It is imperative that the proper permits be in place for your building and renovation work.
If you fail to get a proper permit, once work stops, inspectors can ask you to halt work and also remove any work already done.
If you don't see a permit there probably isn't one. Ask the contractor to show you the permit BEFORE work starts.
Permits protect the homeowner in two ways.
First, the municipality will make sure the plans outline a structurally sound project.
Second, they check that building codes are followed as well as bylaws.
Process to obtain a building permit; Submit a permit application with 2 sets of a site plan and detailed drawings of the project. (get an engineer or architect to do the drawings. $200-$2000 this covers the admin work, processing fees, staff hours and inspections.
Allow 10-30 business days...
The municipality will check the work during the process at key stages to ensure quality of work. Appr. 6 inspections made.
I hope this info helps you....
Arran
PS.... I offer a $500 referral fee if you know someone looking to buy or sell a home. Give me a call and I would be glad to help them out... www.NewImageHomeSales.com
Tuesday, January 24, 2012
Tuesday, January 10, 2012
2012 Housing Starts Forecast
Canadian Housing Starts - January 10, 2012
Canadian housing starts rose almost 8 per cent month over month in December, to a seasonally adjusted annual rate (SAAR) of 200,200 starts. New home construction in BC urban centres fell 20 per cent from November, at 21,000 starts (SAAR) and were down 26 per cent year over year in December.
The year 2011 ended with housing starts 3 per cent higher than 2010 at 24,235 units, driven by a 20 per cent increase in multi-family starts.
Looking at major metropolitan areas, housing starts fell 30 per cent year-over- year in Vancouver due to a 40 point drop in multi-family starts. Total starts in Vancouver finished 2011 up 17 per cent at 17,867 units. Abbotsford new home construction fell 43 per cent year-over-year in December, but was up 4 per cent for all of 2011 at 543 units.
Housing Starts in Victoria fell 54 per cent year-over-year in December and finished 2011 22 per cent lower at just 1,642 starts.
Finally, new home construction in Kelowna showed some encouraging signs of recovery to end the year, rising 88 per cent year-over-year in December.
However, 2011 was another challenging year, with starts ending the year 2 per cent lower than 2010 at 934 total starts. For 2012, we expect that housing starts will grow roughly in-line with new household formations at 27,500 units, though with a clear bias toward multi-family units and relatively weak new single family starts.
Canadian housing starts rose almost 8 per cent month over month in December, to a seasonally adjusted annual rate (SAAR) of 200,200 starts. New home construction in BC urban centres fell 20 per cent from November, at 21,000 starts (SAAR) and were down 26 per cent year over year in December.
The year 2011 ended with housing starts 3 per cent higher than 2010 at 24,235 units, driven by a 20 per cent increase in multi-family starts.
Looking at major metropolitan areas, housing starts fell 30 per cent year-over- year in Vancouver due to a 40 point drop in multi-family starts. Total starts in Vancouver finished 2011 up 17 per cent at 17,867 units. Abbotsford new home construction fell 43 per cent year-over-year in December, but was up 4 per cent for all of 2011 at 543 units.
Housing Starts in Victoria fell 54 per cent year-over-year in December and finished 2011 22 per cent lower at just 1,642 starts.
Finally, new home construction in Kelowna showed some encouraging signs of recovery to end the year, rising 88 per cent year-over-year in December.
However, 2011 was another challenging year, with starts ending the year 2 per cent lower than 2010 at 934 total starts. For 2012, we expect that housing starts will grow roughly in-line with new household formations at 27,500 units, though with a clear bias toward multi-family units and relatively weak new single family starts.
Monday, January 2, 2012
10 things to know about gas ranges.... 1. Can't beat an electric oven..... gas is in the best when it comes to cooktops however pros agree that the even heat produced by the electric oven is best... you can purchase a Viking or Elba hybrid with gas top and electric oven.. 2. Are cheaper to run.... gas ranges cost 1/2 of what you would pay for an electric range per hour. 3. No longer need pilot lights.... an electric igniter is used instead of the eternal flame which saves gas consumption by 40% 4. Are insulated.... self-cleaning gas versions have the most insulation to handle prolonged temps... 5. Tell you which pot size to use... Use the burner to match the pot instead of wasting the burners heat on a pot that is too small for the burner. 6. May come with a sensor... optional auto-ignite feature allows the range to detect if any gas leaks are present. 7. Need a CO2 detector... If the range isn't working properly, the produced CO2 can be deadly. Install a detector close to the range to detect leaks. 8. Reveal when you're wasteful... A blue flame is efficient, an orange or yellow flame signals that the range needs servicing. 9. Get all choked up... Burners caked with food impede flame production, clean the range regularly. 10. Need a sealed oven door... close the door on a piece of paper, if the paper slips out easily the seal needs replacing. Hope these tips help and enjoy a great new year... Arran PS.... If you know someone looking to buy or sell a home let me know and I will provide a $500 referral fee...
Wednesday, December 7, 2011
Winterize your yard...
Winterize your yard....
1. Mulch everywhere, 2 inches of shredded bark, leaves or pine needles insulate plants and soil from the frost.
2. Trim the Grass, mow down to 2.5-3inches and rake to keep bugs nests out.
3. Remove Dead Leaves, mulch them into the grass for a natural fertilizer with your lawn mower.
Visit www.NewImageHomeSales.com for more tips around the home.
Arran
Tuesday, November 22, 2011
Mortgage Assumptions and Ongoing Liabilities....
A buyer of a property may wish to finance the purchase by way of assuming the mortgage financing. It must be determined if the mortgage is assumable or not.
What is the liablity to the Seller after closing with respect to the assumsed mortgage?
Under the terms of the mortgage, the Mortgagee(lender) is entitled to look to the convenant of the Seller if there is default.
Therefore it is important to provide the Seller with a means of release from the ongoing liabilites associated with an assumed mortgage.
There are two ways to release the Seller from his/her convenant....
1. Consent to assumption - all parties accept the assumption by the Buyer from the Seller...
2. Novation - This is operation of law... If it can be determined that the Mortgagee, the Buyer and the Seller had all the relevant facts and the Mortgagee accepted the Buyer as principal borrower and accepted the new mortgage in full satisfaction of the old mortgage, then a defence of Novation can be raised....
Why is this important to you?? If you have an interest in property, are looking to sell, and have an assumable mortgage then this information should be considered.
Arran McLellan
250.884.3980
Wednesday, November 16, 2011
As many of you may know, we are transitioning back to the old GST/PST system.
This is expected to be completed by MARCH 31,2013This means the the
affordability of homes and fees for other services will be exempt from the 7%
PST and will be subject to the 5% GST. This will result in more demand
for new homes which will help stimulate the local economy.Months of Inventory - The number of months to
sell all the inventory at current sales levels.... why care? Currently we are at 6 months... What this means
is that it will take 6 months to sell the current inventory.... As the
months of inventory is increasing = more sellers and less buyers = buyers market
as more product is on the market.Here is a link to the last 2 years of
Months of Inventory levels.... http://www.victoriamls.ca/matrix/public
... 9600075664
This is expected to be completed by MARCH 31,2013This means the the
affordability of homes and fees for other services will be exempt from the 7%
PST and will be subject to the 5% GST. This will result in more demand
for new homes which will help stimulate the local economy.Months of Inventory - The number of months to
sell all the inventory at current sales levels.... why care? Currently we are at 6 months... What this means
is that it will take 6 months to sell the current inventory.... As the
months of inventory is increasing = more sellers and less buyers = buyers market
as more product is on the market.Here is a link to the last 2 years of
Months of Inventory levels.... http://www.victoriamls.ca/matrix/public
... 9600075664
Monday, September 26, 2011
Fall is here!!!
Fall is in the air and the time is right to prepare the home for the fall and winter season.
It is important to have the chimney cleaned and the furnace and all duct work blown out...
You need to keep the yard up by keeping everything trimmed and the shrubs and the bushes prunned..
The water tends to flow to area of least resistance, therefore it is a good idea to have the drains and gutters cleaned out so that the water not pool around the foundations..
Make sure that the windows and doors have good weatherstripping and are draft proof, as this will help reduce the energy consumption....
Hope these small tips......
It is important to have the chimney cleaned and the furnace and all duct work blown out...
You need to keep the yard up by keeping everything trimmed and the shrubs and the bushes prunned..
The water tends to flow to area of least resistance, therefore it is a good idea to have the drains and gutters cleaned out so that the water not pool around the foundations..
Make sure that the windows and doors have good weatherstripping and are draft proof, as this will help reduce the energy consumption....
Hope these small tips......
Monday, August 22, 2011
Shelter Taxes
Shelter Taxes - PTT and HST
Property Transfer Tax - currently is a 1% on the 1st $200,000 and 2% on the remainder. Currently the BC Realtors Assoc is trying to have the PTT threshold increased from $200,000 to $525,000 with the 2% applying to the remainder of the fair market value.
Index the HST new housing rebate threshold from $525,000 to what the current New Housing Price Index dictates.
Index the 1% PTT threshold of $525,000 using the New Housing Price Index, and make adjustments annually.
My take on this..... These changes will allow consumers to have a more cost-effective way of making a home purchase... Especially true for 1st time home buyers, with the taxes being less this will allow a larger number of buyers to take the leap and will positively affect the economy. This economic boast will also help increase home values for current home owners.
Property Transfer Tax - currently is a 1% on the 1st $200,000 and 2% on the remainder. Currently the BC Realtors Assoc is trying to have the PTT threshold increased from $200,000 to $525,000 with the 2% applying to the remainder of the fair market value.
Index the HST new housing rebate threshold from $525,000 to what the current New Housing Price Index dictates.
Index the 1% PTT threshold of $525,000 using the New Housing Price Index, and make adjustments annually.
My take on this..... These changes will allow consumers to have a more cost-effective way of making a home purchase... Especially true for 1st time home buyers, with the taxes being less this will allow a larger number of buyers to take the leap and will positively affect the economy. This economic boast will also help increase home values for current home owners.
Friday, August 19, 2011
James Bay Real Estate!
Risto Louhimo interviews Arran McLellan REALTOR with Pemberton Holmes and the Mark Imhoff Group
CLICK HERE FOR VIDEO
CLICK HERE FOR VIDEO
Friday, August 5, 2011
Most Expensive Markets in North America
Vancouver is 3rd in north america behind Newport Beach and Pacific Palisades.
An average 4bed, 2 bath home is $1.55million in Vancouver and only $144,456 in Windsor Ont!
In Canada, Vancouver (1.55million) is the most expensive market, followed by Kelowna ($1.1million), Burnaby ($797,455), Fort McMurray ($652,382) and West Kelowna ($640,055) these are the average for the 4 bed, 2 bath house in these areas. Victoria is around the $628,297 mark.
Note that average prices are based on all areas of the city, so the higher priced areas are factored in which tends to bump up the average value.
To put the value of buying in Windsor Ont, you would pay $617 per month on the $144,460 4bed, 2bath house. That's with 20% down and 5% rate in 30yr amortization.
If you have any questions about the value of your home and would like a free home market evaluation, please call me at 250.884.3980 or visit my site, www.NewImageHomeSales.com
An average 4bed, 2 bath home is $1.55million in Vancouver and only $144,456 in Windsor Ont!
In Canada, Vancouver (1.55million) is the most expensive market, followed by Kelowna ($1.1million), Burnaby ($797,455), Fort McMurray ($652,382) and West Kelowna ($640,055) these are the average for the 4 bed, 2 bath house in these areas. Victoria is around the $628,297 mark.
Note that average prices are based on all areas of the city, so the higher priced areas are factored in which tends to bump up the average value.
To put the value of buying in Windsor Ont, you would pay $617 per month on the $144,460 4bed, 2bath house. That's with 20% down and 5% rate in 30yr amortization.
If you have any questions about the value of your home and would like a free home market evaluation, please call me at 250.884.3980 or visit my site, www.NewImageHomeSales.com
Monday, July 25, 2011
Stage Right!
Staging can instantly increase your home or rental property's value and desirability.
S stand out
T target right buyers/tenants
A avoid extra expenses or carrying costs(mortgage etc..)
G Get top dollar or top rent to increase cash flow
E Eliminate time on market
Effective staging builds:
1. An emotional attachment by creating a warm and inviting place to live.
2. Highlights focal points and features addressed in your advertising
3. Turns negatives into positives.
4. Creates better online pictures.
5. Closes the prospects as they are able to visualize the space better.
Hope this aids you in the sale or rental of your house.
Arran
S stand out
T target right buyers/tenants
A avoid extra expenses or carrying costs(mortgage etc..)
G Get top dollar or top rent to increase cash flow
E Eliminate time on market
Effective staging builds:
1. An emotional attachment by creating a warm and inviting place to live.
2. Highlights focal points and features addressed in your advertising
3. Turns negatives into positives.
4. Creates better online pictures.
5. Closes the prospects as they are able to visualize the space better.
Hope this aids you in the sale or rental of your house.
Arran
Tuesday, July 19, 2011
BC Home Sales Steady
Home Sales rise 2.4% to 7904 sales in June throughout the province of B.C.
Price increased 14.4% to $571,837 compared to June 2010.
Low interest rates and job creation will continue to push the market forward.
Arran
Price increased 14.4% to $571,837 compared to June 2010.
Low interest rates and job creation will continue to push the market forward.
Arran
Friday, July 15, 2011
Home Sales to Rise This Year!
BCREA 2011 Second Quarter Housing Forecast
Vancouver, BC – June 30, 2011. The British Columbia Real Estate Association (BCREA) released its 2011 Second Quarter Housing Forecast today.
BC Multiple Listing Service® (MLS®) residential sales are forecast to increase 5 per cent from 74,640 units in 2010 to 78,200 units this year, before increasing a further 3.1 per cent to 80,700 units in 2012.
"Home sales will post some modest gains over the next two years," said Cameron Muir, BCREA Chief Economist. "However, positive housing fundamentals like job growth, rising wages and an expanding population base will be somewhat offset by higher borrowing costs over the next eighteen months."
"Following a decade where unit sales broke all records, consumer demand over the next few years will be relatively moderate," added Muir. The ten-year BC MLS® residential sales average is 87,000 units. A record 106,300 MLS® residential sales were recorded in 2005.
Vancouver, BC – June 30, 2011. The British Columbia Real Estate Association (BCREA) released its 2011 Second Quarter Housing Forecast today.
BC Multiple Listing Service® (MLS®) residential sales are forecast to increase 5 per cent from 74,640 units in 2010 to 78,200 units this year, before increasing a further 3.1 per cent to 80,700 units in 2012.
"Home sales will post some modest gains over the next two years," said Cameron Muir, BCREA Chief Economist. "However, positive housing fundamentals like job growth, rising wages and an expanding population base will be somewhat offset by higher borrowing costs over the next eighteen months."
"Following a decade where unit sales broke all records, consumer demand over the next few years will be relatively moderate," added Muir. The ten-year BC MLS® residential sales average is 87,000 units. A record 106,300 MLS® residential sales were recorded in 2005.
Tuesday, July 12, 2011
Market update!
A total of 618 homes and other properties sold in June through the Victoria Real Estate Board’s Multiple Listing Service® (MLS®), up from 572 sales in May and very close to the 625 sales in June of last year.
Victoria Real Estate Board President, Dennis Fimrite, noted that market activity has returned to comparable levels of a year ago. "Overall sales so far this year are down 21 per cent compared to a year ago. It’s important to note, however, that the first few months of last year were very active compared to this year and we are now seeing a return to similar market conditions of a year ago."
Fimrite added that the number of properties available for sale continued to increase at the end of last month with inventory levels currently seven per cent higher than a year ago. "The available choice for buyers increased further last month with 5,050 properties available for sale at the end of June - the highest monthly level in 15 years." Fimrite add that there were 4,857 properties available for sale at the end of May.
The average price for single-family homes sold in Greater Victoria last month was $629,292, up from $628,462 in May. The median price also rose to $569,900 while the six-month average declined slightly to $619,568. There were 23 single family home sales of over $1 million in June.
The overall average price for condominiums last month was $320,172, down from $328,345 in May. The average for the last six months rose to $329,402. The median price for condominiums in June also rose to $300,000.
The average price of all townhomes sold last month declined to $444,768 from $466,845 in May. The median price also declined to $399,000 while the six month average rose to $448,159.
MLS® sales last month included 348 single family homes, 177 condominiums, 62 townhomes and nine manufactured homes.
Active Listings, New Listings and Sales Graphs
Average Selling Price Graphs
Victoria Real Estate Board President, Dennis Fimrite, noted that market activity has returned to comparable levels of a year ago. "Overall sales so far this year are down 21 per cent compared to a year ago. It’s important to note, however, that the first few months of last year were very active compared to this year and we are now seeing a return to similar market conditions of a year ago."
Fimrite added that the number of properties available for sale continued to increase at the end of last month with inventory levels currently seven per cent higher than a year ago. "The available choice for buyers increased further last month with 5,050 properties available for sale at the end of June - the highest monthly level in 15 years." Fimrite add that there were 4,857 properties available for sale at the end of May.
The average price for single-family homes sold in Greater Victoria last month was $629,292, up from $628,462 in May. The median price also rose to $569,900 while the six-month average declined slightly to $619,568. There were 23 single family home sales of over $1 million in June.
The overall average price for condominiums last month was $320,172, down from $328,345 in May. The average for the last six months rose to $329,402. The median price for condominiums in June also rose to $300,000.
The average price of all townhomes sold last month declined to $444,768 from $466,845 in May. The median price also declined to $399,000 while the six month average rose to $448,159.
MLS® sales last month included 348 single family homes, 177 condominiums, 62 townhomes and nine manufactured homes.
Active Listings, New Listings and Sales Graphs
Average Selling Price Graphs
What this means is that there is a gradual lowering of home prices due to the amount of properties for sale. Supply is greater than demand so that drives the prices down.
The only reason the Single Family home prices are up is due to sales of the higher priced properties - million dollers +
If you are a buyer this is a great time to invest in your future as home prices are down and interest rates are attractive.
Monday, July 11, 2011
Website - New!
I have my new website up and running!
The website is http://www.NewImageHomeSales.com
Please check out the site and feel free to call or e-mail me if you have any questions!
Thanks,
Arran
The website is http://www.NewImageHomeSales.com
Please check out the site and feel free to call or e-mail me if you have any questions!
Thanks,
Arran
Thursday, July 7, 2011
Wednesday, July 6, 2011
Garden DON'TS!
Here are some pitfalls to avoid which will get you on your way to a low maintenance garden.
DON'T be too eager to plant in the middle of renos, wait till all the tradesmen are done so it doesn't get trampled.
DON'T move plants, this will cause them to die if you move too many times, so plant them in the right spot the first time.
DON'T plant too close to the home, roots need space to extend out.
DON'T plant trees under overhead wires, know the height and spread of your plants.
DON'T work soil when wet, especially soil with high clay content. Work it when it is dry.
DON'T water too late at night, the fungus will be attracted to your plants if still wet. Don't water in the heat of the day, it mostly gets evaporated. Water before sunrise, 5am.
DON'T let weeds go to seed as they will stick around for up to 7 years!
DON'T buy plants that don't work with your soil, sun, shade, height etc...
DON'T be too eager to plant in the middle of renos, wait till all the tradesmen are done so it doesn't get trampled.
DON'T move plants, this will cause them to die if you move too many times, so plant them in the right spot the first time.
DON'T plant too close to the home, roots need space to extend out.
DON'T plant trees under overhead wires, know the height and spread of your plants.
DON'T work soil when wet, especially soil with high clay content. Work it when it is dry.
DON'T water too late at night, the fungus will be attracted to your plants if still wet. Don't water in the heat of the day, it mostly gets evaporated. Water before sunrise, 5am.
DON'T let weeds go to seed as they will stick around for up to 7 years!
DON'T buy plants that don't work with your soil, sun, shade, height etc...
Saturday, July 2, 2011
Potholes, Ponds and Sandy Seashores.
There are a lot of hidden gems to enjoy when Thetis Lake and Elk/Beaver Lake are packed with people.
Lookout Lake, is in a small, little known municipal park tucked amid residential cul-de-sacs on Triangle Mountain in Colwood. Also in the West Shore, there is Langford Lake or Glen Lake.
Continue down Highlands Rd, behind Thetis Lake, you'll find Prior Lake, also further down is Pike or Mackenzie Lakes.
More established swimming spots are Matheson Lake in Metchosin or Durrance Lake in Saanich, these two are not as busy as Sooke potholes.
If you like the saltwater beaches, you have Arbutus Cove in Gordon Head, Willows Beach in Oak Bay or Coles Bay in North Saanich.
There is a ton of places to escape to, grab your gps, a towel, some lunch and try a new swim spots this year!
Enjoy,
There are a lot of hidden gems to enjoy when Thetis Lake and Elk/Beaver Lake are packed with people.
Lookout Lake, is in a small, little known municipal park tucked amid residential cul-de-sacs on Triangle Mountain in Colwood. Also in the West Shore, there is Langford Lake or Glen Lake.
Continue down Highlands Rd, behind Thetis Lake, you'll find Prior Lake, also further down is Pike or Mackenzie Lakes.
More established swimming spots are Matheson Lake in Metchosin or Durrance Lake in Saanich, these two are not as busy as Sooke potholes.
If you like the saltwater beaches, you have Arbutus Cove in Gordon Head, Willows Beach in Oak Bay or Coles Bay in North Saanich.
There is a ton of places to escape to, grab your gps, a towel, some lunch and try a new swim spots this year!
Enjoy,
Thursday, June 16, 2011
Shelter taxes - can we lower them?
REALTORS® and the BC Real Estate Association (BCREA) have been active in speaking out against the increasing burden of shelter taxes on British Columbians for many years.
REALTORS® and BCREA want to work with elected officials to create meaningful solutions to ensure the ongoing economic growth, job growth and quality of life for British Columbians.
REALTORS® and BCREA want to work with elected officials to create meaningful solutions to ensure the ongoing economic growth, job growth and quality of life for British Columbians.
BCREA recommendations to the BC Government
- Increase the 1% Property Transfer Tax threshold from $200,000 to $525,000, with 2% applying to the remainder of the fair market value.
- Index the 1% Property Transfer Tax threshold of $525,000 using Statistics Canada's New Housing Price Index, and make adjustments annually.
- Index the Harmonized Sales Tax new home rebate threshold—currently set at $525,000—using the New Housing Price Index, and make adjustments annually.
Reducing these shelter taxes will enable those who have a lower/limited income to take part in the market and enjoy home ownership.
For a FREE market evaluation, please feel free to call me at 250.884.3980 or e-mail at info@NewImageHomeSales.com
Arran McLellan
Wednesday, June 15, 2011
Canadian Economy has "Peaked"
The Canadian economy has continued to remain strong despite the financial crisis we had. However there are some factors which now come into play which will affect the economy.
Economists predict that the strong increase of exports and business investment which is driving the growth will be limited by several factors.
Economists predict that the strong increase of exports and business investment which is driving the growth will be limited by several factors.
- A high Canadian dollar
- The sluggish U.S. economy
- Huge household debt levels - record levels
- Government stimulus spending slowing down
As the economy reaches the midpoint of 2011, there is expected to be a slow down. The Real Estate market which has surged while in the U.S. has had a double dip, will show signs of weakness.
New Listings are expected to increase with sales expected to decrease, which will create a moderating effect on house prices by about 10% from the current levels. This is predicted to take place in the 1st quarter of 2012 through the year and stabilize in 2013.
TD projects growth to be a modest 2 - 2.5% and jobless rate to remain over 7% for the next few years.
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