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Unlocking the Value: The Essential Role of Real Estate Agents (Part 3)

Comprehensive Support: The Value of a Connected Real Estate Agent

When navigating the complexities of buying or selling a property, having a skilled real estate agent by your side is invaluable. Yet, their value extends far beyond their ability to find the perfect home or market your property effectively. Experienced Realtors bring to the table a full roster of other essential specialists, forming a comprehensive support network that can significantly enhance the success of your transaction. This network includes professionals such as home inspectors, mortgage brokers, and lawyers—each playing a critical role in the seamless execution of a real estate deal.

Building a Trusted Network

A seasoned real estate agent has spent years building relationships with a wide array of professionals in related fields. They know which home inspector can spot the hard-to-see issues, which mortgage broker can navigate the most complex financial situations, and which lawyer can ensure all legalities are handled with precision. This carefully curated network is not just about having contacts but about knowing which professionals are the best fit for each unique situation, ensuring you receive top-tier service at every step.

The Importance of Quality Professionals

The impact of having a high-quality professional in your corner cannot be overstated. A competent home inspector can uncover potential issues that could save you thousands in future repairs, while a skilled mortgage broker can secure financing terms that best suit your financial situation. Likewise, a knowledgeable real estate lawyer can navigate the legal complexities, ensuring your interests are protected. Conversely, engaging with a less-than-stellar professional can jeopardize the deal, leading to unforeseen complications, delays, or financial losses.

Problem-Solving and Triage

Experienced Realtors excel in triaging situations as they arise, quickly identifying problems and engaging the right professionals to address them. This ability to swiftly coordinate among their network can mean the difference between salvaging a deal and watching it collapse. Whether it's a last-minute financing hiccup or an unexpected issue revealed during the home inspection, your agent acts as a central command, facilitating communication and solutions to keep the transaction moving forward smoothly.

Conclusion

In the intricate dance of real estate transactions, an experienced Realtor's value extends well into their ability to provide comprehensive support through a trusted network of professionals. This support system becomes your safeguard against the myriad of potential pitfalls in the buying or selling process. Choosing a Realtor with such a network is not just about making a transaction easier; it's about ensuring that every facet of the deal is optimized for success, giving you peace of mind and a significant advantage in achieving your real estate goals.

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Unlocking the Value: The Essential Role of Real Estate Agents (Part 2)

Negotiation Mastery: The Art of Leveraging Experience in Real Estate

In the realm of real estate, the ability to negotiate effectively is not just a skill—it's an art form that distinguishes the good agents from the truly great. A seasoned real estate agent possesses the nuanced understanding and strategic foresight to position both purchases and sales to the advantage of their clients, all while meticulously adhering to industry regulations and ethical standards. This section delves into how these experienced professionals leverage negotiation tactics to secure the best outcomes for their clients, touching upon the pivotal role of experience as outlined by the 10,000-hour rule for mastering a skill.

Leveraging Psychological Insights

Experienced agents understand the psychological underpinnings of a negotiation, such as the seller's fear of loss. This knowledge can be leveraged in a competitive market to secure a higher selling price or a subject-free offer for their clients. By carefully presenting the offer in a way that highlights its benefits while subtly playing on the seller's concerns of missing out on a great deal, agents can tilt the scales in their client's favour.

The Balancing Act of Negotiation

Knowing when to push for a better offer and when to accept the deal on the table is a delicate balancing act that comes from years of experience. This intuition is built from not just successes but also the lessons learned from deals that didn't go as planned. Seasoned agents know that negotiation is not about winning at all costs but finding a mutually beneficial solution that satisfies all parties involved. They understand the importance of timing, tone, and technique in making or breaking a deal.

The 10,000-Hour Rule and Real Estate Expertise

The concept of the 10,000-hour rule, popularized by Malcolm Gladwell, suggests that it takes approximately 10,000 hours of practice to achieve mastery in a field. Breaking this down into 40-hour work weeks equates to around 5 years of consistent practice. In the context of real estate, this rule underscores the value of experience. While some agents may accelerate their learning curve, the complex, ever-changing nature of real estate markets generally means that a minimum of 5 years is required to accumulate the breadth and depth of knowledge necessary to navigate the intricacies of buying and selling properties effectively.

Conclusion

In real estate negotiations, the stakes are high, and the difference between a good deal and a great one often lies in the agent's ability to strategize and negotiate with finesse. The years of experience, characterized by both triumphs and setbacks, equip agents with the wisdom to guide their clients through the complexities of the market. As they surpass the 5-year mark, drawing closer to the 10,000-hour milestone, these professionals transform into true experts capable of leveraging their deep understanding of market dynamics, psychology, and negotiation tactics to secure the most advantageous outcomes for their clients. This mastery, hard-earned through years of dedicated practice, is what makes an experienced real estate agent an invaluable partner in the journey of buying or selling a home.

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Unlocking the Value: The Essential Role of Real Estate Agents (Part 1)

How Commissions Work

In British Columbia, real estate commission structures are often misunderstood, yet they play a critical role in the buying and selling process. Traditionally, the commission is a percentage of the sale price of the property, paid by the seller upon the successful closing of a sale. This fee is then split between the buyer’s and seller’s agents.

What Are the Standard Rates?

While commission rates can vary, a common structure in British Columbia might involve a combined rate of approximately 7% on the first $100,000 of the sale price and 2.5-3% on the remaining balance. These percentages are not set in stone and can be negotiated based on the services provided and the complexity of the transaction.

The Value of a Real Estate Agent

Market Expertise

One of the most compelling reasons to engage a real estate agent in your buying or selling journey is their unparalleled access to current and historical market data. This data is not just about listing prices or sold prices; it encompasses a wealth of information, including days on the market, price adjustments, local market trends, and comparisons of similar properties. However, having access to this data is just the first step. The true value lies in an agent's ability to interpret these data points and translate them into actionable insights.

For Buyers: Securing Your Dream Home Without Overpaying

In a competitive market, finding and purchasing your dream home can feel like an uphill battle. Here's where your agent's expertise shines. They analyze data to understand the true value of homes in your desired area, considering factors such as property features, location benefits, and market demand. This analysis ensures you make an offer that's competitive yet reasonable, safeguarding you from overpaying in the excitement of a bidding war. Agents also monitor selling trends, enabling them to advise on the best timing for making an offer, potentially saving you thousands of dollars.

For Sellers: Achieving Top Dollar for Your Future Goals

Selling your home is not just a transaction; it's a strategic move towards your future goals, be it upgrading, downsizing, or investing. Real estate agents leverage their access to comprehensive selling data to price your home optimally from the start. They consider factors such as the selling prices of similar homes in your area, the average time homes spend on the market, and seasonal trends that affect buyer behaviour. By interpreting this data accurately, agents ensure your home is positioned to attract serious offers, maximizing its appeal to achieve a sale that reflects its true value.

This strategic pricing, combined with professional marketing and negotiation skills, means your home is not just seen but seen by the right buyers and sold not just quickly but for the best possible price. This approach aligns directly with your future goals, whether that's financial gain, a swift transaction, or both.

Conclusion

Given the average home prices in B.C., saving yourself a few thousand dollars in Realtor commission could mean you are leaving a lot more money on the table.

Technology has given the average consumer the ability to see the same listings as Licensed Real Estate professionals. Websites like realtor.ca and rew.ca pull data directly from their local MLS system. The data may only be a few hours or sometimes a day behind what Realtors are looking at. So, if you think the only value your Realtor provides is to help you look for homes, then you need to read parts 2-6 to fully understand the value a good Real Estate Agent can provide. 

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Monthly Market Trends - March 2024

In February, real estate markets across Greater Vancouver, the Fraser Valley, and Victoria exhibited signs of recovery, marked by consecutive months of sales growth. Sellers began to actively participate, leading to a shift towards seller's markets and increased sales-to-listings ratios. Despite varied price trends, all three regions demonstrated positive momentum, hinting at a more optimistic outlook as they enter the Spring market.

Greater Vancouver 

In Greater Vancouver, the housing market continued to recover, with sales momentum from January to February. This resulted in a second month of increased sales activity, with 2,070 properties sold. However, this is still 23.3% lower than the 10-year February average of 2,699 sales.

February saw an average level of new listings, indicating more sellers are entering the market. There was a significant 34.6% increase in new listings from the previous month, totalling 4,560. By the end of February, there were 9,634 active listings available.

Despite more listings being added, the market has shifted from balanced to favouring sellers, driven by demand keeping up with the growing supply. The overall sales-to-listings ratio was 22.4%. 

When looking at specific types of homes, townhomes had a ratio of 31.3%, and condominiums were at 25.9%, highlighting the stronger demand in these segments.

The average price for all types of residential properties in the area is now $1,183,000. This is a 1.9% increase from the previous month but still 6.3% below the peak prices seen in April 2022.

Fraser Valley Market

In February, the Fraser Valley's resale housing market saw an increase in sales, though it still lagged behind the long-term averages. This uptick comes as inflation data improves, and there's anticipation for interest rate cuts, encouraging some hesitant buyers to re-enter the market. 

The region recorded 1,235 property sales in February, a 32% increase from January but still 21% below the 10-year average. This rise in sales is partly due to the seasonal upturn as we enter the spring market. Active listings in February rose to 5,561, a 14% increase from January and a 26% rise from the same time last year. 

The market has shifted from the balanced conditions usually seen in the winter to a seller's market, as evidenced by a sales-to-listings ratio of 22% in February. 

Additionally, the average time it takes to sell a home decreased significantly from 28 days in January to just 13 days in February, indicating a growing optimism and faster-paced transactions.

The average price for homes, as measured by the MLS® HPI benchmark, increased by 0.9% month-over-month to $994,600. This ends a six-month trend of declining prices. Year-over-year, home values have increased by 4.8%, although they are still 16.9% below the peak market values observed in March 2022.

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Boosting Your Home's Value in British Columbia: Top Renovation and Improvement Tips

In the ever-evolving real estate market of British Columbia (BC), homeowners looking to increase their property's value and appeal can significantly benefit from strategic home improvements and renovations. Whether you're preparing to sell or simply want to enhance your living space, certain upgrades can offer more bang for your buck. Here are some top tips for home improvement and renovation projects that are particularly beneficial in BC's diverse housing market.

1. Embrace Energy Efficiency
BC's commitment to sustainability means that energy-efficient upgrades not only appeal to environmentally conscious buyers but can also lead to savings on utility bills. Consider replacing older appliances with energy-efficient models, upgrading to high-efficiency windows, and adding extra insulation to your home. These improvements can make your home more comfortable, reduce your carbon footprint, and attract a broad audience of potential buyers.

2. Optimize Outdoor Living Spaces
With BC's stunning natural beauty and the work from home lifestyle we find ourselves in, outdoor living spaces are highly coveted. Enhancing your deck or patio, adding functional outdoor lighting, and investing in landscaping can significantly boost your home's desirability and value. Consider features that enable year-round enjoyment, such as covered areas, outdoor heaters, and fire pits.

3. Update Kitchens and Bathrooms
Kitchens and bathrooms remain critical focal points for buyers. Renovations in these areas can yield a high return on investment. You don't always need a full overhaul; sometimes, minor updates like new fixtures, countertops, or a fresh coat of paint can dramatically improve these spaces' look and feel. For those willing to invest more, consider opening up the kitchen space to create an open-concept design favoured in today's market.

4. Incorporate Smart Home Technology
The integration of smart home technology is increasingly popular among BC homeowners. Features like smart thermostats, security cameras, and lighting systems are not only convenient but can also make your home more attractive to tech-savvy buyers. These systems can enhance the functionality of your home, offering both efficiency and security.

5. Focus on Flooring
Updating your home's flooring can transform its appearance. Hardwood floors are a timeless choice that adds warmth and elegance to any space. In areas with higher moisture, consider using high-quality laminate or vinyl plank flooring that mimics the look of wood without the risk of damage. New flooring can refresh a home's interior and appeal to a wide range of buyers.

 6. Paint for a Fresh Look
Never underestimate the power of a fresh coat of paint. Choose neutral colours to make spaces appear larger, brighter, and more inviting. Painting is a relatively low-cost improvement that can significantly impact a home's aesthetics, helping to create a blank canvas that buyers can envision as their own.

7. Enhance Curb Appeal
First impressions are crucial. Enhancing your home's curb appeal can make a significant difference in how it's perceived by potential buyers. Simple updates like painting the front door, updating exterior light fixtures, and ensuring the landscaping is tidy can make your home stand out in the competitive BC real estate market.

Conclusion
In BC's dynamic real estate landscape, strategic home improvements and renovations can significantly enhance your property's value and appeal. By focusing on energy efficiency, outdoor living, key room updates, smart technology integration, and aesthetic improvements, you can create a more desirable and valuable home. Whether you're planning to sell soon or just looking to upgrade your living space, these tips can guide you to make impactful changes that resonate with the BC market's preferences.

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Monthly Market Trends - February 2024

The Vancouver Real Estate Journal

Trends, Market Insights, and Top Picks

February 2024

MARKET OVERVIEW

January saw a significant increase in home sales, pointing to a shift towards a market favourable to sellers. While the activity level varied by region, the general trend was increased sales, indicating a resurgence in buyer interest. New listings were below the usual numbers, adding to the market's vibrancy. The expectation that interest rates will soon decrease brings an added dimension of anticipation, hinting at a possible boost in activity for buyers and sellers across different areas.


Greater Vancouver 


Kicking off 2024 with a rise in demand, the market transitioned from balanced at the end of 2023 to a more seller-oriented market as the new year began. In January, the Greater Vancouver resale market witnessed 1,427 transactions, a significant 38.5% increase from January 2023's 1,030 sales. Despite this growth, these figures are still 20.2% below the 10-year January average of 1,788 resales.


January saw the introduction of 3,788 new listings, which is 9.1% less than the 10-year average for this month. Nonetheless, the total inventory reached 8,633, closely matching the 10-year average. This listing count proved inadequate to meet the rising demand in home sales.


The MLS® Home Price Index (HPI) benchmark price for all residential properties in Greater Vancouver stands at $1,161,300, down 0.6% from the prior month but up 4.2% from last year. Detached homes saw the highest annual price growth at 7.3%, while attached homes and apartments saw increases of 4.3% and 4.4%, respectively, compared to January 2023.


The market is overall balanced but is leaning towards favouring sellers, with a sales-to-active listings ratio of 17.2%. Detached homes are still in a buyer's market with a ratio of 11.9%, whereas townhomes are firmly in a seller's market with a ratio of 22.0%. Apartments are on the cusp of a seller's market with a ratio of 19.9%.


Fraser Valley Market


Things are looking up in the Fraser Valley! In January, there was a boost in the number of homes sold - 938, to be exact. This was the first time sales went up in six months, even though they're still a bit lower than what's usually seen over ten years. This jump in sales is a good sign that more people are interested in buying homes again, and more buyers are coming back into the market.


Also, in January, a lot more people decided to sell their homes, with 2,368 new listings popping up. That's a huge 151% more than in December and the biggest increase we've seen in five years. Thanks to all these new homes for sale, the total number of homes available went up to 4,877, which is more than last year and more than what's typical for January. Even with all these new homes for sale, because there weren't many homes available before and more people are looking to buy, sellers of condos and townhomes in the Fraser Valley are finding themselves in a good spot, with lots of interest in their properties.


The average price of homes was pretty steady at $985,900 in January, dropping just a little bit from December and still 18% less than the highest prices back in March 2022. With people expecting that interest rates won't go up much more, we're likely to see more buyers and sellers getting back into the market, which should make things even more lively in the Fraser Valley.

     

Top Real Estate News

Extension of foreign buyer ban won't solve affordability woes, economist says

Ottawa’s decision to extend a ban on foreign homebuyers for an additional two years is a reasonable move, but will not go far to address the country’s housing affordability crisis because such buyers are not a major factor to begin with. ... Read More

Vancouver mayor says city could generate $100M via naming rights of buildings, parks

If that money were to be unlocked, Sim said, “you could have a situation where we actually have a property tax decrease in the future,” even with inflation running at three or four per cent....Read More

Fixed mortgage rates in Canada resume their decline amid economic volatility

The average nationally available deep-discount 5-year fixed rate available right now is 5.07% [...]. That’s down from 5.82% in October...Read More

     

 FEATURED PRESALE

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Portico By Wanson Group


This 7-story, 1-3 bedroom wood-frame condominium residence boasts an expansive courtyard and lush greenery. It offers the freedom to express yourself within enclosable balconies, dens, and 10' high ceilings. 


Location: Kemsley Ave & Clark Road

Completion date: Late 2026

Deposit: TBD 

Strata fee: TBD

Assignment Fee: TBD

Status: Coming Soon

https://lifeatportico.ca


Reach out for early access!

     
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Juno by Streetside


Situated within Surrey’s rapidly changing business district along 104th Avenue, this 34-storey residential high-rise and six-storey podium will bring over 340 condos to the market. Juno focuses on room to breathe – spacious studio to three-bedroom homes including smart lock-off suites, and an abundance of lush landscaped outdoor spaces and interconnected indoor amenities including coworking areas, a wellness centre, and rooftop sky lounge.


Location: 13870 104 Ave, Surrey

Completion date: Spring/Summer 2028

Deposit: 10% 

Strata fee: $0.59/sq.ft.

Assignment fee: 0% on the first 75 homes sold

Status: Contract Writing starting February 15th, 2024 **


Starting Price:

Studio | 374-383 SF | High $300k

One Bed | 488-540 SF | High $400k

One bed + Den | 549-608 SF | Mid $500k 

Jr. Two Bed | 600-624 SF | High $500k

Two Bed | 725-817 SF | High $600k 

Two Bed + Den | 837-859 SF | Low $800k

Three Bed/Three Bed Lock-off | 1200 SF | High $900k


Limited-Time Buyer Incentive: Upto $10k Discount!

     
Referral Program
     

Reach out for a free market evaluation of your home. 

Do you have questions about buying or selling? 

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Alan He


Realtor

MLA Canada Realty


C 778-980-5863

alanherealty@gmail.com

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Home Selling Strategies: How to Maximize Your Property’s Value in the Greater Vancouver Market

Selling a home in the dynamic Greater Vancouver market requires a strategic approach to ensure you get the best possible price for your property. With a diverse range of potential buyers and a constantly evolving market landscape, sellers must be savvy and well-prepared. This blog post will explore effective home selling strategies, including staging tips, pricing strategies, and marketing tactics, tailored specifically for the Greater Vancouver real estate market.

Understanding the Greater Vancouver Market

The Greater Vancouver real estate market is known for its dynamic shifts, competitiveness and high property values. Understanding the current market trends, such as buyer demographics, popular neighbourhoods, comparable data, and average selling times, is crucial. Stay informed about the local market conditions to price and market your property effectively.

Staging Tips for a Quick Sale

1. Declutter and Depersonalize: Buyers need to envision themselves in your home, so remove personal items (i.e. family photos) and declutter each room to make spaces appear larger and more inviting.

2. Highlight Local Lifestyle: With Vancouver's emphasis on outdoor living and natural beauty, stage your home to reflect these elements. For example, setting up a cozy outdoor seating area can be very appealing. 

3. Focus on Curb Appeal: First impressions count. Ensure your home’s exterior is inviting with well-maintained landscaping and a clean entrance.

Pricing Strategies That Work

1. Competitive Pricing: Pricing your home competitively is key. Research recent sales of similar properties in your area to determine a fair and attractive price point.

2. Consider Market Trends: In a seller's market, you might price your home slightly higher, but in a buyer's market, a more conservative pricing strategy could be more effective.

3. Flexibility: Be prepared to adjust your pricing strategy based on the feedback and interest you receive after listing. 

Effective Marketing Tactics

1. Professional Photography & Floor Plan: High-quality photos and clear floor plans are essential for making a strong first impression online, where most buyers start their home search. 

2. Utilize Online Platforms: List your property on MLS (multiple listing service) to get the greatest exposure to Realtors. In Greater Vancouver, 99% of all residential transactions involve a buyer's agent, so make sure other Realtors know what you are selling. In addition, popular real estate websites like realtor.ca and rew.ca and social media platforms will help maximize your reach to a broader audience.

3. Host Open Houses: This allows potential buyers to experience the home in person and can generate more interest. Especially when potential buyers are running into other potential buyers while exploring your home, remember, most people want what others want. 

4. Professional Salesperson: Make sure you work with a Realtor who can do more than just open doors and let people walk through your home. Your Realtor should understand your home and can point out the features and benefits to the potential buyers. Not all Realtors are capable salespeople. Using a relative or friend might save you a few thousand dollars on commission, but you might lose a lot more if they don't know how to sell. 

Conclusion

Selling your home in the Greater Vancouver market can be a rewarding experience if approached with the right strategies. By staging your home effectively, pricing it competitively, and employing savvy marketing tactics, you can significantly increase your chances of a quick and profitable sale. Remember, every property is unique, and tailoring these strategies to suit your specific situation is key. Good luck with your home-selling journey!

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Feel free to reach out if you’re looking for personalized advice or have questions about the Greater Vancouver real estate market. Our team of experts is here to help you navigate the complexities of selling your home and achieving the best possible outcome.

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Navigating the 2024 Real Estate Market: Insights and Predictions

As a keen observer of the real estate market, I've always believed in the importance of understanding the interplay of various factors that influence our industry. The coming year, 2024, is no exception, and it promises to be a fascinating period for real estate, influenced by economic conditions, government policies, and evolving market trends. Let's delve into some expert predictions and analyses to forecast what might be in store for us this year.

Michael Geller's Vision for 2024

Michael Geller, a figure with immense experience spanning five decades in various realms of real estate, including development, consulting, and architectural planning, has become a notable voice in predicting and influencing housing policy changes. His annual holiday card, a compilation of housing ideas and policy recommendations, has been a significant influencer in the realm of housing policy, with several of his past suggestions becoming provincial legislation in 2023.

For 2024, Geller's focus seems to be on continuing to streamline housing policies. He supports the Province's new fixed amenity cost charges, which aim to bring certainty to projects, though he notes that costs in Vancouver remain higher than other major cities. Geller advocates for a reevaluation of the approach to generating municipal revenues through building density and suggests a two-tier system for taxing residential properties, favouring lower rates for multi-family units. Additionally, he foresees a rise in intergenerational home sharing, supported by platforms like Common.com and HomeSharingBC.ca, and recommends policies to facilitate manufactured housing and protect character houses.

Royal LePage’s Market Survey and Cressey Development Group's Outlook

The Royal LePage annual market survey forecasts a modest year-over-year increase for Vancouver's real estate market, with different projections for detached houses and condos. This aligns with the view of Hani Lammam from Cressey Development Group, who expects the market to remain stable but not necessarily see significant price increases.

Lammam predicts a quiet first half of the year, with activity picking up later. He believes unique real estate projects will attract more interest compared to generic ones, emphasizing the role of investors in the market.

My Perspective as a Realtor

Buyers and sellers in 2024 should focus on prime interest rates as a guide. Historical data suggests the correlation between the Bank of Canada rate and property prices. When the prime rate is around 3% or lower, the market experiences significant returns, while a rate above 6% tends to flatten or negatively impact returns. With the current prime rate at 7.2%, Yan's insights could be crucial for understanding market dynamics this year.

My advice to clients in 2024 is to stay informed and adaptable. The market this year is likely to be influenced by a mix of policy changes, economic conditions, and evolving consumer preferences. For sellers, it's crucial to understand the impact of interest rates and market trends on property values. For buyers, especially first-time homebuyers and investors, exploring options like multi-family units and considering the long-term implications of interest rates will be key.

In conclusion, while the real estate market of 2024 presents its challenges, it also offers opportunities for those who navigate it with knowledge and foresight. As your realtor, I am here to guide you through this dynamic landscape, ensuring your real estate decisions are informed, strategic, and aligned with your goals. Let's embark on this journey together, harnessing the potential of the 2024 real estate market.

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Navigating GST Implications in Presale Home Assignments

The real estate market is ever-evolving, and understanding the financial implications of your investment is key. A significant aspect that often puzzles buyers and sellers is the application of GST on presale home assignments. Let's delve into what this means for you.

What is a Presale Assignment?

A presale assignment occurs when the original buyer (assignor) of a property under construction sells their purchase contract to a new buyer (assignee) before the completion of the property. This is common in markets with rapidly developing new housing projects like Greater Vancouver.

GST Implications:

As per the Federal Budget 2022, GST is now applicable on all assignment sales of new or substantially renovated housing. This marks a departure from previous assumptions where GST could be circumvented if the property was intended as a principal residence.

According to the British Columbia Real Estate Association, Section 5.18 of the BCREA Assignment of Contract of Purchase and Sale New Development standard form states that “The Assignment Amount is inclusive of any GST payable for the Assignment Agreement and the Assignor shall remit any GST payable.”  Importantly, the Assignor will be required to pay GST on the Assignment Amount (commonly called the lift).  

Impact on Assignors (seller):

For assignors, this change means that GST is now a factor in the financial calculations when selling their interest in a property. It's important to account for this additional cost in the sale price, as it can impact the overall return on investment.

Impact on Assignees (buyer):

Assignees must be prepared to pay GST on the purchase price of the assignment. This additional cost can affect affordability and should be factored into the budget when considering a presale assignment purchase.

Example:

To illustrate this, let us consider how this would work for a residential pre-sale, with an original purchase price of $500,000 and an assignment purchase price of $600,000, between a Developer (who is likely a GST registrant) and an Assignor and Buyer (who are not GST registrants). 

For the Buyer/Assignee, they would pay: 

  1. Original Purchase Price: $500,000, plus 
  1. GST on Purchase Price: $25,000, plus 
  1. Assignment Amount (lift): $100,000  

For the Seller/Assignor, they would receive: 

  1. Assignment Amount (lift/gains/profit): $100,000, less: 
  1. Brokerage/Realtor Commission, as applicable; and 
  1.  GST on Assignment Amount/lift and 
  1.  Income Tax on Assignment Amount/lift 
The result is that the Assignor is netting less than the amount of the profit in the assignment.  

Advice for Buyers and Sellers:

Consult a Tax Expert: Given the complexities, it's wise to seek advice from a tax professional to understand the specific implications of your situation.

Budget Accordingly: Ensure that all potential costs, including GST, are accounted for in your financial planning. Consult a real estate agent with knowledge and experience in assignments.

Stay Informed: Real estate regulations can change. Staying updated on the latest laws and their implications is key to successful real estate transactions. Seek help from a real estate expert.

Conclusion:

Navigating the GST implications in presale home assignments can be challenging, but it can be a smooth process with the right knowledge and preparation. More importantly, if you are not an industry expert, consult someone who is and has connections to help you make the most informed decision. At the end of the day, the amount of money you pay your advisors, realtor, or accountant will be far less than what a mistake will cost you in a real estate transaction. 

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A Step-by-Step Guide for First-Time Home Buyers in Greater Vancouver

Welcome to the exciting journey of buying your first home in the vibrant and diverse region of Greater Vancouver, Canada! This guide is designed to simplify the process and help you confidently navigate your home-buying journey.


Step 1: Assess Your Financial Health 


- Understand Your Budget: Begin by evaluating your current financial situation. Determine how much you can afford by considering your income, savings, debts, and other financial obligations.

- Contact a mortgage broker or a mortgage specialist. (Pro tip: ask your Realtor to refer you to someone good they've worked with before. Not all mortgage persons provide the same service)


Step 2: Getting Pre-Approved

- Gather Necessary Documents: Prepare documents such as proof of income, employment verification, and financial statements.


- Pre-Approval: A pre-approval letter will give you an idea of the mortgage amount you qualify for and allow you to determine your budget limit.


Step 3: Determine Your Needs and Preferences


- Location: Decide on preferred neighbourhoods. Consider factors like proximity to work, schools, public transportation, future growth, and amenities.


- Type of Home: Choose the type of home that suits your lifestyle – whether a condo, townhouse, or detached home. 

- Must Haves vs. Nice to Haves: Determine what aspects of the home are most important to you. Consider factors like outdoor space, EV parking, Air conditioning, the direction the home faces, amenities, etc.


Step 4: Start Your Property Search


- Involve a Real Estate Agent: An experienced local agent can provide valuable insights, guide you through the process, and make sure you don't overpay or miss out on your dream home.


- Online Listings and Open Houses: Explore listings online and attend open houses to get a feel for the market and what’s available within your budget. I recommend using www.realtor.ca as a search engine because it's easy to use and mirrors Realtors' MLS system (with a slight delay). 


Step 5: Make an Offer


- Making an Offer: Once you find a property you love, work with your agent to make a competitive offer.


- Understand the Home Buyer Rescission Period: Ask your Realtor.


- Negotiations: Be prepared for possible negotiations regarding the price, terms, and conditions of the sale.


Step 6: Home Inspection and Appraisal


- Home Inspection: Always opt for a home inspection to check for any hidden issues with the property.


- Appraisal: Your lender will require a home appraisal to ensure the property is worth the loan amount.


Step 7: Finalize the Deal

- Remove conditions/subjects: Firm up the deal and give your deposit, typically 5% of the purchase price in Greater Vancouver. 


- Closing the Sale: Work with your real estate agent, lender, and lawyer to finalize the sale. This includes signing the final mortgage paperwork.


- Closing Costs: Be prepared to pay closing costs, including Property Transfer Tax, Lawyer fees, and moving costs. In B.C., the home seller will pay your real estate agent's commission. 


Step 8: Move In!

- Preparation: Plan your move, transfer utilities, and change your address.


- Enjoy Your New Home: Congratulations! You are now a proud homeowner.


Conclusion:


Buying your first home is a significant milestone. With the right preparation and guidance, you can make informed decisions and enjoy a smooth home-buying experience. Getting in touch with a real estate agent early on can expedite the process and help you avoid costly mistakes. Remember, as a home buyer in British Columbia, you don't pay anything for the service of a real estate agent, so it's almost always beneficial to have one looking out for your best interest. 

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