Rosemary Papp

With over 36 Years Local Experience to Serve You

778-834-8021

Source: Remax

Preparing to move into a new home can be overwhelming. Needless to say you have a lot on your plate, so we reached out to our RE/MAX Influencers — a panel consisting of RE/MAX Sales Associates from throughout Canada — to make a list of the most important moving tips a buyer should keep in mind to prepare to move into their new home.

Address Forwarding

Forward your mail. Missing important government notices, taxes, and health care reminders can mean missing deadlines and incurring penalties.

It can be hard to remember which ones all need to be done, but if you write down all of the bills and mailing you have received in the last 1-2 months you should be sure you covered all of the bases. A few to keep in mind include your doctor, dentist, driver’s license, and credit card companies.

Movers

Moving takes a lot of energy (and muscle), therefore it’s best to leave it to the experts. Hiring movers will take a lot of the stress away from you, allowing you to focus on the more important logistics on moving day. And remember, have a list and don’t leave anything until the last minute!

  1. “Book the movers! All other activities revolve around this schedule.” – Tammy Marcoux, RE/MAX Camosun, Victoria BC
  2.  “Prepare well in advance, really important – mark your boxes and count them – place the number of the box where it can be seen, as well as a list of the number of boxes and their contents, separately in case something is misplaced or lost – label everything!” – Sharon Black, RE/MAX Kelowna, Kelowna BC
  3. “When moving day comes, make sure every last thing is in a box the night before. Make it easy for yourself – the only thing you should be doing on moving day is putting your night clothes and bedding in a clear plastic bag and getting dressed.” – Dawn & Lawrence Setter, RE/MAX First Realty, Parksville BC
Utilities & Services

You don’t want to arrive to your new home and have a bunch of tasks to do that you could have done ahead of time, you will be busy enough as it is. Arrange your utility hookups and services (internet, phone, and TV) ahead of time to ensure a smooth changeover and installation.

Child Care & Pet Care

On a day like this you want as little distractions and things to keep an eye on as possible. “Arrange for child and/or pet care the day of the move so that you can put a full day of work into concentrating on the move.” – Tammy Marcoux, RE/MAX Camosun, Victoria BC

Cleaners

Moving takes longer than you would expect, and the last thing you will want to do at the end of moving day is clean your old house. Hire a professional cleaner to ensure that you leave your place clean and tidy for the new owner. Also, consider having your new home cleaned before you move everything inside in order to get off on the right foot.

Get Rid of Stuff

The less you have to move the better, especially if there are things you just never use. Get rid of unnecessary items before you move – it takes a lot of time and energy.

Ask for Help

Don’t try and do it all on your own. Your friends and family are excited for you, ask them to help where they can!

Read full post

I have listed a new property at 104 20257 54 AVE in Langley.
A floorplan to floor you! Awesome layout makes life easier, a nice flow is created through this 3 BR 2 bath condo well located in the heart of Langley City! Lvgrm features gas fireplace ideal for cozy evenings, large windows for natural light, access to south facing patio. Galley style kitchen offers space for meal planning nook, pantry or intimate seating. Mbdrm features new windows, crown mouldings, Jack & Jill closet and full ensuite. 2nd & 3rd BR are generous in size with ample closets. Oxford Court is a small well managed building, features include a common room & numerous security updates, secure parking, storage locker area. Area amenities include shopping, transit & parks. Call soon or this good buy will soon be good bye!
Read full post

I have listed a new property at 205 20257 54 AVE in Langley.
A floorplan to floor you! Awesome layout makes life easier, a nice flow is created through this 3 BR 2 bath condo well located in the heart of Langley City! Lvgrm features gas fireplace ideal for cozy evenings, large windows for natural light, access to south facing patio. Galley style kitchen offers room for meal planning nook, pantry or intimate seating, Mbdrm features bay window, Jack & Jill closet and full ensuite. 2nd & 3rd bdrms are generous in size with ample closets. Oxford Court is a well managed small complex, features a common room and numerous security updates, secure parking and storage locker area. Area amenities include shopping, transit, recreation and parks. Call soon or this good buy will soon be goodbye!
Read full post

Source: Remax

Buying a home is a big investment – likely the largest one you will ever make. The cost to buy a home should be carefully considered to avoid the risk of financial difficulty in the future.

Since this decision has a large impact on your wallet, we want to take some time to explore the many costs associated with buying a home. Doing your homework and knowing the average cost of these services in your neighbourhood will help you choose a home within a realistic price range.

Deposit: Depending on your location and the price of a home, you may need to put a deposit on a home as a security measure to ensure you don’t lose it to another interested buyer. If you are required to pay a deposit, it will become part of your down payment once you have purchased the home.

Down Payment: In Canada, the minimum amount you need to put down on a home is 5%. While this is realistic for most first time home buyers, having a down payment of 20% or more will help buyers avoid paying Mortgage Loan Insurance.

Land Transfer Tax: When you buy a home, you are required to pay a land transfer tax to the province upon closing. This tax is normally based on the amount paid for the land, as well as the remaining amount on any mortgage or debt assumed as part of the arrangement to buy the land. Cost will vary depending on your municipality, the size of the land and other factors.  Alberta, Saskatchewan, and parts of Nova Scotia do not have Land Transfer Tax at all, while other provinces use a tiered system.

Appraisal Fee: An appraisal will normally cost between $200 and $300 but can vary depending on your location. This will help prevent you from borrowing more than you need to, and will prevent lenders from giving you too much.

Home Inspection: A home inspection is a necessary step in your home buying process and will normally cost an average of $350 depending on the size, age, and condition of the home. This helps ensure there are no unexpected maintenance or home improvement costs upon purchasing the home.

Property Insurance: While property insurance is likely already something you have factored into your budget, it’s important to do your research and find a reasonable quote that will ensure you are covered should anything unexpected happen.

Mortgage Insurance: There is mortgage life insurance, which is designed to protect the repayment of a mortgage if anything were to happen to you. There is also mortgage loan insurance if your down payment is less than 20% of the total house cost. Premiums for this type of insurance range from 0.5% to 3% and increase if you are self employed.

Lawyer Fees: The fee you will be charged by your lawyer will vary depending on the person representing you and must be paid upon closing. Ask your real estate agent for advice as they likely have a preferred trusted lawyer they can refer you to.

Title Insurance: Title insurance is a one-time-fee that provides protection from losses related to the properties title or ownership. Learn more about what it is in this blog post.

Property Taxes: The cost for property taxes is expressed as a dollar rate for every $1,000 estimated to be the market value of your property.

Maintenance and Energy Costs: Potentially your largest ongoing homeowner expense, these costs include lawn care/ yard work, professional services, additions/upgrades and the cost of keeping the house running year-round. You can use our monthly home budget planner to help map out all of these costs.

Moving Expenses: It’s easy to forget about the small things when moving, but it’s important to remember they can add up quickly! Consider the cost for phone, electricity, and other utility installations and don’t forget about movers, a moving truck and feeding your friends who are helping out!

Now that you have a better idea of the cost to buy a home, it’s time to hit the books to find out how much these services will cost in your area. Make a list, create a budget, and get started!

Read full post

Source: Fraser Valley Real Estate Board

SURREY, BC – Overall housing supply continued to grow in July as sales dropped to their lowest point this year since January.

The Fraser Valley Real Estate Board processed 1,290 sales of all property types on its Multiple Listing Service® (MLS®) in July, a decrease of 33.4 per cent compared to the 1,937 sales in July of last year, and a 11.2 per cent decrease compared to the 1,452 sales in June 2018.

Of the 1,290 sales processed last month 346 were townhouses and 337 were apartments, together representing 53 per cent of all transactions in July.

Active inventory for the Fraser Valley in July finished at 7,399 listings, increasing 3.6 per cent month-over-month and 23.9 per cent year-over-year.

“Despite a much healthier level of inventory, demand continues to be influenced by pricing and market barriers such as the mortgage stress test and rising interest rates,” remarked Board President John Barbisan. “On top of that, summer is busy for people and usually a slow season for real estate.”

2,921 new listings were received by the Board in July, a 7 per cent decrease from June 2018’s 3,140 new listings, and a 11.5 per cent decrease compared to July 2017’s intake.

“A slower market like this one is an excellent opportunity for buyers to explore their options and enjoy a more relaxed purchasing environment,” continued Barbisan. “If you’re looking, talk to your REALTOR® who can help you get a full view on everything available that fits your needs.”

For the Fraser Valley region, the average number of days to sell an apartment in July was 21, and 24 for townhomes. Single family detached homes remained on the market for an average of 31 days before selling.

HPI® Benchmark Price Activity

  • Single Family Detached: At $1,017,400, the Benchmark price for a single family detached home in the Fraser Valley decreased 0.1 per cent compared to June 2018 and increased 5.3 per cent compared to July 2017.
  • Townhomes: At $557,500, the Benchmark price for a townhome in the Fraser Valley in the Fraser Valley decreased 0.1 per cent compared to June 2018 and increased 14.7 per cent compared to July 2017.
  • Apartments: At $450,400, the Benchmark price for apartments/condos in the Fraser Valley decreased 0.7 per cent compared to June 2018 and increased 32 per cent compared to July 2017.

Find the July Statistics Package here.

Read full post

Source: Remax

Moving up to your “forever home” is exciting. When you bought your first place, chances are you were young, strapped for cash and prepared – if not warned – to make some concessions. The move-up buyer typically has some savings and home equity to work with, making this next move feel less like a compromise and more a thoughtful selection.

But move-up buyers face their own set of challenges that call for a carefully considered strategy. Here are three options for the smart move-up buyer with a plan!

move up buyer advice 1

The “Sell First” strategy is ideal for the move-up buyer who can’t afford to pay two mortgages simultaneously. Selling your property first eliminates the risk of having to carry two mortgages if you don’t sell your existing home in time. It also reduces the chances of having to reduce your asking price in the interest of speeding up the sale. This is a good option for move-up buyers who are banking on the proceeds of their sale to fund their new (and likely more expensive) property. By selling first, you’ll know exactly how much money you have to purchase your next home.

move up buyer advice 2

If homes in your area of choice are selling faster than the ‘For Sale’ signs can hit the front lawn, the “buy first” strategy might be the way to go. By buying your new home before selling your old one, you won’t feel rushed into settling for a sub-par property, or having to seek alternative temporary housing options while you shop the market. This move-up buyer still lives in his or her existing home, allowing them time to shop around, and continue looking until they find that perfect place. This move-up buyer typically requires a bridge mortgage.

move up buyer advice 3

When all is said and done, this move-up buyer approach is the most ideal, but getting there is another story. Aligning your purchase and sale closing dates can be tricky. Remember that there are three dancers in this tango – you, the person you’re buying from, and the person you’re selling to. You’ll also have to move out and move in on the same day. In this scenario, time is your best friend and flexibility your saviour. This means you’ve planned ahead – you’re researched neighbourhoods, gotten pre-approved for a mortgage, and you’ve started the organizing and de-cluttering process before the big move.

The right move-up buyer strategy depends on a number of factors, such as your financial situation, current housing market conditions, your personal comfort level and your personality. Consider all these when making your decision. Plan ahead and work with a pro to ensure a smooth transaction on both sides of the bargaining table.

Read full post

Source: Remax

It’s a question that most Canadians will ask themselves at one point or another in their lifetime. Those who choose to rent often wonder if they’re wasting money. Those who buy may wonder whether or not their investment will be worth it in the long run.

Though it’s clear home ownership offers many benefits, the decision to buy or rent is a personal choice that should be based on several factors.

4 Factors to consider

1) Market Conditions – What is the price of real estate in your local market? It’s important to understand the market conditions and how they may affect prices before you decide to buy or rent.

2) Job Stability – Do you have a stable job and roots within your community? If your plan is to continue living in your community for the foreseeable future, home ownership may be the best option for you.

3) Time of life – What stage of life are you in? If you have a family, home ownership can provide a stable living situation without some of the uncertainties that are associated with renting.

4) Down payment – Do you have enough money saved up for an adequate down payment?

3 Benefits of home ownership

1) Financial investment – Your monthly mortgage payment creates equity for you, not your landlord.

2) Quality of life – Owning a home can provide a sense of stability and control that you don’t often get from renting. There is a great feeling about coming home to a place that you own.

3) Do what you want – When you own your own home, there’s no need to get approval before you paint a wall or hang a piece of art. You can choose what minor and major renovations you make to the place you live in.

How RE/MAX can help

RE/MAX Agents are experienced professionals who can help you out if you’ve decided that home ownership is the next step for you. Their expertise can help you find the house most suitable for your needs. 



Read full post

I have sold a property at 25 9080 198 ST in Langley.
Gem of a 2 bedroom! Features of this corner situated home include bright, spacious kitchen with skylights and eating area open to livingroom with vault ceiling. Mbdrm offers large closet space, separate laundry cubby, new HI-E furnace with A/C, 2nd BR at opposite end is ideal for guest or quiet room. Covered deck is ideal for year round use, double garden side yards, storage, lane access. Location is on inner ring, park amenities include off leash pooch park, walking trails, clubhouse, social activities. This gated community is for those 55+ and 1 small pet. Area amenities include shops, restaurants transit & recreation. Call soon or this good buy will soon be good bye!
Read full post

Source: Remax

A recent survey of RE/MAX brokers and agents found that in 91 per cent of popular Canadian recreational property markets examined, retirees were the key factor driving activity. This includes established recreational regions such as Prince Edward County and Comox Valley. This is in stark contrast to last year’s findings, when retirees were a dominant driving force in only 55 per cent of markets examined.

The survey found that in British Columbia, Ontario and Atlantic Canada, more retirees and soon-to-be retirees are purchasing recreational properties outside of urban centres for use as retirement homes, increasingly blurring the line between recreational and residential properties.

  • Retirees are fueling demand: 91 per cent of regions surveyed reported that retirees drive demand for recreational properties
  • One in three survey respondents (33 per cent) say that they own or want to own a recreational property for investment purposes
  • Buyers are increasingly renting in urban centres such as Toronto and Vancouver while purchasing recreational properties
  • Other than affordable purchase price, waterfront rated as the most important feature to Canadians when considering spending time at a cottage or cabin, beating out reasonable maintenance costs

“Last year, we found that Baby Boomers and retirees were increasingly selling their homes in urban centres like Toronto and Vancouver,” says Elton Ash, Regional Executive Vice President, RE/MAX of Western Canada. “It’s clear that many put the equity they received from those sales into the purchase of a recreational property with the intention to retire in comfort and away from the city.”

Many of these individuals are engaging in more active forms of retirement, choosing to maintain physical fitness and emotional fulfillment by pursuing passion projects and leading lifestyles that involve farming, hiking and maintaining vineyards. This is particularly the case in regions such as South Okanagan, Wasaga Beach and Rideau Lakes.

Due to the strong US dollar, retirees in the Sylvan Lake and Lake Winnipeg regions are selling their snowbird properties south of the border and purchasing recreational homes for use as retirement properties as well.

In a separate survey conducted by Leger, six in 10 Canadians (58 per cent) enjoy recreational properties as places where they can relax and spend time with friends and family. However, the majority of Canadians (84 per cent) do not actually own recreational properties.

“Many Canadians want to live out the ‘Canadian Dream’ and spend time at the cottage or cabin but today, that doesn’t necessarily mean owning a recreational property outright,” says Christopher Alexander, Executive Vice President and Regional Director, RE/MAX INTEGRA Ontario-Atlantic Canada Region. “Many are choosing to rent recreational properties, often by pooling resources with friends and family, which speaks to recreational properties still being in high demand.”

In fact, one in three Canadians (33 per cent) say that they own or would want to own a recreational property for investment purposes. In Toronto specifically, the survey of RE/MAX brokers and agents found that in regions such as North Bay-Sunridge, Bancroft and the Bruce Peninsula, many owners of recreational properties actually rent their principal residences in Toronto, where they live most of the year. Using their recreational properties every so often while renting them out for the rest of the year, these individuals are renting a principal residence where they live while buying where they play.

In Leger’s survey, more than half of Canadians (54 per cent) who own a recreational property, or are considering buying one, identify savings as their source of funding. Twenty per cent would use a loan, 20 per cent would rely on home equity and only 11 per cent would rely on inheritance.

The survey also found that other than affordable purchase price, Canadians who own or would consider owning a recreational property named waterfront access (55 per cent), reasonable maintenance costs (54 per cent) and proximity to town (43 per cent) as the most important factors when purchasing. The survey of RE/MAX brokers and agents, waterfront access was considered the most in-demand amenity in most regions, overall.



Read full post

I have sold a property at 27 20750 TELEGRAPH TRAIL in Langley.
Roomy, relaxing and ready! Bring everything! It will fit in this beautifully maintained 4 BR 3 bath end unit with ample adjoining greenspace! Features include mountain views from upper bedrooms, Master sanctuary with spa like ensuite, main floor open plan with granite in kitchen, built in wine cooler, meal nook with access to deck and lawn, spacious living/dining area and familyroom. Lower level features bedroom/hobby/den with private bath. Parking is a breeze with double garage. Area amenities include shops, transit, parks and schools. Call soon or this good buy will soon be good bye!
Read full post

Source: Fraser Valley Real Estate Board

SURREY, BC – The Fraser Valley housing market kicked-off summer with a further increase to overall inventory and a downturn in sales across all major residential property types.

The Fraser Valley Real Estate Board processed 1,452 sales of all property types on its Multiple Listing Service® (MLS®) in June, a decrease of 43.5 per cent compared to the 2,571 sales in June of last year, and a 17.4 per cent decrease compared to the 1,758 sales in May 2018.

Of the 1,452 sales processed last month 364 were townhouses and 392 were apartments, together representing 52 per cent of all transactions in June.

Active inventory for the Fraser Valley finished at 7,141 listings last month, increasing 6 per cent month-over-month and 30.1 per cent year-over-year.

“Demand is shifting back towards typical levels for our region, and market activity is reflecting that,” John Barbisan, President of the Board, said. “This has given our inventory a much-needed chance to recover and move the Valley towards a more balanced real estate landscape.”

The Board received 3,140 new listings in June, a 20.8 per cent decrease from May 2018’s 3,965 new listings, and a 15.3 per cent decrease compared to June 2017.

“One thing that isn’t changing quickly is pricing; prices are still increasing but we continue to see a gradual slowdown in upwards movement,” Barbisan continued. “If home prices are keeping you back from selling or starting to look for a new home, talk to a REALTOR® who can provide a comprehensive view of communities you’re interested in and what opportunities are available there.”

For the Fraser Valley region the average number of days to sell an apartment in June was 21, and 19 for townhomes. Single family detached homes remained on the market for an average of 26 days before selling.

HPI® Benchmark Price Activity

  • Single Family Detached: At $1,018,900, the Benchmark price for a single family detached home in the Valley decreased 0.2 per cent compared to May 2018, and increased 9 per cent compared to June 2017.
  • Townhomes: At $558,000, the Benchmark price for a townhome in the Fraser Valley increased 0.5 per cent compared to May 2018, and increased 19.5 per cent compared to June 2017.
  • Apartments: At $453,500, the Benchmark price for apartments/condos in the Fraser Valley increased 0.1 per cent compared to May 2018, and increased 39.4 per cent compared to June 2017.

Find the June Statistics Package here.


Read full post

I have listed a new property at 25 9080 198 ST in Langley.
Gem of a 2 bedroom! Features of this corner situated home include bright, spacious kitchen with skylights and eating area open to livingroom with vault ceiling. Mbdrm offers large closet space, separate laundry cubby, new HI-E furnace with A/C, 2nd BR at opposite end is ideal for guest or quiet room. Covered deck is ideal for year round use, double garden side yards, storage, lane access. Location is on inner ring, park amenities include off leash pooch park, walking trails, clubhouse, social activities. This gated community is for those 55+ and 1 small pet. Area amenities include shops, restaurants transit & recreation. Call soon or this good buy will soon be good bye!
Read full post

I have listed a new property at 49 9080 198 ST in Langley.
Happiness is affordability! This 2 BR home offers updates that include roof and furnace. Spacious kitchen with meal nook leads to large covered deck perfect for year round use with access to patio and overlooks amazing garden oasis with numerous fruit trees, berries and gorgeous flowers. Full size laundry area tucked into bathroom, king size Mbdrm with good closet space, 2nd BR or den, separate powered storage. This gated community is for those 55+ and 1 small pet ok, features include off leash dog parkette, clubhouse with full kitchen, well equipped workshop, ample visitor and RV parking, direct access to shops, transit, restaurants. Pad rent $732 per month includes water, sewer. Call soon or this good buy will soon be good bye!
Read full post

Source: RE/MAX

Activity in Fraser Valley’s housing market was driven primarily by first-time homebuyers.

Condos have seen the most activity in the region due to low inventory levels, affordability and new developments in the area. The OSFI stress test rules and rising interest rates have had the most impact on sale price and activity in the region.

 
 
 


Read full post

I have sold a property at 82 9080 198 ST in Langley.
The affordable dream, wake up to lovely living at a real world price! This tastefully renovated home (2011) features maple kitchen, moveable island and coffee bar, easy access pantry, cozy living room with fireplace divider to dining area, den/office/bedroom with private outdoor access and large storage or walk in closet, separate laundry room, bathroom offers soaker tub, vintage style vanity and sink, master offers wall to wall mirrored closet and organizers, guest or grandkid room is ideal for any age! Covered deck is perfect for year round use, mature plants and flowers provide colourful frame. This gated community offers social activities and is for those 55+, 1 small pet ok. Call soon or this good buy will soon be good bye!
Read full post

Source: Duxbury & Associates

QUESTION: I have a question about our new house, which is about 55 years old. We are just making an offer to purchase it. It is in the Vancouver Fairview Slopes area.

We were not made aware by the seller and did not notice at the time that the home has a definite slope in it. The main floor tilts to one side. After we realized this, we contacted the sellers and were told that their agent said everyone who looked at this house should have been made aware of it which, unfortunately, was not the case with us.

We really like the location and the layout, but have found the slope to be a source of frustration. We are just curious as to what, if anything, can be done about this. It would appear to us that anything to fix this could be extensive and expensive, but we really have no idea at all what the cause of this might be.

We don’t know how to proceed, or if we should just leave it and when the time comes that we sell it, just hope for the best. Any thoughts or insights into this would be appreciated.

ANSWER: I will certainly provide my thoughts on your issue, but I must warn, you may not like the response. As you have stated, it is unfortunate that you did not notice the sloped floors in the home before making your offer, as you are now forced to live with it. You are correct that repairs may be undertaken at considerable cost to lessen the slope, but there may also be some less-costly remediation you can do to minimize the problem.

It still never ceases to amaze me, with all the information available in countless forms, that some home buyers are unaware of the potential pitfalls of what is likely the largest purchase of their lives.

Once you sign on the dotted line of an offer to purchase a home, you are bound to the terms of that contract if accepted. If you have some specific conditions in that offer that have to be satisfied by either the seller or yourself, then there may be some wiggle room to change your mind if these conditions cannot be met.

One of these conditions should certainly be a home inspection completed to your satisfaction by an independent, professional property inspector. Without the condition to have the home checked out in great detail for visible defects by an experienced inspector, you are only relying on your own observations in the very brief time you could look at the home. Often, that time is less than 1 hour, where you are primarily looking at suitability of the home for your lifestyle and how clean it is. Your brief look will likely focus on the kitchen, bathrooms and other amenities, but not necessarily the structure or mechanical components.

The slope you have described would have been identified at the time of the home inspection and you could have decided then if it would have been enough of a deterrent to prevent you from completing the purchase. You may still have made the decision to buy the house, but at least you would have been aware of the sloping floor – as well as the other issues with the home. That would have allowed you to weigh the positive and negative features of the home and make an informed, rather than hurried, decision.

SOLUTION: Now that this “lecture” is over, we can address the sloping floor of this home. It is somewhat unusual to have a very noticeable slope in a home, but not uncommon due to shifting soil conditions. The earth moves continually, more or less like the surface of the water.

With many houses that have settled, if all in one direction, there may be little concern other than the noticeably sloping floors. As long as portions of the house have not moved at different rates, known as differential settlement, then the slope may only be an inconvenience. Yes, it may cause some doors to rub and furniture and appliances to sit awkwardly, but hundreds of older homes have these same issues.

It is very common in older areas to see homes that have settled several inches, often to the front street or to one side, that are otherwise in liveable condition.

The one thing you may be able to do, without major structural repairs to the home, is to adjust the posts/columns holding up the main beam(s) in the basement, by replacing with adjustable metal columns – teleposts. As homes settle, these metal columns can create significant “bumps” in the middle of the floors. This may be due not only to the settlement at the perimeter foundation, but also some heaving of the footings under these posts.

When this occurs, it can often make the sloping of the floors appear to be more dramatic – due to the unevenness caused by the upward forces of the posts and beams.

The solution is to call an experienced general contractor or foundation specialist to slowly and very carefully adjust the teleposts, as needed. This can be a relatively easy task if your home has a simple design with a single beam, or can be very difficult if you have a finished basement with multiple posts and beams. Ensure anyone you hire has many years of experience in this area and does proper measurements and calculations to determine which posts need to be adjusted and by how much. Also, commercial General Liability and Errors & Omissions insurance, plus a good reputation and a valid business license.

There are clues that can indicate structural problems in a house: floors out of level, windows and doors sticking, bouncy floors, or floors that sag in certain spots. And not all structural problems are such a big deal. But if all the floors in the house slope to the middle, that says something serious. This is not a quick fix and for a first-time homeowner with a limited budget and not much experience with houses, I’d stay away.

There are lots of reasons that might cause sloping floors in a home. There might be foundation issues or problems with sinking. The sill beam or floor joists might be rotted out or have been eaten by carpenter ants.

But one of the most common issue is people cutting through the structure to run plumbing or wiring or duct work. Or, someone has removed supporting structure underneath to create an open-concept design (or to accommodate a Grow-Op).

Professionals can cut joists to run piping or wiring, but it’s got to be done properly, without weakening them. I suspect someone might have removed critical support. But, without seeing it, I obviously can’t be sure. You need to bring in professionals who can assess the house’s structure.

Structural problems can be fixed. With houses, pretty much anything can be done; it’s just a matter of skill, experience, time and of course, money. Joists that have been cut and compromised can be replaced or repaired (sistered). You can jack up the whole house to replace a rotten sill beam. A crumbling foundation can be excavated and repaired. But these are big, expensive jobs. You’d better be sure the low price for your “fixer-upper” makes up for the cost of the fix.

CONCLUSION: For the most part, pointing out a floor slope in a home more than just a few years old is not the responsibility of a vendor or a realtor, unless you specifically request this information.

As long as nothing was deliberately done to cover up this condition, it is your job to inspect the property as thoroughly as you want before you make an offer to purchase. Without the assistance of your home inspector or professional structural engineer, you are relying on your own very limited expertise and time to make this evaluation.

As you have stated, you can now only “hope for the best” and perhaps make some necessary telepost adjustment to minimize the sloping of the floors in your home.

Read full post

Source: Fraser Valley Real Estate Board

SURREY, BC – The Fraser Valley stepped towards a more balanced market in May, with both sales and overall inventory reaching their highest points for the year.

The Fraser Valley Real Estate Board processed 1,758 sales of all property types on its Multiple Listing Service® (MLS®) in May, a decrease of 35.1 per cent compared to the 2,707 sales in May of last year, and a 2.9 per cent increase compared to the 1,708 sales in April 2018.

Of the 1,758 sales processed last month 417 were townhouses and 516 were apartments, together representing 53 per cent of all transactions in May.

Active inventory for the Fraser Valley finished at 6,736 listings last month, the highest level since September 2015, increasing 18.9 per cent month-over-month and 29.5 per cent when compared to May 2017.

“This is the most inventory we’ve had in over two years,” said John Barbisan, Board President. “Now that the pace of our market has begun to settle, we’re seeing more opportunities for buyers and less pressure to make fast decisions.”

The Board received 3,965 new listings in April, a 15.6 per cent increase from April 2018’s 3,429 new listings, and a 6.8 per cent increase compared to May 2017.

“Sales continue to be strong and there’s plenty of potential for sellers if they understand the market and price effectively. Consult your local REALTOR® for informed perspective on what’s happening in your community and what your best options are.”

For the Fraser Valley region the average number of days to sell an apartment in May was 15, and 16 for townhomes. Single family detached homes remained on the market for an average of 24 days before selling.

HPI® Benchmark Price Activity

  • Single Family Detached: At $1,020,800, the Benchmark price for a single family detached home in the Valley increased 1.1 per cent compared to April 2018, and increased 11.6 per cent compared to May 2017.
  • Townhomes: At $555,500, the Benchmark price for a townhome in the Fraser Valley increased 1 per cent compared to April 2018, and increased 20.6 per cent compared to May 2017.
  • Apartments: At $452,900, the Benchmark price for apartments/condos in the Fraser Valley increased 1.2 per cent compared to April 2018, and increased 42.4 per cent compared to May 2017.

Find the May Statistics Package here.

Read full post

I have listed a new property at 82 9080 198 ST in Langley.
The affordable dream, wake up to lovely living at a real world price! This tastefully renovated home (2011) features maple kitchen, moveable island and coffee bar, easy access pantry, cozy living room with fireplace divider to dining area, den/office/bedroom with private outdoor access and large storage or walk in closet, separate laundry room, bathroom offers soaker tub, vintage style vanity and sink, master offers wall to wall mirrored closet and organizers, guest or grandkid room is ideal for any age! Covered deck is perfect for year round use, mature plants and flowers provide colourful frame. This gated community offers social activities and is for those 55+, 1 small pet ok. Call soon or this good buy will soon be good bye!
Read full post

I have sold a property at 60 9080 198 ST in Langley.
Gem of a 2 bedroom! Features of this home include bright, spacious kitchen and eating area open to livingroom with vault ceiling, new flooring thruout, Mbdrm offers large closet space, hall access to covered deck ideal for year round use, easy access ramp, garden space and storage/shed, lane access. Location is on inner ring, park amenities include off leash pooch park, walking trails, clubhouse, social activities. This gated community is for those 55+ and 1 small pet. Area amenties include, shops, restaurants and transit. Call soon or this good buy will soon be good bye!
Read full post

I have sold a property at 69 9080 198 ST in Langley.
Just the room you need! This 3 BR, 2 bath home is spacious and open. Updates include maple kitchen with island and pot drawers, pantry with pull outs in laundry and ample storage area, some flooring, light fixtures, total rewire including a sub panel with access to power generator, roof, furnace, windows. Features include a covered deck for year round use, fenced yard and garden space, storage shed, lane access. Location is on inner ring, park amenities include off leash pooch park, walking trails, clubhouse, social activities. This gated community is for those 55+ and 1 small pet. Call soon or this good buy will soon be good bye!
Read full post
Categories:   Abbotsford East, Abbotsford Real Estate | Abbotsford West, Abbotsford Real Estate | Agassiz, Agassiz Real Estate | Aldergrove Langley, Langley Real Estate | Basements | Bathrooms | BCREA | Bear Creek Green Timbers, Surrey Real Estate | Bolivar Heights, North Surrey Real Estate | Brookswood Langley, Langley Real Estate | Buyers | Buying | Canyon Springs, Coquitlam Real Estate | Christmas | Clayton, Cloverdale Real Estate | Cleaning | Cloverdale BC, Cloverdale Real Estate | Community | Contests | Coquitlam East, Coquitlam Real Estate | De | declutter | Decor | Downtown NW, New Westminster Real Estate | Earth Day | East Newton, Surrey Real Estate | Energy | First Time Home Buyers | FitToSell | Fleetwood Tynehead, Surrey Real Estate | Fraser Valley News | Fraser Valley Real Estate Board | FVREB | Garages, Home Staging | Giveaways | Greater Vancouver Real Estate Board | Guest Blog | Guildford, North Surrey Real Estate | Hacks | Heating | Home | Home Buyers | Home Buying | Home Improvment | Home Inspection | Home Organization | Home Organization, Tips | Home Owner | Home Owners | Home Renovations | Home Sellers | Homeowners | Homes | Homes Staging | Homes, Outdoor | Just Listed | King George Corridor, South Surrey White Rock Real Estate | Kitchens | Langley | Langley City, Langley Real Estate | Langley Real Estate, Forest Green Estates | Listing | Listings | Maintenance | Market News | Mission BC, Mission Real Estate | MLS | Mold | Mortgage | Mortgages | Mortgages, Tips | Moving | Moving Up | Murrayville, Langley Real Estate | Offers | Open House | Organization | Otter District, Langley Real Estate | Panorama Ridge, Surrey Real Estate | Pets | pill | Pillar to Post | Pillar to Post, Guest Blog, Lighting | Pillar to Post, Guest Blog, Summer | Prevention | Rates | RE/MAX of Western Canada | Real Estate News | Realtors | Recreational | REMAX | Renovations | Renting | REW.ca | Safety | Salmon River, Langley Real Estate | Savings | Scottsdale, N. Delta Real Estate | Search for homes | Seasonal | Sellers | Selling | Selling, Tips, Open House | Seniors | Spring | SRES | Staging | Stati | Statistics | Statistics, FVREB | Sullivan Station, Surrey Real Estate | Summer | Surrey | Survey | Swimming Pools | Tip | Tips | Travel | Uncategorized | Video | Videos | Walnut Grove, Langley Real Estate | White Rock, South Surrey White Rock Real Estate | Willoughby Heights, Langley Real Estate | Winter | YouTube

Subscribe to The Rosemary Report

* indicates required
Direct: 778-834-8021
Toll Free: 1-888-707-3577
Rosemary's Email: rosemary@homesinlangley.ca
RE/MAX Treeland Realty
#101 - 6337 198 Street
Langley BC V2Y 2E3
www.HomesinLangley.ca