Saturday, Dec 07, 2019
Volume 28 Number 49
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Commercial Activity Remains Stable in 2019 Q3 The BCREA Commercial Leading Indicator (CLI) fell slightly to 135.3 in the third quarter of 2019. The index remains unchanged compared to the same time last year. Provincial economic activity continued to slow in the third quarter of 2019, with declines in retail and manufacturing sales more than offsetting a gain in wholesale trade. This left the economic activity component of the CLI negative for the fifth consecutive
quarter. Office employment was up for the
fifth consecutive quarter, edging out a decline in
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manufacturing employment, which resulted in a positive change in the employment component of the CLI. The financial component of the CLI was positive for a third straight quarter. The underlying trend in the CLI has been relatively flat over the past five quarters, suggesting a stable environment for commercial real estate activity in the province. Following several years of robust growth, the BC economy continues
to slow in 2019. Weak manufacturing sales in petroleum and coal, and lower retail sales at gasoline stations and auto dealers, put a drag on economic activity in the third quarter. Wholesale trade sales were positive in the third quarter due to a large expansion in machinery and equipment. Employment growth in key commercial real estate sectors such as finance, insurance, real estate and leasing continues to be strong, up
by 7,600 jobs in the third quarter. This measure of office employment now sits at an all-time high, signalling strong future demand for office space. In contrast, manufacturing employment fell by 4,200 jobs from the previous quarter. The CLI’s financial component was positive in the third quarter due to an increase in benchmark Canadian REIT prices, which more than offset the expansion of shortterm credit spreads.
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UPDATED: Council denies 35-storey North Delta highrise proposal Council voted 5-2 to reject the project on Monday night Delta council has rejected a 35-storey highrise project proposed for the corner of 75A Avenue and Scott Road. On Monday night (Dec. 2), council voted 5-2 to deny the application put forward by Arzone Real Estate Investments Ltd. and Hari Homes Inc. that would have added 335 units of housing in the largely single-family neighbourhood. Coun. Jeannie Kanakos moved that council deny the application, with councillors Dan Copeland, Alicia Guichon, Lois Jackson and Bruce McDonald voting in support of her motion. Only Coun. Dylan Kruger and Mayor George Harvie were in favour of giving the project third reading. The highrise proposal had drawn a fair amount of criticism since council received the initial application in May 2017, prompting several rounds of revisions based on feedback received from council committees and at various public information meetings. The latest change, received by the city on May 16 of this year, increased the number of units in the project from 294 to 335 in order to make 20 per cent of them (70 units) affordable housing under the Affordable Home Ownership Program (AHOP). AHOP is a BC Housing initiative that provides interim construction financing at reduced rates and leverages contributions from project partners (such as the City of Delta) to ensure
units are made available for eligible home buyers at five to 20 per cent below market value. However, the project would also have necessitated a significant change to the official North Delta community plan (OCP). The OCP currently calls for high-density mixed use development along Scott Road, namely at 72nd, 80th, 88th and 96th, as well as medium-density mixed use development at 64th and 84th avenues, but the project’s location at the northwest corner of Scott Road and 75A Avenue is zoned as “medium density residential,” a designation intended for low-rise multifamily structures no more than six storeys high. Much of the concern and criticism of the project, both from councillors and those who spoke against the highrise during a two-day public hearing Nov. 26-27, centred on the scope of the project being out of sync with the neighbourhood and not in line with the OCP. Opponents also voiced strong concerns about traffic in and out of the site, as well as added congestion to already crowded neighbourhood streets and the stop-and-go commute along Scott Road, often disputing or dismissing the traffic studies done by the proponent and the city. Meanwhile, those in favour of the project spoke to the need for more housing stock in the community, es-
pecially affordable and rental units. They highlighted how seniors looking to downsize, young first-time buyers and new families were having to leave the city in order to find housing they could afford. For many, the project’s proximity to shops, restaurants and services, as well as its location on a major transit corridor that is set to receive BLine (now dubbed RapidBus) service in 2022, meant future residents wouldn’t have to rely on their cars to get around, negating concerns about the development’s impact on local traffic. Tensions ran high over the nine hours of public hearings on Nov. 2627. Comments were at times heated from both sides, with accusations of ageism from some of the development’s opponents, and an “OK, boomer” vibe coming from some of the mostly younger group of supporters of the project. Allegations of millennial entitlement, NIMBY-ism (“Not-in-my-back-yard”), greed on the part of real estate agents and developers, and thinly-veiled racism also worked their way into several of the arguments presented. Before calling the vote on Monday evening, Mayor George Harvie expressed his disappointment at the sharp divide and bitterness on display during the public hearing. “This does not represent the North Delta community that I have worked
in as city manager for over 20 years,” he said. Citing the need to give certainty to both the residential community and to developers, Harvie announced he will be forming a housing action task force in early 2020 to review the North Delta area plan and, specifically, redevelopment along the entire Scott Road corridor. “The North Delta area plan was approved in 2014; Delta’s housing needs have drastically changed since then, and it needs to be discussed with the North Delta community again. The responsibility of the mayor of a city is to show leadership to solve community issues, and I intend to do just that,” he said. “My vision is to give assurance to the North Delta residential community that Delta has an up-to-date plan that will not be subject to ongoing significant development applications [beyond what is set out in the OCP], and for the development community, assurances as to where much-needed housing can be built in the Scott Road corridor. “As mayor, I will work with the North Delta community through a Mayor’s Housing Task Force to develop a housing plan that is supported by the North Delta community and looks after everyone — our youth, seniors and our most vulnerable. We need to work hard to close this housing gap.”
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Selling Your Home? Avoid These Home Improvement Trends As homeowners, we like to think of ourselves as trendsetters, or at least, keeping up with popular home design ideas being hyped by our favourite TV hosts or online magazine. To maintain that image, we may get caught up in the emotion and jump into a major home improvement project without considering all the possible drawbacks. Before you call the contractor to start work on the latest home improvement trends, especially if you’re considering relocating within the next three to five years, take a moment to reign in your excitement and think about the practicality of what you’re going to do. Not every reno trend will provide a favourable ROI and some may even repel future home buyers. Flavour-of-the-Day While you may fall in love with the latest vivid paint colour, heavily grained hardwood floor, or spectacular patterned granite countertops, painting the entire house “Dishy Coral,” installing wild “Zebrawood” flooring or “Blue Bahia” granite countertops will not “wow” your prospective purchasers—at least not in a positive way. It’s also very likely that you’ll tire of those choices within a year and will need spend even more money changing
things out again. Think “longlasting appeal” and “widemarket appeal” when making any significant updates and save the trendy accents for things that can be easily changed. Bigger is Not Always Better It’s true that adding square footage to your home can bring a greater return but not if it pushes the price of your home significantly over the neighbourhood average. If the homes in your area are all comparable in size and price range, adding a fifth bedroom or complete second story to a ranch-style home could be a huge deterrent when it’s time to sell. Instead, check around at comparable homes in your community and keep your additions to within 10-percent of that price. Change for the Sake of Change There may be some improvements you may be determined to do “just because you like them.” If you’re going to stay in your home for awhile and enjoy the modifications, a low return on investment may be the furthest thing from your mind. Keep in mind that costly aesthetic changes like replacing perfectly good siding or kitchen cabinets for a different colour may not be worth it or even turn people off when it
comes time to sell.
age.
Environmentally Wasteful or Harmful With more and more people understanding the negative environmental impact construction and demolition debris generates, thoughtful consideration should go into every home reno project. Consider green home renovations that will offset the reasons for high utility bills, reduce toxic off-gassing, and reduce waste with the use of low- or no-VOC paints, the addition of energy-efficient triple pane windows vs. double pane windows, and donation of old materials to reuse centers. You’ll be helping the environment and giving future home buyers something to feel good about.
Over-the-Top Overhauls While you may be wondering how to get more natural light in a room or longing for an in-home oasis to melt away life’s daily stresses, you should probably refrain from drastic renovations. Adding a full wall of windows in your family room may look amazing but take away valuable wall space for furniture or be a little too revealing to the neighbours. Likewise, if you spend a small fortune on a spa bath that includes a hot rock sauna and massive walk-in shower, you’ll never recoup those dollars and you’ll limit the buyers that share your same enthusiasm for extraordinary features.
Impractical Improvements Although you may enjoy lounging in your in-ground swimming pool, tending to lavish landscaping, sampling the best vintage bottles from your custom wine cellar, or even following a trend of open shelving in place of kitchen cabinets, beware of creating specialized features that will repel future home buyers. Not everyone will revel in the extra work needed to maintain a pool or elaborate gardens, the lack of basement space, or the constant dishwashing and dusting from open-air stor-
doesn’t get the same attention on resale as you might imagine. Buyers expect the roof to be in good condition and will demand it’s free from leaks and damage. When putting on a new roof due to age or a need for repairs, you’ll want to make material selections appropriate with both the aesthetics and costs. Architectural shingles, cedar shakes or clay tiles can add great curb appeal but can also be very expensive. Don’t expect to recoup the full return on investment if you choose topof-the-line materials.
Borrowing Usable Space It can be a creative idea to convert some areas of your home into unique spaces like a kids reading nook or designated home office, but be careful if you take up usable space from a small bedroom, living room or garage to do it. You may believe that everyone will love your basement man cave or garage converted into a family room, but buyers may not value these repurposed areas to the extent you do.
Specialty Finishes While it might seem like a good idea to incorporate a specialty finish into your cabinet hardware, plumbing fixtures and lighting fixtures, they can actually date your home quickly. You may be tempted to follow metal trends like matte black, rose gold or oil-rubbed bronze, but could be a major turnoff to future home buyers. It can be costly to change out all those “matching” components. Selecting a more timeless finish like polished nickel, chrome or brass could prove to be a brilliant interior design concept when you decide to sell.
Roofing Renos Your roof is a vital component to your home, but it
Forgetting to Update the Mechanicals With today’s technology run-
ning just about everything in the household, it’s easy to get caught up in updating everything you can see, but don’t forget about what is hidden behind the walls too. Unless your home is less than 10 years old, you’ve got old electrical and cable wiring, old plumbing, and old HVAC components. There’s nothing worse than buying all new electronics only to find out your electrical wiring won’t support them, or installing a massive shower with all the hand-held and water elements only to run out of hot water half way through. It’s also no fun to have your furnace fail in the middle of a winter cold snap. Make sure to update your mechanicals to be sure to get the best use out of all your improvements. The Final Word Owning a home is a constant work-in-progress—updating to the latest trending improvements can make your home more comfortable, attractive, and desirable to future home buyers if you choose carefully. It’s important that your home reflects your own personal tastes and lifestyle, but by keeping your selections to more wide-ranging appeal, you’ll enjoy your environment for a longer time and earn a higher return on investment when you sell.
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50 Creative Ideas To Sell Your Property FAST
Conventional (“Old School”) Methods: 1. List Your Property with a Real Estate Agent.
15. Advertise your listing website with Pay Per Click mediums like Google Adwords.
2. List Your Property in a Classified Newspaper Ad.
16. Create Banner Ads and pay for direct advertising on relevant websites.
3. Put a “For Sale” sign in the yard (I realize this may sound obvious, but you wouldn’t believe how many properties I’ve bought from people who didn’t even think to take this one simple action).
17. List your property on a paid site like LandWatch or ForSaleByOwner.com.
Free Internet Marketing Ideas That Get Results: 4. Create your own website and list your property for the world to see. 5. Zillow’s For Sale By Owner service, which reaches millions of buyers all over the world.
6. Upload your property information to any one of these free real estate listing websites. 7. Post your property for sale on Craigslist. 8. Post your property for sale on the Facebook Marketplace (or in any local buy/sell groups). 9. Create a squeeze page, start building a Buyers List and market your properties to them on a consistent basis. Paid Internet Marketing Ideas That Get Results: 10. Set up an auction on eBay to list and sell your property. 11. Create a selling website with Lead Propeller and show off your listings to the world. 12. Build a selling platform with Investor Carrot and create an online showroom for your properties. 13. List your property for sale on the MLS via Fizber. 14. Create a professional-looking ad on Vflyer and show people you’re serious about doing business.
Harness the Power of Networking: 18. Join some Real Estate Investor forums (such as this, this or this).
28. Search Craigslist for “We Buy Houses” listings. You should be able to find other wholesalers in your area that you can network with (these people have connections with a lot of local buyers – and the serious wholesalers are good people to know).
29. Join a local REIA club and announce your property to all of the investors who attend. 30. Call other Real Estate Agents and ask if they know of any cash buyers.
19. Use the BiggerPockets Marketplace. 20. Join Connected Investors and let others know about your property. 21. Talk to some property management companies in your area. These people work with dozens of hungry investors and have tons of local connections. 22. Talk to your title company and/or closing attorney. See if they know of any buyers who are actively looking for new investment properties. 23. Bring coffee & donuts into your local realtor’s office. Tell the entire team that you’ll pay them a referral fee for any buyers they can send your way (that actually result in a sale). 24. Make connections with some of the other sellers in your area. Leverage their networks to find buyers for your properties. 25. Talk to some building inspectors – they often deal with some of the highest volume buyers and sellers in your market. 26. Talk to some appraisers. They will know some of the biggest names in the business and which investors are currently buying properties. 27. “Reverse Bird Dogging.” Call some of the well-known investors in your market. Give them your personal attention, tell them that you have some great opportunities and that you’ve been thinking specifically about them (with regard to the property you’re trying to sell).
31. Talk to some Mortgage Brokers and use their various buyer connections in your market.
their properties for rent. These boards are seen by several potential buyers who will be passing through on a regular basis. 40. Distribute flyers wherever your buyers congregate (REIAs, RE seminars, Chambers of Commerce, Trade Shows, etc.) 41. Let the world know about your properties through public speaking engagements. 42. Raffle your property (check with an attorney in your area before doing this). 43. Offer Seller Financing on the property you’re trying to sell (this will open up the door for MANY more buyers).
32. Talk to some Hard Money Lenders and leverage their connections in your area.
44. Create a 1-page property prospectus report and send it to some key individuals on your buyers list or hand them out to other investors at your local REIA.
33. Call some local home builders and see if they are looking for any rehab opportunities or new construction projects.
45. Google “We Buy Houses” and then “Your City” to find property buyers in your area.
34. Visit some real estate auctions (tax sales, foreclosure auctions, etc). These places tend to be saturated with cash buyers. Tell them about your properties for sale. You could have buyers lining up to buy your property if you’re actually offering a good deal.
46. Search “Real Estate Investor” on Facebook, Twitter and LinkedIn to find anyone in your area who has this listed as their job title. Contact them and ask if they’re interested in a property like yours.
Creative Strategies That Might Just Work: 35. Send out Neighbor Letters to the surrounding property owners. 36. Magnetic signs and window stickers for your car. Wherever you drive, let people know you’ve got some great deals available. 37. Place Bandit Signs in several areas around town. 38. Post your business cards and/or brochures on some local bulletin boards (restaurants, salons, college campuses, schools, etc.). 39. Post some targeted flyers on college campuses. Keep in mind, these will be seen by graduating students, college professors and other landlords who are posting
47. Create a listing with Zillow or Lead Propeller and blast it out to your contacts on Facebook, Twitter and LinkedIn (and any other social media outlets you’re a part of). 48. Generate a list of all the properties in your area that have sold for cash over the past 6 – 24 months (like this). From this list, run a direct mail campaign and contact them. Let these people know that you have some great deals on real estate and that you’re looking for investors who want to buy them for cash. 49. Keep an eye out for the “For Rent” signs in your area. Reach out to these owners with a simple letter or phone call. They usually have more than one investment property and might be looking to purchase more. 50. Create a short video showcasing your property and post it on YouTube. Check out this example.
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Set Learning Goals Instead of Resolutions So, if you set a learning goal instead of a traditional goal in the area of fitness, you stand a much better chance of actually getting fit! Tired of New Year’s resolutions that go nowhere? Try setting a learning goal instead. It just might make 2020 your best year ever!
Selling Your Home Doesn’t Have to be Overwhelming
Are you making a New Year’s resolution this month? Whether it’s to quit smoking, lose weight, or spend more time with your family, you’ll have a much better chance of success if you turn that goal into a learning goal instead. A learning goal is simply a commitment to learn something rather than to achieve a specific milestone. Say, for example, that your New Year’s resolution is to get into better physical shape. A traditional goal might be: “I’m going to work out at the gym three days a week.” A corresponding learning goal would be: “I’m going to hire a fitness trainer to teach me an appropriate workout program.” Research, published in many journals, reveals that people who set learning goals are much more likely to achieve them. They also tend to stay motivated over a longer period of time and get better results overall.
It doesn’t have to be that way. There are many ways to make selling your home and buying another one relatively simple and easy. Sure, there will be some work to do. You may need to prepare your property so that it looks appealing to potential buyers - cleaning, decluttering, doing some repairs, etc. Of course, you will also need to view some properties for sale in order to find your next dream home. But those activities may not be as timeconsuming or difficult as you had imagined. In fact, you and your family might actually enjoy the experience - and see it as an adventure.
5 Easy Ways to Reduce Stress Fast This is the time of year that is traditionally spent with family and friends. But the pressures associated with working, When people think about selling their home, many focus on all the things they will have to do: paint the kitchen; clean closets; prepare for viewings; find another home; arrange financing; start packing; etc. It can all seem very overwhelming, very quickly. In fact, if you focus on the long to-do list, you may be dissuaded from ever making a move!
shopping, visiting, vacation planning and entertaining can make it a stressful time as well. Here are some quick-tips that will help: Take a deep breath. This may sound simplistic, but studies have shown that a single deep breath can measurably reduce anxiety, improve mood and even lower blood pressure. What’s the best part of this tip? It only takes a few seconds. Go for a walk. A mere 20-minute stroll can release enough endorphins in the body to calm the nervous system and reduce stress levels. Avoid comfort foods. When you’re stressed, it’s tempting to reach for a favourite sugary snack. While that may temporarily boost your energy, the effect won’t last. Your body may actually lose some of its ability to deal with stress later in the day. Write your worries down. Your imagination can turn any minor problem into a crisis. Writing it down, however, puts it back in perspective. Once on paper, your concern may not seem nearly as serious as you had thought. Drink a glass of water. Your body is more prone to stress when it’s dehydrated. A glass of water can help minimize stress or even wash it away completely.
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