wetter weather.

Sure, you’re in the right state of mind to enjoy a nice nutmeggy latte and the kids being back in school, but are your home and yard ready to welcome the change in seasons?

Not to worry. You’ve still got time to both enjoy the fall colours and prep your place for the avalanche of leaves to come. Check out the following suggestions and you’re on your way to ensuring your property will withstand the coming weather.

If you can get even a few of these things done, just think how smart you’ll feel when it’s a dark, rainy night in late November.   

Inside your home

Check smoke alarms, carbon monoxide detectors and fire extinguishers. Safety first! Now that your furnace, heaters and woodstoves are back in action, it’s a good time to ensure all your detectors and extinguishers are functioning properly. Check batteries and expiry dates at least once a year.

Draft-proof doors and windows. Weatherstripping and door sweeps will keep the cold out and the heat in, saving energy and money in the process. And don’t forget about any gaps around the garage door. (Because you know that the mice won’t!)

Check furnace/gas heater, replace filters. If it has been a while since you had your heating system checked, you may want to call in the pros. At the very least, ensure your furnace has new filters.

Ready your woodstove/fireplace. Either call in the cleaner or do it yourself, but make sure you start the wood-burning season with an unclogged chimney. Check the seal around the stove door and look for any cracks around glass doors.   

Prepare items for power outages/restock emergency kits. When was the last time you looked at your emergency kit? Now’s the time to check over items and replace old water, expired foods or pooped-out batteries. Don’t have one? Check out this list from the Red Cross.

Readying your home’s exterior for fall

Clean and straighten your gutters and downspouts. Yuck…nobody likes this one, but to avoid leaks and ice dams later in winter, this one is important. Clean out the leaves, moss and needles, flush it with water, check the joints and tighten any loose brackets.

Inspect your roof. Make sure your roof is in good shape to avoid any problems later in the year. Look for missing or loose shingles, tiles or fascia.  

Protect outdoor faucets from freezing. Shut off water to exterior faucets to avoid having your pipes freeze or burst and put insulation around them.

Seal gaps to avoid critters seeking shelter. Check your foundation for small holes or gaps and fill or cover them. Not only can openings allow entryway for rodents, but also water can get in, freeze and cause more cracks or mould.

Check stairs, railings, decks and walkways. Watch for any loose steps or railings that can lead to mishaps. Think about areas that may get slippery or icy and do something about it before the weather turns.

Test outdoor lights. Lights can help with safety on those long, dark evenings. Replace any burnt-out bulbs while it’s still light out.

Out in the yard

Rake, cut, fertilize, aerate, seed the lawn. Now’s the time to work it, so it looks good next spring and summer.

Bring in outdoor furniture, winterize your barbecue. A little care goes a long way in getting more life out of your furniture and grill.

Drain garden hoses, deal with in-lawn sprinkler. Empty and roll up your hoses so that they can be used again next summer. And make sure your sprinkler doesn’t freeze over resulting in pipes expanding in the cold months.

Prune trees and shrubs, protect plants that need it. Cut away any dead, tired or wandering branches, lay mulch around plants that need more insulation and plant a few bulbs for spring.

Okay, time to start plugging away. Tick off a couple items over the next few weekends and before you know it, you’ll be done. Then you can make yourself an apple pie and settle back to watch the World Series!

For other house-and-homey information, visit the blog section of my website. Questions about real estate opportunities in the Valley? Feel free to contact me, browse Comox Valley real estate and MLS listings on my website or follow me on Facebook.

A rundown of activities to take in and partake in

Hey, it’s summertime!

After a long couple of years and a particularly wet spring, it’s time to get out and start enjoying the many varied activities this region has to offer.

From festivals and get-togethers to outdoor activities and recreation, there’s no shortage of fun to be had. So why not jump right in and start making plans?

Festivals are back!

Yay! Festivals are returning and, fittingly, it starts with the Vancouver Island MusicFest, running July 8 to 10 at the Exhibition Grounds in Courtenay. Three days of uplifting, spine-tingling performances that feature a broad range of musical styles and artists. The headliner this year is the ageless wonder Taj Mahal.  

This summer also sees the return of Comox’s Filberg Festival and Comox Nautical Days on the August long weekend. Filberg offers a great line-up of musicians as well as amazing artisans, while Nautical Days is known for its fireworks, BC Day parade and vintage car show as well as vendors, performers and family fun at the Comox Marina Park.

Cumberland Wild runs August 20th and 21st. An arts and culture music festival held in the heart of the Legendary Cumberland Village. Music, food and fun are the priority. Cumberland is also host to the Comox Valley Ribfest, near and dear to the hearts and stomachs of many! August 26 to 28 at Cumberland Village Park, there’s food, music and fun for the whole family.

Not exactly a festival, but Downtown Courtenay is celebrating its 50^th Annual Market Day on July 16^th. Eats, arts, crafts and merchants combine with entertainers to make for an enjoyable time. 

Recreation options around the Comox Valley

With three different community recreation centres, summer programming is plentiful. Whether you’re looking to keep the kids busy or hoping to find a class for yourself, it’s easy to get active.

Visit their various websites and find out what’s on tap this summer by clicking the following links: Courtenay Recreation; Comox Rec; Cumberland Recreation. Plus, private sailing camps, golf lessons, riding options and more can be found with a simple Google search.

Oh, and since you have the whole summer to prepare…. Here is your chance to swim, bike and run your way through the forests of Cumberland at The Dodge City X Off-Road Triathlon. As a proud local sponsor, I'm pleased that this annual event is back on September 10^th. A tough course, it has been chosen to be the site of the national championship this year. If that sounds a little much, consider volunteering and cash in on some swell swag instead.

Arts and culture

Looking for a rainy-day getaway? As noted in my recent blog, Comox Valley’s galleries offer lovely diversions even on sunny days.

Prefer museums to galleries? Summer isn’t complete without checking out the Elasmosaurus at the Courtenay and District Museum and Paleontology Centre. The Cumberland Museum and Archives details the stories and history of the village and surrounding areas. Recently renovated, this jewel is open Tuesdays through Sundays in the summer. For those with an interest in aviation, the Comox Air Force Museum is a must. Plus, the airpark that surrounds it offers up-close views of a variety of aircraft. Super cool!

And make sure to check out the Comox Valley Farmers’ Market; it runs on Saturdays at the Exhibition Grounds as well as Sundays in Cumberland through the summer and Wednesday afternoons in Downtown Courtenay.

Life’s a beach – what’s your favourite?

We could debate over what’s the best local beach for the rest of summer, so let’s just agree that they’re all special. Following are some of my favourites.

Goose Spit is a great spot any time of year but truly shines in summer. And with wheelchair-accessible spots, everyone can enjoy it. Air Force Beach, on the other side of the Comox Peninsula, features a pavilion and picnic shelter next to its sandy beach. Free for the military community, civilians are also welcome as guests or with the purchase of a $25 annual beach pass. And neighbouring Kye Bay Beach offers similar sandy areas and tidal pools. If you have the chance to hit Hornby Island, make sure to stop in at Tribune Bay. With its sandy white beaches and warm, shallow waters the feeling there is tropical.

Camping fun in the Comox Valley

Want to get out of the house and set up camp for a few days? The Comox Valley has several tenting and RV options, here are just a few.

Located about 20 km north of downtown Courtenay, Miracle Beach Provincial Campground has more than 200 large family-oriented campsites. Reservations can be made through the provincial government website. Cumberland Lake Park Campground on Comox Lake is a family-oriented park, with 62 sites. Some have hookups and some don’t, but all are near the concession, boat launch and enclosed swimmers-only area. Located in the Comox Valley and overlooking the Strait of Georgia, Kin Beach Provincial Park offers a large day-use area with picnic facilities and a playground, as well as an 18-site campground. With full RV hookups as well as cozy and peaceful tenting sites on a truly unique oceanfront setting, Bates Beach RV Park offers convenience with a view.

With so much to see and do this summer, you better get on it! As always, for more information on playing and living in this beautiful area or buying and selling real estate in the Comox Valley,  contact me, visit my website or check out my Facebook page.

The latest trends on Vancouver Island

Finally, we can say that inventory is increasing! It’s still not even close to satisfying demand, but it’s something…

Unless you’ve been living under a rock (which, with the recent weather, I don’t blame you), you’ll know that record-low supply in the Valley and across the Island in the past year has resulted in record-high, above-asking-price sales figures. And while prices, in general, are still increasing, the past month has seen a slight slowdown in the number of multiple-offer situations.

Some Island real state agents are getting more conditional offers with fewer people buying sight unseen and skipping home inspections. All of which suggests the recent flurry could be slightly subsiding. Increases in interest rates may be moderating the amount that buyers are prepared to pay out. While it is too soon to know if conditions will be moving to a stabler and more neutral market, the past month’s numbers show that, at least for now, things have balanced ever so slightly.

Of course, a significant decrease in demand will have to occur to get active listings somewhat normalized again. And with lingering Covid-19 effects, still-low mortgage rates and increasing inflation, prices are staying high.

Check out the recent stats from the Vancouver Island Realty Board (VIREB) for April 2022.

The Comox Valley real estate market

As noted, low inventory has resulted in continued increases in home prices. However, the number of listings is slightly increasing, so hopefully buyers will be able to have a little more to choose from and a little more time to make those choices.

For single-family homes in the Valley, the average sell price for April 2022 hit $910,178; that’s up 16 percent from $783,458 in April of 2021. The number of homes listed in April 2022 was 126 compared to 114 the previous year. And the average number of days on the market increased to 18 from 14, year over year. Condominium sell prices increased 31 percent over this time last year, and townhouses went up 20 percent compared to last April.

Other Island markets so far this spring

For the Island as a whole, single-family home active listings rose by 34 percent, compared to last April. And, in fact, it increased by 32 percent from March of 2022. Inventory of condos decreased 13 percent, year over year but did increase from March. And townhouse/row house inventory rose by 39 percent compared to April 2022, and by 52 compared to the previous month.

In terms of benchmark sales prices, all regions of the Island saw increases. Year over year, Campbell River went up 31 percent; Cowichan Valley increased 36 percent; Nanaimo prices climbed 33 percent; Parksville-Qualicum rose 38 percent; and Port Alberni increased a whopping 46 percent over April 2021!

New legislation may come along to protect buyers

On March 28, 2022, the BC provincial government announced changes to legislation to allow for a Homebuyer Protection Period; this new plan would introduce a five-day “cooling-off” period for real estate transactions as a way to protect consumers.

In a press release from the BC government, Selina Robinson, Minister of Finance explained, “In our overheated housing market, we have seen buyers feeling pressure to waive conditions just to be considered, and new homeowners discovering costly problems only after a deal has closed. We want to make sure people buying a home have time to get the information they need to make a sound decision within limits that still give sellers the certainty they need to close sales.”

As of early May, implementation of the plan has not yet occurred.

If you are thinking about buying or selling in or out of the Comox Valley, working with an experienced local realtor is crucial in these interesting and ever-evolving times.

To find out more about Comox Valley real estate, please feel free to contact me any time through my website or by visiting my Facebook page.

Art galleries and art lessons – something for everyone

Heading into the last month of winter, the promise of spring is there. But it’s still chilly outside and dark before supper. Searching for something to brighten the waning winter days and inject a little colour into your life? Why not look to the local art scene for some inspiration.

One of the best things about living in the Comox Valley is our thriving arts community. Hundreds of established and experienced artists call the Valley home, and the rest of us are the better for it.

And that also means opportunities to see – and make – art abound.

Following is a listing of some of the area’s local galleries, as well as a couple of studios spaces where you can take part in making art of your own.

Where the art hangs in the Comox Valley

Comox Valley Art Gallery

Located in Downtown Courtenay at the corner of 6^th and Duncan, the institution has been around since the early 1970s and relocated to its current location in 2005. The former Courtenay Fire Hall offered a central location and setting that lends itself to its current unique design – ideal for displaying visual art of all kinds. Not only does it have numerous exhibitions every year, as well as a gift shop featuring local artisans, but it also acts as the central hub for creative endeavours throughout the Valley. The mission of the gallery is to present and foster contemporary art by professional artists from the region, the country and beyond. Their exhibitions, events, performances, publications, creative residencies and education programs engage the public and enliven the community.

Pearl Ellis Art Gallery

This downtown Comox gallery has been on the scene since the 1980s. Established as a location to highlight local Valley talent, for many student groups and budding artists, this is their first experience having their work on public view. Accomplished local artists also use it to hold one-man shows in their home community. There’s always something worth looking at here!

Artful: The Gallery

Near downtown Courtenay on Cumberland Road, Artful: The Gallery offers talented emerging and mid-career BC artists a space to exhibit and sell their works. It’s actually the working studio of multimedia artist Kristina Campbell. Visitors are always welcome to visits and learn about contemporary art on the West Coast. A beautiful place to spend an hour whether you’re a collector looking to buy or an artist looking for inspiration.

Spirits of the West Coast Art Gallery

Located in East Courtenay on Back Road, this beautiful gallery displays a wide variety of authentic Northwest Coast art and jewellery. You’ll be impressed by the gorgeous selection of Native masks, paddles, argillite carvings, sculptures, prints, silver and gold jewellery from artists of Haida, Kwakwaka'wakw or Kwakiutl, Coast Salish and West Coast descent. Whether you want a special gift, a one-of-a-kind masterpiece or just a nice afternoon out, you’ll find it here.

Once you hit all those spots, you can check out the I-Hos Gallery on Comox Avenue and the Comox Valley Airport for more opportunities to take in local and Island artistic works.

Making art in the Comox Valley

Of course, looking at art is awesome, but making art is even better. And the Valley provides several options for those willing to try their hand at something creative.

Lupine Art Studio

Located in Courtenay’s downtown core, this studio offers beginners, novices and advanced learners a supportive space to create. Offering a broad range of classes for all levels, the studio’s instructors teach skills and techniques using a wide variety of mediums. Be brave – join them for some fun!

Jan’s Glass Academy

Looking for a new medium? Jan works with stained glass and has had students come from around the world. From making mosaics to learning how to improve your soldering technique to an 8-week project, you will learn everything you need to know and more. Plus, the location on Comox Ave is spectacular! 

And make sure to check out all the art courses offered through Courtenay recreation. New classes start with every season. Plus, the Comox Valley Art Gallery holds workshops and occasional community “make-art projects,” so visit their website to subscribe to their newsletter and stay informed.   

As always, feel free to get in touch should you want information on any aspects of buying and selling real estate in the Comox Valley;  contact me, visit my website or check out my Facebook page.

Crafts, music, lights and more . . .

After a quiet season last year, Christmas events are back!

And while we must still follow provincial guidelines, there’s plenty of fun to be had in the Comox Valley. Here’s a collection of outings and events that will make you feel like decking the halls in no time.

Craft Fairs

It’s not too late to find some seasonal markets. Following is a brief list of some local favourites:

-   Elevate Winter Bazaar: The ninth annual bazaar happens in Downtown Courtenay at the Legion on December 3rd (4:30-9 pm) & 4th (10:30-4), 2021. A unique and delicious craft market, they even offer Friday night “dance-shopping” with cocktails! 

-   Black Creek Christmas Craft Fair: Head up to the Black Creek Community Centre on Saturday, December 4 from 10:00 to 4:00 and do some holiday shopping in a rustic, country setting. You’ll find some perfect gifts for your loved ones.

-   Christmas Market at Crown Isle: On Sunday, December 12 from 12:00 – 8:00 pm you can find everything from stocking stuffers to one-of-a-kind handmade gifts. Featuring local vendors from the Comox Valley and beyond, the clubhouse will be festive and full of fun.

-   And don’t forget that the Comox Valley Farmers’ Market runs on Saturday mornings right up to Christmas at the Native Sons Hall.

Christmas Tunes

The holidays aren’t the holidays without some music, right? Fortunately, we’re able to get together and sing this year, so make sure to check out these faves. Look online for information about tickets and protocols.

-   Just in Time Choirs: The Saturday, December 4th matinee and evening shows will have you rockin’ to hits from the 80s at the Comox Pentecostal Church. Not exactly Christmassy but fun, nonetheless.

-   Comox Valley Concert Band: Another item for December 4th! Check out the annual show featuring music from different eras and around the world, plus favourite holiday standards. The music starts at 2:00 pm at the Florence Filberg Centre in Courtenay.

-   Home for the Holidays: New York singer and actor James Rich will be taking on the persona of Nat King Cole in this two-hour show at the Sid Williams Theatre on December 11.

-   Celebration Singers Choirs: The always-popular shows are back again this December 17 & 18 at St. George’s United. Get your tickets early as these concerts always sell out.  

Holiday Outings

If you have some extra time, bundle up the family and trek off to enjoy these local events at your own pace.

-   Holiday Resort Walk: Head up to the Clubhouse and have a walk around Crown Isle while enjoying thousands of lights, visits with Santa, s’mores and more. Then head inside to have a look at the Gingerbread Village. I’m getting hungry just thinking about it!

-   Kingfisher Winter Light Display: This will be the third annual for “Serenity Gardens.” Hundreds of thousands of lights make for a magical setting.

-   Night Skiing at Mt. Washington: Weather permitting, you can hit the slopes after dark nightly from December 17 through to January 2. 

No matter where you go or what you do, have a safe, enjoyable and relaxing holiday season!

For more information about all aspects of living in the Comox Valley, visit my website or my Facebook page. And for specific real estate questions, please feel free to get in touch.

Real estate trends for Vancouver Island

Historically low inventory along with low interest rates are keeping housing prices up across the Island.

According to the latest statistics from the Vancouver Island Realty Board (VIREB) for August 2021, active listings of single-family homes and town/rowhouses are 50 per cent lower than this time last year and condo apartment inventory is down 61 per cent. All of which means it’s tricky times for buyers!

Following are more stats from VIREB.

The Comox Valley real estate market

As with the rest of the Island, the Valley has seen a significant increase in prices, but not inventory, over the last year. In fact, the average price of a single-family Comox Valley home has risen to the second-most expensive in the region north of the Malahat. The year-over-year benchmark price in the Valley rose by 32 per cent to $772,800 this past August (and that doesn’t include acreages or waterfront properties).

Other Island real estate – August 2021

The board-wide benchmark price of a single-family home outside of Greater Victoria reached $740,900 in August – a 33 per cent increase from last year at this time and even slighter higher than the previous month. The most expensive area in the region for a single-family home is Parksville-Qualicum, with a benchmark price increase of 35 per cent to $863,800. While the lowest benchmark price for a single-family home of $394,400 in the North Island, that still is a year-over-year increase of 52 per cent from last August!

Campbell River’s benchmark price reached $650,800 in August, up by 33 per cent year over year. The Cowichan Valley benchmark price hit $733,600, an increase of 32 per cent from August 2020. Nanaimo’s benchmark price rose by 29 per cent to hit $741,900. And Port Alberni reached $492,400, up 43 per cent year over year.

What’s can we expect heading into fall?

Short answer? Expect more of the same.

According to Ian Mackay, 2021 VIREB President, “Because the real estate sector is driven by supply and demand, we expect that prices will continue to rise unless demand drops or listings increase.”

Even with a fall election and the various major parties’ focus on housing affordability, in the short term, not much will change. “Without a tangible plan to build more homes, we’re concerned that election promises will fall far short of what’s needed and do little to improve affordability,” notes Mackay. “Building more homes isn’t the easy solution, but it’s the key to making housing more affordable.”

To that end, BCREA, VIREB and other real estate boards continue advocating with policymakers at regional and provincial levels to accelerate the development process so municipalities can expand supply more briskly and meet demand.

In the short term, buyers need to be available to move quickly and work with an experienced local realtor to get in on listings as soon as possible. Sellers, on the other hand, can enjoy the enviable position of being in the driver’s seat for the next few months...or more.

To find out more about Comox Valley real estate, please feel free to contact me any time through my website or by visiting my Facebook page.

Getting started, choice perennials and a to-do list

No doubt about it, spring has sprung. The chill is gone, and the grass is growing! It’s even warm enough to get the seedlings out into the garden. Whether you are a newbie to gardening or have two green thumbs, there is always plenty to do and say about gardening.

Not quite ready to rototill? This blog will get you inspired to pull on your gardening gloves and start digging in. Let’s get growing!

Gardening tips for beginners

If you are not so much a gardener as an observer, knowing how to get going is often the hardest part. Following are a few tips to keep in mind should you be looking to turn over a new leaf and get into the gardening game:

• Location, location, location! Just like with real estate, you need to think about where you want to be and do a little research. If you’re lucky enough to have a nice-sized yard, hopefully, you can find a spot that gets at least six hours of direct sunlight a day, preferably that early morning kind. Next, take a shovel and check out the soil. If it is full of rocks and roots, you’ll want to keep looking. Of course, raised beds and containers are an option if you’d prefer to stay where you are. It’s also a good idea to stay close to a water source.
• Begin with good soil: Nutrient-rich soil that drains well will lead to success. Muddy, rocky or clay-filled soil will need some work, but with the right mix of compost, sand, mulch, seaweed and other options, things will improve. It might be an idea to take a sample to your local garden centre and get some advice.
• Start small: You know how sometimes your eyes are bigger than your stomach when it comes to food? Same with gardening. The bigger the garden, the greater the yield and, well, the greater the work. While the thought of freezing 20 pounds of tomatoes might be appealing, think about the weeds that will also come your way.
• Choose the right plants and learn your frost dates: Again, asking your local growers what works for them and is well suited to this climate will save you time and effort. While artichokes and almond trees aren’t a possibility around here, plenty of good West Coast options are available. But make sure you know your frost dates because there is nothing more disappointing to see your efforts shrivelled up due to an unexpected cold snap.

5 Perennials suited for the West Coast

Most of us want a nice-looking yard – and the less work involved, the better! These perennials are not only easy to grow but also suited for the West Coast. Pop ’em in this spring and you’re good to go for many years to come!

1. Shasta daisy: This happy flower features a sunny yellow centre surrounded by white petals. It looks pretty and bright in the garden, attracts butterflies and is a great cut flower to add some cheer to your home. It prefers full sun or part shade and well-drained soil; shastas will grow up to three feet tall and a foot wide.
2. Daffodils and tulips: Looking for variety? Daffs and tulips come in an array of colours and size varieties. These beauties look great outside at the start of spring and can also be cut and brought into the home for a week or so. Full sun and moist, well-drained soil make them happiest, but they are adaptable to less-than-ideal conditions.
3. Lupine: Known for its upright spires of flowers, lupine adds an architectural look to the garden. Often seen in shades of purple and blue, you can also find them in pinks, reds, oranges, yellows and white – something for every yard. Their preferred growing conditions include moderately fertile, light, slightly acidic soil in full sun or partial sun. They can reach up to three feet tall and a foot wide.
4. Sword ferns: These plants are perfect for a shade garden; arching fronds add interesting architectural impact and unique texture to any yard. Evergreen, the rich colour shows all year long. Plant in fertile, rich, well-drained soil; and shady conditions. They can reach three feet in diameter.
5. Hosta plants: Another lush foliage that is ideal for a low-maintenance garden.  Touted as shade lovers, they do have a need for some sun, but it depends on the colour of their leaves. A general rule is the lighter the foliage, the brighter the sun. The darker foliage retains colour best in moderate shade, while variegated varieties need more sunlight to keep their stripes. That said, all hostas need some shade as few, if any, thrive in strong, direct sun. They fully mature in four to eight years and can grow to three feet in diameter.

May gardening to-do list

May is when the action really starts to crank up. Here are some things that need to happen, both in the yard and in the garden:

In the Yard:

• Fertilize azaleas, rhododendrons and camellias after they bloom with something appropriate for acid-loving plants.
• Feed your roses with fertilizer and watch for fungus or disease.
• Transplant trees and shrubs before any hot weather hits and keep them well watered.
• Prune back any damage from winter.
• Apply mulch to shrubs with shallow roots (such as camellias and azaleas) as protection from coming heat and weeds.
• Let foliage from spring bulbs die back naturally on its own (cutting it back can risk the health of next year’s flowers). But deadhead perennials and bulbs throughout the blooming season.
• Fertilize bulbs after blooming.
• Plant perennials before the heat of summer and keep the water constant through the season.
• For the lawn, set mower blades at two to three inches; mow often but don’t cut more than half the blade at a time.

In the Garden:

• Start enjoying the cool-season vegetables (such as spinach, carrots, and lettuce) that you planted in March or get them in again.
• Direct sow the seeds of your other annuals when night temperatures reach 9 Celsius regularly.
• Harden off members of the nightshade (peppers, tomatoes, eggplant) family. Once nighttime temperatures stay reliably above about 9 Celsius, plant them outdoors.
• Plant successive crops of veggies every few weeks to extend your harvest.
• Control weeds to reduce competition for water and nutrients. Add mulch to keep things wetter as the heat turns up.

Inspired (or maybe a bit tired) thinking about it? Whatever you get up to, enjoy your time outside!

As always, feel free to get in touch should you want information on any aspects of buying and selling real estate in the Comox Valley; contact me, visit my website or check out my Facebook page.

Housing trends on Vancouver Island

And we thought last year was interesting…

Recent months have seen record-low supply across the Island, including the Comox Valley, and that trend is continuing. This has resulted in an uptick in the number of multiple offers and unprecedented above-asking price sales – great for sellers, frustrating for buyers and a crazy time for realtors!

Following are Island stats from the Vancouver Island Real Estate Board (VIREB) for February 2021.

The past couple of months in the Comox Valley market

As noted in my last market update, record-low inventory ended the year. And as we head into spring, that continues to be the trend. This low supply and high demand have resulted in significant increases from last year. In January, the benchmark price of a single-family home was $620,100, up 11 per cent from a year ago. In February, the benchmark price sat at $631,400, up by 15 per cent from the previous year. Sellers are getting more than they ask, some even into six figures – unheard of!

Other Island markets this year

The entire Island is seeing a significant increase in pricing. According to the latest VIREB statistics, single-family homes in Campbell River hit $547,700 in February, up 18 per cent from last year. Duncan saw an increase of 17 per cent from this time in 2020. Nanaimo’s benchmark rose by 12 per cent, and Parksville-Qualicum area saw increases of 13 per cent to $695,600. Port Alberni and the North Island had 16 and 12 per cent year-over-year increases respectively.

What’s next?

While low interest rates have played a part, the major factor in the Island’s markets is the lack of supply. And that’s a hard one to do anything about, as 2012 VIREB President Ian Mackay explains.

“The federal and provincial governments tend to focus on demand-side policies instead of addressing the supply issue. Taxes and tighter mortgage restrictions are stopgap measures that don’t resolve the underlying problem.”

According to VIREB, the British Columbia Real Estate Association (BCREA) doesn’t expect the inventory situation to improve until more supply comes online later in the year. Meanwhile, BCREA and local real estate boards are encouraging provincial and regional-level policymakers to promote streamlining development processes in order to allow municipalities to expand supply more quickly in an attempt to meet demands.

If you’re looking to buy, in or out of the Comox Valley, working with an experienced local realtor is essential during times of multiple offers.

And if you are selling…lucky you!

To find out more about Comox Valley real estate, please feel free to contact me any time through my website or by visiting my Facebook page.

(And what exactly is a seller’s market?)

Whether it’s due to pent-up demand, low-interest mortgage rates or the desire to move from COVID hotspots, interest in Vancouver Island and Comox Valley housing markets is at a high. Unfortunately, supply is at a record low. (Read about it in my recent blog!)

All this adds up to a seller’s market.

Even though late spring/early summer is typically regarded as the time to buy and sell, when the market is like it is now, time of year doesn’t make a difference. It comes down to supply and demand. Now – and for the foreseeable future – supply is low and everything is in demand. From condos and patio homes to acreages and standard family homes, the buyers are there but the listings are not. Listing now before the spring rush will help ensure you get the attention (and price) you want.

What makes a seller’s market?

Simply put, a seller’s market occurs due to a shortage in housing or an excess of potential buyers. In today’s circumstances, both are occurring. During this type of market, prices tend to be higher and homes sell more quickly. Multiple offers on a home are also more likely to occur, which gives sellers negotiating power, meaning conditional offers may be rejected.

Tips for listing in a seller’s market

Selling in this market is generally easy and quick. Even so, there are things to keep in mind when you are getting ready to list:

• Work with an experienced local real estate agent to ensure you have a good understanding of the market and your competition.
• Price your home right for the area. Overpriced homes will still be overlooked, so don’t go crazy!
• Make sure your home is clean, clutter-free and ready to be shown at all times.
• COVID has made scheduling a bit trickier, so it has never been more important to be accommodating to your real estate agent's/prospective buyer’s schedules. (And make sure to visit my website for updates and explanations of our COVID-19 protocols.)
• Ensure your home has sufficient market exposure, don’t count on demand to do ALL the work for you.
• Be patient . . . remember you’re in the driver’s seat.

Tips for buying in a seller’s market

For buyers, a seller’s market means multiple offers are to be expected. Some of the things you can do to improve your likelihood of success are as follows:

• Get pre-approved for a mortgage and know how much you can afford.
• Make your offer stronger with a significant deposit amount.
• Be proactive and aggressive without being annoying. And be responsive.
• Make your offer as simple as possible. Don’t have a long list of contingencies.
• Be flexible with your move-in date.
• Consider appealling to the seller with a personal letter.

Whether buying or listing, this is an exciting time to get into the market. Why wait until spring?

Please feel free to get in touch with me any time through my website or by visiting my Facebook page.

Comox Valley market update and outlook – January 2021

In a year like no other, the Vancouver Island real estate market saw the lowest inventory on record to close out 2020.

While interest and prices continued to increase, November and December posted weaker sales because of fewer listings. As noted in the Vancouver Island Real Estate Board January news release, “The buyers are there, but the listings are not.”

In December, active Island listings of single-family detached properties numbered 421, compared to 541 in November, a 22 per cent decrease and the lowest number on record. Condo apartments and townhouse listings dropped 24 and 17 per cent, respectively, from November.

Pricing trends in the Vancouver Island and Comox Valley real estate markets

In terms of benchmark pricing, the Island average for a single-family home hit $546,900 in December, up 5 per cent from 2019. The apartment benchmark price reached $312,000, up 4 per cent; townhouse prices rose by 10 per cent to hit $450,100. The Comox Valley benchmark price reached $550,800, an increase of 4 per cent from last year. Campbell River saw a 12 per cent gain; Duncan was up 5 per cent; Nanaimo was up 1 per cent; Parksville-Qualicum area saw its benchmark price increase by 9 per cent and Port Alberni saw a 2 per cent year-over-year increase.

Vancouver Island housing sales projections for 2021

Despite tough economic times for many, record-low mortgage rates, pent-up demand and a lack of supply indicate a market that will continue to see stable and/or rising prices. It is a seller’s market and buyers are eager. Now is a great time to list your home (and get a jump on the usual spring listing time).

“Consumer demand is high, and buyers are snapping up well-priced properties quickly once they hit the market,” says VIREB president Kevin Reid. “Multiple offers are commonplace.”

Nonetheless, he notes that overpriced homes tend to linger despite prevailing market conditions. “Connecting with a local realtor is especially crucial in a competitive housing market.”

Question about the current market? Reach out to contact me any time through my website or by visiting my Facebook page.

Q&As about the Registry set to launch November 30

BC’s Land Owner Transparency Act (LOTA) comes into effect on November 30 of this year. The first act of its kind in Canada, LOTA allows for the creation of a publicly searchable registry of information on individuals that hold interests in land – directly or indirectly – through corporations, trusts and partnerships.

The Act is part of the government’s plan to address concerns about housing affordability in BC. Introduced in the 2018 budget, it received royal assent in May of 2019 and comes into effect this year. The Act was implemented as part of an initiative to end the hidden ownership of land. It is expected that LOTA and its Registry (LOTR) will help to combat the use of these entities for money laundering, tax fraud and tax evasion purposes.

So how does this differ from Land Title Office records?

The Land Title Office records registered ownership of real property interests. The Land Owner Transparency Registry (LOTR) will record indirect ownership of interests in land (such as shareholdings in a corporation, rights/interests in a partnership and beneficial interests of trust beneficiaries). Essentially the Registry is a second database of land ownership records that will operate parallel to, but separate from, Land Title.

Who will operate this database and who can access the information?

The British Columbia Land Title and Survey Authority will oversee the database.

As of April 30, 2021, the public can search the Registry and get partial information about ownership interests in land. Birth dates and social insurance numbers will not be publicly accessible. Only those defined as a regulator, a taxing authority or a law enforcement entity will have access to complete information about reporting bodies and interest holders. To see who makes up those entities, visit landtransparency.ca.

How does this affect realtors and their clients?

Starting November 30, buyer clients must be made aware of the extra reporting requirements. The actual filing is something for which legal professionals will be responsible.

For transactions closing after November 30, realtors will need to:

• Advise clients to speak to a legal professional about these requirements early on to ensure ample time for the necessary information to be gathered and filed. (If a buyer is a corporation, partnership or trust with shareholders outside of the country, this period could take as long as a month.)
• Plan for closing periods that allow for legal professionals to fulfill the transparency declaration and determine if a transparency report must be filed.
• Tell clients who require transparency reports to speak to their legal professionals to understand the timelines and what can be expected.

When does one need to file under LOTA?

Three main situations cause an obligation to file under LOTA: 1) the registration of a new interest in land at a land title office; 2) pre-existing interests in land; 3) changes in interest holdings in land. 

What are the penalties for noncompliance?

Not complying can have significant consequences. Improper or failed submission of appropriate documents means the LTO has the authority to refuse registration of an interest in land and financial penalties would incur.

To find out more about the new Act, including filing, searching and its enforcement, visit landtransparency.ca.

For more information on any aspect of selling and/or buying Comox Valley real estate, please feel free to contact me, visit my website or check out my Facebook page.