In 1962, my family came to North Vancouver and bought a home in Westlynn - for $27,900 !   At that time, telephone numbers had letter-prefixes, "Lynn Valley Centre" had not yet been built, and Cockney Kings Fish & Chips were serving fish & chips wrapped in newspaper at the site of what is now Petro-Canada at Lynn Valley Road & Mountain Highway.

The building of Westlynn Terrace was just underway - 265 homes on 80 acres of land - and described as "creating its own character as a community of large family homes and attractive gardens, with broad, paved, fully serviced streets and an atmosphere of quiet dignity".

Most homes were on  60' x 125' lots, priced between $17,950 to $23,500, and "standard features" were wall to wall carpet, built in oven & range, double carport, shake roof & colored plumbing - !  Bring on the Cerulean Blue, Avocado, and Harvest Gold fixtures!

If you scan the photos attached, you may find a house like the one YOU grew up in - and we'd love to hear your comments on the memories you have from the Lynn Valley & Westlynn of the 1960's !

What does “I’m home” mean to you? Is it family, comfort, style or relaxation? Is it gardening, a favourite room, or cooking dinner? Royal LePage would like to know what you love about the place you call home.   Post a photo of a favourite moment at home HERE to enter the Royal LePage #IMHOME Contest and share it on social media with the hashtag #IMHOME!

Enter to win great prizes!

From June 16, 2015 to October 5, 2015, share your photos and be entered for a chance to win:
• A $2,500 Grand Prize home shopping spree at Hudson’s Bay, Home Depot or Best Buy Canada, awarded at contest end
• A $250 gift card of your choice*, awarded monthly
• A $25 gift card of your choice*, awarded weekly

How to enter the Royal LePage #IMHOME Contest
Entering the contest is as easy as sharing a moment at home of you with your friends and/or family or on your own! Upload up to 5 photos a week. Share the contest for an extra entry. Use the hashtag #IMHOME when sharing on social media.
Full details and contest rules and regulations are available HERE, but keep these guidelines in mind:

• Be in the photo!
• Keep it PG
• Get consent from everyone in the photo
• Exclude brands and logos
• Make sure your photo is in JPG or PNG format and does not exceed 5 MB
• Read and agree to the rules and regulations of the contest

Show us what #IMHOME means to you! Enter today!

You may have asked yourself this question before you begin a renovation project… 

Home owners are investing more money in home renovations than ever before.  Whether a small cosmetic change, or a major professional renovation, many homeowners are investing time and money to make their residences more functional , comfortable, and stylish.

Although considered by many to be an added inconvenience and expense, building permits and building inspectors are actually important safeguards that help ensure you get sound workmanship and good value for your money, plus they addresses safety concerns and add value to the home !

A building permit is issued by the local municipality prior to beginning work and ensures that your project conforms to local building codes and bylaws. Your project will later be inspected by a qualified building inspector who ensures that the project is consistent with the plans submitted for the permit.

All these measures are of benefit to you, your neighbors, and subsequent homeowners.  After all, who wants to find out after you’ve already built a new deck that’s it’s too close to your neighbor’s property, and that they can require you to move it over by three feet? What if this happens after you’ve sold your home? Yikes.

In addition to ensuring that your project used the correct materials and conforms to safety standards, the benefits to you and your family are obvious. If you’re working with a professional contractor, it is their responsibility to obtain the permit prior to commencing your work.  BEWARE the contractors that suggest a permit is not required – especially for electrical, gas, plumbing and structural work !!  If the contractor implies the job will be cheaper without the permit, you should seriously consider another opinion.  Permit costs, as a function of the total price of a renovation are minimal. 

Think of it as an ‘insurance policy’ !  If you are well organized submitting the required information to the municipality, the process is not long.  If you use a contractor to do the work, consider a local contractor with experience dealing with the local municipal authorities.

We check permits for every home we list or sell – and you as a homeowner must disclose whether work was done with or without a permit.  The risk is that the local municipality can require that you undo work done without a permit, whether it appears well done or not !  The prudent way to go?  Obtain permits for work requiring permits.  Not sure what is required ?  Check out the North Shore’s Municipal web sites:

North Vancouver District

North Vancouver City

West Vancouver District

Aaah, taxes. Always more complicated than we think, or would like. Building or buying a home with a laneway house ? Sigh.  Best to check with the professionals (tax accountant, lawyer & Realtor) before you get going.

A laneway house is a small detached residential infill house that typically fronts on the lane of a larger principal house. 

If you own a principal residence and you hire a builder to build a new laneway house, then rent or lease the laneway home to a non-relative, the CRA considers you to be the builder, and to have:

* sold, repurchased, or “self-supplied” the laneway house at its fair market value;
* self-assessed and collected the GST on the sale; and
* paid the GST on the repurchase of the laneway house

This is just once scenario provided by the CRA, and it gets more complex from there. In for some bedtime reading ? You could read the CRA’s, "The HST/HST Implications of the Construction of Secondary Housing Unites (Laneway Housing)".

Did you know?

A laneway home can increase the value of a home. Building a laneway home:
* could affect your eligibility to claim the Home Owner Grant because of the increase in property value beyond the price thresholds; and
* may also result in increased property taxes.
* can affect a your principal residence exemption

It’s important for property owners to understand their options before building a laneway house or buying a property with a laneway house. Get professional advice first !

Have you owned your current home for ten years ?  The North Van benchmark price for detached property has gone from $648,333 to a record high of $1,167,000 in that time period !   WOW that’s 80% in 10 years - CRAZY !!!

Ten years ago a benchmark townhome would have sold for about $425,000; today in North Vancouver, that number is $634,000.   And, while the re-sale apartment market has been slower these past 5 years, if you have held your apartment for ten years or more, you will on average have seen an appreciation of about 45%.  There’s a whole new meaning to, “Time is money”.

Real Estate is a hot topic today, and has been, especially in the Lower Mainland, for quite a while.  It really has always been an excellent, LONG TERM investment.  Don’t worry so much about the media stories of “bubble”, “affordability”, and “crash”.  You have to live somewhere – even if it means starting out with a small space and a room mate.  Invest in your future – invest for the long term.

And to those who only hear how much it costs to own a typical home on the West Side of Vancouver (now at about $2.5 Million) it may interest you to know that the MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $684,400. This represents only a 9.4 per cent increase compared to May 2014.

As always, we are here to help you navigate the process of Buying, Selling, and Owning.  On our team, we have over 60 years’ combined experience in the industry, and we are here to help!

Walter Mackay Langdale Draycott was a Lynn Valley Pioneer, and lived to the ripe old age of 102.    Thirty years after his passing,  Milori Homes’ newest project is a testament to Walter.

“Walters Place” -  by Milori Homes is tucked away on a private cul de sac on Draycott Road, the former home for many years of Irly Bird Building Centre.

There are 35 two and three bedroom homes here in this 5 storey wood frame building, four of which Top Floor, Penthouse suites with extra large terrace style decks.

Today, we had a chance to preview the Sales Centre and 2 bedroom display suite.  Many thanks to Gail who took us around and made sure we knew everything we needed to know!   The homes here are a nice mix of contemporary, urban & West Coast design.

The two available color schemes are timeless and neutral, and appear to have high quality finishes.  Small details are attended to - the closets come with organizers, all the appliances are included, and the storage lockers are private & secure.  Of course, the display suite is decorated beautifully – and there even the “vistas” from this building are painted on the windows so you can imagine what sitting on your deck might be like here.

Steps to shopping ,trails, transit & Lynn Canyon – an awesome location, and a great, ‘boutique’ development.

This will be a lovely addition to the Lynn Valley core, and in our opinion, represent great value for new construction.  Contact us for more details & pricing!

__________________________________________________________

Want to learn more about Walter? http://greatwarchronicle.ca/about-us/life-of-walter-draycott/

Follow Milori Homes at https://www.facebook.com/milorihomes

and Instagram:  https://instagram.com/milorihomes/

We are pleased to share with you the much anticipated LINE UP for Lynn Valley's upcoming SUMMER CONCERT SERIES 2015 !  

Live in Lynn Valley Village Plaza free concert series begins Friday, July 10th at 7 pm.  The first concert features Cayla Brooke - she is new to the "Live in Lynn Valley" Concerts and has recently created a show tribute to Eva Cassidy http://howcanikeepfromsinging.ca and has been performing it all over BC.   On July 10th in Lynn Valley, she will be singing upbeat Jazz and Blues! 

Lynn Valley Village is located at the intersection of Lynn Valley Road and Mountain Highway (an easy bus ride from Phibbs Exchange or Lonsdale Quay).  For more information about  Lynn Valley Village CLICK HERE !

North Vancouver Lions Club Hosts Easter Egg Hunt at Heywood Park !

Saturday April 04; 10:30-Noon, children 2-9 years old.

 Join in the hunt for Easter eggs with the Easter Bunny himself! There will be face painting, crafts, entertainment and a bouncy castle (weather permitting).  

Heywood Park, Marine Drive and MacKay Avenue. 

Easter Egg Hunt at Maplewood Farm

Sunday April 5, 10:00- Noon, $8.85/$5.75.

 Hop on down to the farm for an Easter egg hunt like no other.  There will be pony rides, face painting, crafts and sing-a-long story time. 

Maplewood Farm, 405 Seymour River Place, 604-929-5610

Thank you to SPAGNUOLO & COMPANY for this article!

What started years ago as a replacement for a survey certificate has now become standard on real estate purchase or refinance transactions. If you are buying or refinancing your home, expect title insurance to be a requirement of your lender.

What is Title Insurance?

In its simplest form, title insurance protects the lender and homeowner against a number of risks related to the property’s title or ownership.

What does Title Insurance cover?

From the point of view of most lenders, the main coverage is fraud, which can occur in a variety of ways.

With identity theft on the rise, it is not difficult for a fraudster to obtain legitimate identification claiming to be the true owner. The fraudster then deals with realtors and lawyers as if they were the owner, and proceeds to sell the property. Alternatively, the fraudster may work with a lender or mortgage broker, again with identification, to place a new mortgage on the property. In either situation, the true owner is unaware of the fraud and the fraudster absconds with the sale or mortgage funds.

Other typical examples include spousal impersonation and lawyer fraud.

In most cases the Assurance Fund of the Land Title Office may reimburse the true owner, but this may take several months and thousands of dollars in legal fees. Title Insurance is usually quicker and less expensive.

In addition to protecting against title fraud, title Insurance can cover:

a. violations of municipal by-laws;
b. encroachments onto an adjoining property;
c. property tax arrears;
d. existing work orders;
e. lack of legal access to the property;
f. unpaid strata assessments;
g. zoning and setback non compliance;
h. forced removal by a governmental authority of a structure built without a required building permit;
i. legal status of any septic system;
j. gap coverage.

Read the rest here: http://www.bcrealestatelawyers.com/real-estate-fraud-identity-fraud/title-insurance/

Check List -

Spring Maintenance Items

for Your Home

(Courtesy Amerispec)

Now the SPRING has finally arrived - here are some great maintenance tips for your home.  Remember, a well maintained home sells faster, and for more $$ !

Foundation - Masonry - Exterior

• foundation walls, floors, concrete and masonry for cracking, heaving or deterioration
• chimneys for loose, deteriorated or missing mortar
• grading
• basement and crawl space for moisture or leakage after wet weather
• all wood surfaces for weathering and paint failure or deterioration
• all decks, patios, porch stairs and railings for loose members and deterioration
• eaves troughs
• foundation and attic vent screens for damage

 Roofs 

• any missing, loose or damaged shingles
• open seams, blisters or bald areas on flat roofs
• any evidence of water penetration in attic and ceilings after wet weather
• flashings around all vents, skylights, and other openings
• pre-fabricated chimneys for rust
• fascia and soffits for deterioration and damage

 Doors and Windows

•  all window and door hardware

Plumbing

•  water heater for leaks and corrosion
• lawn sprinkler system for leaky valves and exposed lines
• well water tested and checked for safety

 Interior

•  all tile joints for adequate grout and seal all grout lines
• caulking around showers, bathtubs, sinks and toilet base

Remix by Adera located on West 14^th Street just North of Marine Drive is a collection of 60 urban apartment homes.  There are about 22 homes remaining at this development, and we had the chance today to see the nearly-finished product, as we completed a pre-closing walk through with a client who purchased a one + den with an amazing rooftop deck.  We experienced great customer service with Curt, who showed us around very early this morning – we owe him a coffee!

The homes at Remix are truly a contemporary, urban, West Coast design, with hardi board exterior, cedar trim, and black railings.  The lobby is welcoming and generous, and there is a great on site fitness centre.  Floor plans are open & bright, and offer 9 foot ceilings – adding extra visual space.   The sights & sounds of Mosquito Creek are nearby, which is a great bonus in such a busy environment.

On the first level of this development, there is a unique blend of retail shops and public outdoor space.  A high walkability score means easy access to local shops, amenities, and everyday needs easily by foot or bike.

Homes range from one bed to two plus den, with several homes designed as live/work spaces with an at-home office. The North Shore offers an amazing natural setting and these modern homes will bring the outdoors in with good size balconies, private rooftop decks, and a West Coast landscaped second level roof.   Contact us for more details & pricing!

It's a tool used by house flippers all across the nation. Stagers know its power. Real estate agents push its importance. What is this not-so-well-kept secret of real estate? A kitchen can sell a house.  

A kitchen is the heart of a home. This is true all across the globe. The old saying that the "stomach is the way to the heart" carries a lot of truth. Kitchens are where we spend much of our time and most of that is with our families. It's the room where we nourish our bodies and our spirits.  

Kitchens are integral to entertaining and in today's age of open floor plans, they're a focal piece of many family rooms. It's because of this that kitchens play such an important role in the buying and selling process.  

This one room is the showpiece of the house. You'll see it every day and your guests will see it during most visits. This means buyers want homes with up-to-date kitchens.  

Kitchens, however, can be one of the most expensive rooms to renovate. These projects can also be the most labor and time intensive of all home renovations. It's not just a new layer of paint.  

Instead you find a complicated array of flooring, tiling, cabinets, and counters. This means buyers may want a home with an up-to-date kitchen but they aren't willing to tackle this problem themselves. Most buyers want a kitchen that is ready to use the day they move in.  

What do buyers look for in up-to-date kitchens? A lot of this depends on what price range your home is in.  

The main thing to remember as a seller is to not price yourself out of your market. If homes in your neighborhood are selling for $100,000 with tidy, but not luxury kitchens, then this is no time to upgrade to granite, travertine, and marble at the price tag of $40,000+. You simply won't find a buyer.  

Scope out the competition. Use open houses in your area or MLS listings to find out what your competitions' kitchens look like.  

Do area homes have new solid wood cabinets and granite counters in today's designer colors? You'll be wise to consider making the same move. Are they including new stainless steel appliances and add-ons like dishwashers, wine-coolers, and warming trays?  

Are you in a higher-end neighborhood? It's time to think high-end. Your older home may have a highly functional kitchen, but a buyer will take one look at your formica counters and white appliances and become lost in the stress of how much money and time it would take to remodel. If you don't want to put in the time yourself to make upgrades then you'll have to make concessions in the price.  

Don't become overwhelmed, though. Sometimes a kitchen update can mean doing just a few minor changes. Change the paint color to a warm, neutral tone. Get rid of any clutter. Update your appliances, paint your cabinets, change the pulls, or get a high-end looking counter for a fraction of the cost (man- made stone, or lower end granite). You might even save a bundle by doing much of the work yourself.  

The bottom line is a kitchen can sell a home. Do a little research and find out what your kitchen needs to make it competitive with area listings.