Five questions worth asking before you decide.

“Maybe we’ll just wait until the market gets better.”

We are hearing some version of this from a lot of homeowners right now.

And it is an understandable thought. Buyers have more choice, homes are taking longer to sell in some segments and prices have softened from previous highs.

But before deciding to wait, there is another question worth asking:

What exactly are you waiting for?

Trying to perfectly time the bottom — or the top — of a real estate market is almost impossible. We usually only recognize those moments after they have passed.

So rather than trying to predict what the market may do six months from now, I think there are some better questions to ask.

Why are you thinking about moving?

If the idea of selling is being driven by a change in your life — downsizing, needing more space, a job change, family circumstances, finances or simply wanting something different — it is worth considering how important that move is to you.

Real estate decisions are not made on a spreadsheet alone.

Your life has a timeline too.

Waiting may absolutely make sense, but putting a plan on hold indefinitely in the hope of a better market is not always the best answer either.

What are you buying next?

This is one of the most important parts of the equation and one homeowners sometimes overlook.

If you are selling and buying in the same market, a softer market can work both ways.

You may receive less for your current home than you would have at the height of a strong seller’s market, but you may also have more choice, less competition and greater negotiating power when you buy.

The number that matters is not always simply what you sell for.

It is the difference between what you sell for and what you have to pay for the next home.

For someone moving up, downsizing or changing neighbourhoods, that gap can sometimes matter far more than the sale price on its own.

What is happening with homes like yours?

Real estate is extraordinarily local.

The market for a renovated two-bedroom condo in Lower Lonsdale can behave very differently from the market for a detached home elsewhere on the North Shore.

Before deciding whether to sell now or wait, I would want to know:

• What similar homes are currently for sale?

• What has actually sold recently?

• How long are those homes taking to sell?

• Have sellers had to reduce their prices?

• What are buyers choosing — and what are they passing over?

• Where would your home realistically sit amongst those options?

That tells us far more than a headline about “the market.”

Buyers today have more opportunity to compare. As a result, the difference between the homes they respond to and those they pass over has become much more noticeable.

Condition, presentation and especially price matter.

What would have to improve for waiting to be worthwhile?

This is perhaps the most useful question of all.

Are you waiting for prices to rise?

For interest rates to fall?

For there to be fewer competing listings?

For your own circumstances to change?

Once you define what you are actually waiting for, it becomes much easier to decide whether waiting is a strategy — or simply uncertainty.

The market may improve six months from now. It may also remain relatively flat, or your particular type of property may behave differently from the broader market.

We simply do not know.

What we can know is what your home is likely worth today, what you would be competing against, what your next purchase might cost and whether the overall move works for you.

So, should you sell now?

For some people, yes.

For others, I would tell them to wait.

The answer depends on your property, your financial position, what you hope to buy next and, most importantly, why you are considering moving in the first place.

My job is not to convince you that now is always the right time to sell.

It is to give you a clear picture of what your home is likely worth today, what is happening with comparable properties and what the opportunities and risks look like on both sides of your move.

From there, you can make a decision based on good information rather than trying to predict the market.

And sometimes, after looking at all of that, the right advice really is:

Not yet.

If you have put your home search on hold because you are waiting for mortgage rates to fall significantly, there is one question worth considering:

Will waiting actually put you in a better position to buy?

Mortgage rates may decline over time, but there is no guarantee they will fall as quickly — or by as much — as buyers hope.

And rates are only one part of affordability.

Lower rates do not necessarily mean a better buying opportunity

If mortgage rates fall, monthly borrowing costs may improve.

But other things can change at the same time.

More buyers may return to the market. Competition can increase. Sellers may become less negotiable. And the home you want may cost more.

Today's market, by comparison, is giving many buyers something they have not always had: choice, time and negotiating room.

That can have real value.

Rather than asking only, “Will mortgage rates be lower next year?”, a better question may be:

“Will I be in a meaningfully stronger financial and purchasing position if I wait?”

Look at the whole purchase, not just the rate

A small change in mortgage rates is only one number in a much larger equation.

Purchase price, down payment, monthly payment, property taxes, strata fees, closing costs and your own financial comfort all matter.

The lowest mortgage rate is not necessarily the best mortgage either. Fixed and variable options, term length, prepayment privileges, penalties and flexibility can all affect what makes sense for you.

This is where a good mortgage professional can be invaluable.

There may be opportunities in today's market

When buyers have more choice, they can often take more time to compare properties, review documents carefully and negotiate with greater confidence.

That doesn't mean you should buy simply because the market is quieter.

It does mean that waiting for a particular interest rate could cause you to overlook an opportunity that works well for you today.

Sometimes negotiating a better purchase price can have as much — or more — impact than waiting for a modest change in borrowing costs.

Preparation matters more than prediction

No one can tell you exactly where mortgage rates will be six or twelve months from now.

What you can know is:

• what you comfortably qualify for today;

• what your monthly payment would be;

• how much cash you need for your down payment and closing costs;

• what homes are available within that budget; and

• how buying now compares with waiting.

And qualifying for a certain amount does not mean you need to spend it.

The goal should always be a purchase that works comfortably within your finances and longer-term plans.

So, should you wait?

Sometimes, absolutely.

Waiting may make sense if it allows you to build a larger down payment, reduce debt, improve your income stability or become more certain about where and what you want to buy.

But if the only reason you are waiting is because you are convinced mortgage rates will be significantly lower soon, it may be worth revisiting that assumption.

There is no perfect interest rate and there is rarely a perfect market.

The better strategy is to understand what you can comfortably afford, know what opportunities exist today and compare the advantages of buying now with the possible benefits of waiting.

Then you can make the decision based on your life and your finances — rather than trying to predict where rates will go next.

On July 20, 2026, District Council adopted the new R1 and R2 residential zones, part of the broader rewrite of a zoning bylaw that dates back to 1965.

1. What has actually changed?

The District has been undertaking a comprehensive rewrite of its zoning bylaw. One objective is to simplify a system that had accumulated many different residential zones over decades. The District has said that 19 existing single-family residential zones are being consolidated into two principal residential zones, R1 and R2.

For homeowners, the important part isn't the name of the zoning bylaw. It's understanding what can now be built on your property.

2. Does this mean every property can suddenly be redeveloped?

This is an important misconception to address.

No. Zoning establishes what may be permitted; it doesn't mean redevelopment will necessarily happen. The District itself makes the distinction that zoning creates the opportunity, while actual redevelopment depends on many other things, including market conditions, construction costs and the economics of the property.

3. What could the changes mean for homeowners?

Depending on the property, zoning can affect things such as:

• the number of homes permitted on a lot

• secondary suites

• coach houses

• the size and form of a new home

• setbacks and building coverage

• opportunities for multi-generational living

• redevelopment potential

The District has specifically described its residential work as supporting more diverse housing, including opportunities for aging in place and multigenerational living.

Every property is different, and the opportunities available will depend on the lot, its zoning and other District requirements. The key is understanding what may be possible for your particular property.

4. Could this affect the value of my property?

Potentially — but zoning is only one component of value. Lot size, location, topography, access, servicing, construction costs and what buyers are actually prepared to pay all matter.

Having additional development potential doesn't automatically mean your property is worth dramatically more.

For certain properties, however, what can legally be built on the land can absolutely become relevant when determining market value.

5. How do I find out what applies to my house?

The District now provides a residential zoning map and information to help homeowners determine the zoning and the permitted size, location and dimensions of buildings on a property.

If you're curious about your property, don't assume that what was possible five or ten years ago is still the whole story. Before renovating, rebuilding — or deciding what your property may be worth — it is worth checking the current zoning.

Curious what the changes mean for your property?

We are always happy to help you look at the zoning, recent neighbourhood sales and how a property's redevelopment potential may — or may not — affect its current market value.

There is a lot more to unpack in the District’s new zoning rules. Starting September 3, we’ll be taking a closer look at one change each week in our new series, What Does This Mean for My Property?, including basements, coach houses, suites, garages, building height and more.

Shipyards Night Market

Fridays: August 7, 14, 21 and 28
Enjoy live music, food trucks, local makers and the beer garden along the waterfront. Admission is free.
https://shipyardsnightmarket.com/?utm_source=chatgpt.com

Long Summer Nights

Saturdays throughout August
The Shipyards hosts free themed evenings featuring live entertainment, family activities, circus workshops, lawn games, youth DJs and waterfront views.
https://www.cnv.org/Parks-Recreation/Annual-Events/Long-Summer-Nights?utm_source=chatgpt.com

Lunchtime Live

Tuesdays in August
Pack a lunch and enjoy a free midday musical performance at Civic Plaza.
https://www.cnv.org/Parks-Recreation/Annual-Events/Lunchtime-Live

Movies on the Mountain

August 6, 12, 20 and 27
Watch a movie under the stars at Grouse Mountain’s outdoor Birds in Motion area. Mountain admission or event ticketing may apply.
https://www.grousemountain.com/events/movies-on-the-mountain-jurassic-park-9b384cfa-bfbd-4d34-8c0c-ec1d6653ec8d

MONOVA After Hours

Thursday evenings, 5:00–8:00 p.m.
Explore the Museum of North Vancouver with pay-what-you-can admission—a relaxed option for families, date night or an evening downtown.
https://monova.ca/events/

 NOTE: Event details and lineups can change, so readers should confirm times before heading out.

Summer is a great time to tackle the parts of your home that are easier to inspect, clean and repair while the weather is dry. A little attention now can help prevent bigger issues once fall rain and cooler temperatures return.

Start with the roof, gutters, and drainage. Check for loose shingles, debris in gutters, blocked downspouts, or areas where water may not be moving away from the home properly. Even in summer, a sudden downpour can quickly reveal drainage problems.

It is also a good time to look at windows, exterior caulking, siding, decks and railings. Heat and sun can dry out seals, paint and exposed wood, so look for cracking, peeling, soft spots or areas that need touching up. Small repairs now can help prevent moisture intrusion later.

Homeowners should also pay attention to landscaping and vegetation. Trim trees and shrubs away from the house, roofline, gutters and exterior vents. This helps with airflow, reduces pest access and keeps branches from causing damage during wind or rain.

Inside the home, summer is a smart time to service fans, heat pumps, air conditioning systems and ventilation. Clean filters, check airflow and make sure systems are running efficiently before the hottest days arrive.

Finally, do a quick safety check: test smoke and carbon monoxide detectors, inspect exterior lighting, clean dryer vents and make sure outdoor stairs, paths and railings are secure.

Explore Lynn Canyon
A classic North Shore outing: forest trails, the suspension bridge, creek views, and picnic spots. Great for burning energy without spending a dollar.

Visit local spray parks and playgrounds
Perfect for hot days. Pack snacks, towels, and sunscreen, and make it an easy afternoon out. Check the City/District websites before going, as hours and water restrictions can change.

Do a Shipyards wander
The Shipyards is great for kids even without paid activities: open space, waterfront views, public art, people-watching, and room to move around. There are also free summer events and concerts through North Vancouver Recreation & Culture. Every Friday through September 11.

Try a library activity
North Vancouver and West Vancouver libraries often offer free children’s programming, storytimes, reading clubs, craft sessions, and family-friendly events. These are especially good for younger kids or rainy days.
Monday Fundays at Lynn Valley Village — Mondays, 2–3 pm
This is a free family-friendly pop-up in the plaza every Monday in July and August, with hands-on crafts and giant games. A nice one for families looking for easy, no-cost summer activities.

Go on a nature scavenger hunt
Choose a local trail, park, or beach and have kids look for things like a feather, smooth rock, yellow flower, bird, pinecone, bridge, or interesting leaf. Easy, free, and surprisingly entertaining.

Visit Capilano River Regional Park / Cleveland Dam
A great mix of trails, big views, forest, and open space. The Capilano Salmon Hatchery is also nearby and is a fun educational stop.

Spend time at Ambleside or Dundarave Beach
Bring buckets, snacks, bikes, scooters, or a picnic blanket. Kids can beachcomb, watch boats, play at the park, or walk the Seawall.

Walk or bike the Spirit Trail
Flat, scenic, and family-friendly in sections. It is a good option for scooters, bikes, strollers, and a relaxed waterfront adventure.

Check out free or low cost community events
NVRC lists events including free summer concerts and community activities, and local family-event calendars often round up ongoing North Shore options like scavenger hunts, kids’ clubs, and seasonal events.

As expected, the Bank of Canada held its overnight lending rate at 2.25% today, marking the fifth consecutive rate hold.

While this announcement does not change much for current mortgage holders, it does give us something the market has been missing for a while: a little more predictability.

The Bank is still watching inflation, global uncertainty and ongoing U.S. trade concerns closely. For now, there is no strong signal that another rate cut is imminent — but there also does not appear to be immediate pressure to raise rates.

What Does This Mean for Buyers?

For first-time buyers who have been sitting on the sidelines waiting for rates to fall further, it may be time to revisit the conversation.

Five consecutive rate holds have created a more stable lending environment, making it easier to plan around your own finances rather than trying to guess what the Bank of Canada may do next.

Getting pre-approved does not mean you have to buy. It simply gives you a clear understanding of your budget, your monthly payments and what you would feel comfortable purchasing should the right home come along.

In today’s market, being informed and prepared can put you in a much stronger position than trying to perfectly time the next rate announcement.

Aluminum wiring is one of those things that can sound scarier than it actually is. For many buyers, seeing “aluminum wiring” on a listing, inspection report or insurance questionnaire can feel like an automatic red flag — but the reality is a little more nuanced.

Myth: Aluminum wiring means the home is unsafe.
Fact: Aluminum wiring is not automatically dangerous. The concern is usually not the wire itself, but whether the connections, outlets, switches and fixtures have been properly installed and maintained.

Myth: A home with aluminum wiring needs to be completely rewired.
Fact: Not always. In many cases, a qualified electrician can assess the system and recommend appropriate remedies, which may include approved connectors, proper terminations, copper pigtailing or replacement of certain devices. A full rewire may be the best solution in some homes, but it is not the only option.

Myth: Aluminum wiring is illegal in B.C.
Fact: Aluminum conductors are still used in some electrical applications today. The key issue is that the installation must meet code requirements and use materials approved for the specific purpose.

Myth: Insurance is impossible with aluminum wiring.
Fact: Insurance can be more complicated. Some insurers may ask for an electrical inspection, repairs or written confirmation from a licensed electrician before offering or renewing coverage. This is why it is important to deal with the issue early, especially if you are buying, selling or preparing a home for market.

The takeaway: Aluminum wiring should not be ignored, but it also should not cause panic. If a home has aluminum wiring, the best next step is to have it reviewed by a licensed electrician who understands B.C. requirements. With the right assessment and proper corrections, many homes with aluminum wiring can continue to be safe, insurable and marketable.

For your own backup: B.C.’s electrical code sets minimum requirements for safe wiring methods, grounding/bonding, overcurrent protection and installation standards and it is enforced by Technical Safety BC under the Electrical Safety Regulation.

Technical Safety BC also notes that additions or modifications to existing branch circuits must comply with the current BC Electrical Code, while existing adequate branch circuits may be reconnected subject to code rules.

The most important practical point is compatibility: Technical Safety BC has investigated incidents where aluminum conductors were connected to equipment not intended for aluminum, creating high-resistance connections and fire risk.

Congratulations on being in the final stages of securing your new home! Greater Vancouver REALTORS® has launched a referral program with BCAA Home Insurance to give you access to exclusive savings, to ease some of the costs of setting up a new property.

Save up to 30%* on a new BCAA Home Insurance policy by combining the following savings:

• 15%* exclusive promotion from BCAA when you’re referred by a REALTOR from Greater Vancouver REALTORS®. Use promo code BCAAGVR15 at checkout or reference it during your quote with an advisor

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• 5% discount if you buy online

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• Online: Visit bcaa.com/gvr

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Home Insurance is sold through B.C.A.A. Holdings Ltd. dba BCAA Insurance Agency, a licensed insurance agency, and underwritten by BCAA Insurance Corporation.

If you proceed with BCAA Insurance Agency and complete an insurance transaction, Greater Vancouver REALTORS® may receive a referral fee or other compensation from BCAA Insurance Agency. Greater Vancouver REALTORS® is not acting as an insurance agent and does not provide insurance advice.

*Some conditions apply. Promotional offers cannot be combined. Offer expires June 14, 2027 and is valid for 15% off a new BCAA Home Insurance policy for the first year only. Minimum premium of $250 is required. Subject to change without notice.

You may have seen the headlines recently: the federal and provincial governments have announced a major housing partnership for B.C., including a plan to convert more than 2,200 vacant condo units into affordable homes.

On the surface, that sounds like good news. We need more housing. We need more rental options. We need more creative ways to get people into homes faster.

But this particular idea raises some fair questions.

The basic proposal is that government, through Build Canada Homes and BC Housing, would help move completed but unsold condos into the affordable-housing system. The argument in favour is simple: these homes already exist. They are built, finished, and sitting empty. Buying them could be much faster than waiting years for new affordable housing to be approved, financed, built and occupied.

There is also a broader market concern. Condo construction has slowed dramatically, and if too many projects fail or too many developers stop building, we could find ourselves with a real shortage a few years from now.

That is the stronger argument in favour of the plan: today’s unsold inventory is not the same thing as tomorrow’s housing supply. The homes sitting empty now were started years ago, under very different construction costs, financing rates and market conditions. If new projects are not launching today, we may not feel the impact immediately — but we could feel it three to five years from now when fewer homes are actually being completed.

There is also an argument that some of these completed condos may now be selling at or near replacement cost. In other words, government may be able to acquire finished housing for less than it would cost to build the same housing from scratch today, especially once land, construction, financing and approval timelines are factored in.

That is the practical, long-term supply argument.

But here is the other side.

If these condos are sitting empty because buyers would not pay the prices developers were asking, then the market was already doing what markets do: forcing prices to adjust. For

buyers who have been patiently waiting on the sidelines, that price adjustment may have been the first real opportunity in years.

So the question becomes: is government creating affordability, or is it stepping in before prices are allowed to fall far enough?

That is where many people are uncomfortable. If public money is used to buy homes that the private market has rejected at current pricing, it can start to feel less like an affordability plan and more like a backstop for developers, lenders and projects that may have been overbuilt, overpriced, or over-leveraged.

Of course, it is not quite that simple.

If the government can buy these units at a true discount and keep them affordable over the long term, there may be a strong public benefit. Families could be housed sooner. Vacant homes could be put to use. The cost may even be lower than building new affordable housing from scratch.

But the details matter enormously.

What price will government pay for these condos? How “affordable” will the homes actually be? Who will qualify to live in them? Will the homes stay affordable long term, or only temporarily? Will there be a rent-to-own component that genuinely helps people move toward ownership? And will this help regular buyers, or make it harder for prices to naturally correct?

We are genuinely curious where people land on this.

Is this a practical way to get empty homes occupied and protect the future housing pipeline?

Or is it a government-supported floor under condo prices at the very moment buyers were finally starting to see some relief?

As always, the answer may be somewhere in the middle. It may be possible for this to be both: a useful housing tool in some cases, and a questionable market intervention in others.

But with this much public money involved, British Columbians deserve more than a headline. They deserve clear terms, clear accountability, and a clear explanation of who this is really helping.

We’d love to hear what you think.

Would you support the government buying empty condos if they become truly affordable homes? Or do you think the market should be allowed to correct on its own?

Jasmine@thebottoteam.com would love to hear your thoughts!

Check these 10 items off your to-do list so your house is ready to sell when you are too.

Gutters: Remove debris and fix and leaks
Siding: Power wash and refresh with paint
Windows and Screens: Wash all windows and replace any damaged screens
Hot Water Heater: Lubricate the circulating pump and motor
Roof: Replace any missing, loose or damaged shingles
Deck or Porch: Stabilise the railings and re-stain surfaces
Sprinkler system: Replace or fix any broken valves
Landscape: Trim overgrown plants and add flowers for a touch of colour
Foundation: Fix floors and walls showing any cracking and deterioration
Bathrooms: Replace caulking in showers, tubs and sinks

A little preparation can make a big difference when it comes time to sell. By taking care of these practical maintenance items now, your home will show better, feel more cared for, and give buyers greater confidence from the moment they arrive.

Whether you are planning to sell soon or simply want to stay ahead of future repairs, this checklist is a smart place to start.

Buying your first home comes with a lot of new terminology and it’s completely normal to feel unsure about what it all means. From inspections to appraisals, each step plays an important role in helping you make an informed decision. Here’s a simple breakdown of what these terms mean and why they matter when purchasing a home.

Home Inspection

Once you’re under contract on a home you’d like to buy, getting an inspection is a key part of the process. An inspection gives you a clear idea of the safety and overall condition of the home – which is important for such a big transaction. As a recent Realtor.com article explains:

“A home inspection is something that protects your financial interest in what will likely be the largest purchase you make in your life—one in which you need as much information as possible.”

If anything comes up during the inspection — such as the age of the roof, the condition of the heating system, or any other concerns — you may have the opportunity to discuss next steps with the seller before the purchase is final.

You won’t be navigating that conversation on your own. Your real estate agent will help you understand the findings, consider your options, and advocate for you throughout any further discussions or negotiations.

Home Appraisal

While the inspection tells you about the current state of the house, an appraisal gives you its value. Bankrate explains:

“When buying or selling a home, an appraisal verifies that the sale price of the home is in line with fair market value. This ensures the homebuyer doesn’t pay more than the home is worth, and the mortgage lender doesn’t lend more than it is worth.”

If you’re using a mortgage to purchase your home, the appraisal is an important step. It helps confirm the property’s value for the lender and offers an added layer of protection for you as the buyer.

If the appraised value comes in lower than the agreed purchase price, your real estate professional will help you understand your options and navigate any next steps, including possible negotiations.

Bottom Line

The inspection and appraisal are two different, but equally important, steps in the home buying process. The good news is, you don’t have to navigate them on your own. With the right guidance, you can move through each stage with clarity, confidence, and support from start to finish.