The residential downturn should encourage investor diversification into commercial and industrial sectors

 





 
Metro Real Estate


Metro Vancouver’s residential real estate market had been accelerating since the recovery from the 2008 financial crisis. However, even that recession only paused the city’s price appreciation, which had been swelling for years. Data indicates that average detached-house values in Vancouver increased 95 per cent from 1999 to 2009. Since 2009, the average detached value increased by a further 140 per cent to the peak in 2017.

This equates to a 13 per cent annual increase in house prices over an eight-year period. Even with the recent house price correction, the net price increase is still about 8.5 per cent annually. Therefore, it’s no surprise the residential real estate market has experienced an overdue correction.

In addition to Vancouver being one of the world’s most desirable cities, there are other key components to a resilient real estate market:

Controlled supply. Inconsistent and bureaucratic approval processes for development permits put limitations on supply and prevent demand being fully satisfied. 

Lower interest rates. Historically low rates help affordability with lower-priced debt for all buyer categories. 

To date, average home prices have declined significantly in the Lower Mainland. Prices dropped more than 16 per cent since May 2018. CBCreported that approximately $89 billion in residential equity has evaporated over the past year in Greater Vancouver.

There were warning signs of an impending market correction. In late 2017 and early 2018, the Bank of Canada raised interest rates, land prices increased significantly and construction costs rose due to inflation and U.S. tariffs on building materials. In addition, all three levels of government attempted to suppress the residential market with the mortgage stress test, the foreign-homebuyer tax, a higher property transfer tax, the speculation and vacancy tax and a cap on annual rental increases. 

Look to commercial 

There are several positive stories that real estate investors shouldn’t overlook, however.

From 2017 to 2019, approximately 30 per cent of all real estate transactions in the region occurred in the commercial sector. In addition, the industrial market is at a record-low vacancy rate of 1.5 per cent and continues to record strong annual absorption. Finally, the office market saw a vacancy rate of 3.6 per cent with the second quarter of 2019 witnessing a positive absorption of over 260,000 square feet of office space. 

Metro Vancouver companies are expanding and evolving. In previous decades, forestry, mining and financial companies were the primary drivers of office demand, but these are now being replaced by tech companies, many of which are expansions of U.S.-based firms such as AmazonFacebook and Google. Tech tenants are driving office space demand, accounting for nearly 40 per cent of leasing or strata sales in the last quarter of 2018.

Large employment growth has accelerated demand for office space. This produced an average 16 per cent increase in downtown office rental rates from 2017 to 2019. Combined, they have caused an average increase of 15 per cent in the past year and 27 per cent during the past two years.

The opportunities

Commercial real estate continues to expand in both the industrial and office markets. The industrial market has added more than two million square feet of space and will deliver a further 5.4 million square feet over the course of 2020. The office market currently has 2.8 million square feet under construction in downtown Vancouver, with 420,000 square feet to be completed in the next year. Net rent rates have increased more than 8.5 per cent in both markets year-over-year.

There are several opportunities that may exist for investors, including: 

• a “build-to-own” strategy for multi-family rental apartment buildings, which are considered by many real estate experts as the safest asset class;

• adopting a “build-to-sell” strategy for rental partment buildings in key markets, including Vancouver, where investor demand remains strong and the risk is considered low;

• the small-bay industrial strata/condo product, where demand is very strong from small-business owners who desire to own their real estate to house their company; and

• pivoting and repositioning commercial assets so owners can benefit from short-term holding income while they execute a re-purposing strategy. When evaluating “ground up” development opportunities with no holding income, it’s important to secure near-shovel-ready sites and minimize the approval process. 

While investors experience a softening in Vancouver’s housing market, all is not lost in the real estate market. By diversifying real estate portfolios across commercial, industrial and multi-family residential, investors can explore new ways to create value by taking advantage of the current real estate environment. They should also remain optimistic that the city’s residential sector will emerge through this difficult period, as it has before.

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Fall Cleanup
 
 
 

When it comes to fall yard and garden cleanup, we have evolved our thinking. It’s not necessary to hack everything down, but that doesn’t mean do nothing. Let’s cleanup our yards the right way.

With cooler weather and fewer insects, it’s also easier to do this work in autumn, not during freezing temperatures. So let’s get going …

1. REMOVING LAYERS OF LEAVES

Don’t be a perfectionist. Some leaf litter is natural and allows our pollinators (butterflies, ladybugs, etc.) to nestle to overwinter. And the more insects you have, the more feathered friends can feast, too. 

However, you shouldn’t leave thick layers of leaves on your lawn; this blocks sunlight and air from reaching your grass but also encourage disease.

 

If your lawn is being buried, the lack of light and the trapped moisture can put the grass into a weakened state to survive yet another winter.

Of course, get rid of any fallen leaves that have disease (eq., Maple black spot disease) or the spores will come out in the spring and reinfect the emerging leaves.

Also, make sure leaves don’t pile up too thickly over the crowns of your plants. 

See more about fall leaf cleanup.

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We like to use a mulching mower or leaf blower with a mulching feature to shred leaves. Make sure your mower is aggressive enough to chop leaves into small enough bits that they can sift past the grass to drop to the ground. It is easier to get dry leaves to shatter into pieces than wet clumps, so it is important to choose your day.

Using shredded leaves to feed the compost file and also as mulch on garden beds to feed earthworms, beneficial microbes, and the soil. What doesn’t decompose over winter can be cleaned up in spring and the volume of leaves will be greatly reduced. Remember: Leaves are garden gold!  See more about the value of leaves.

 

De-Thatch and Possibly Aerate

If you do have a lawn, de-thatch in the fall.  Thatch is that yellowish-brown grass that lies underneath the living, green grass. It’s important to avoid thatch buildup, as it keeps nutrients and water from filtering down to the grass’s roots. Vigorously rake out the thatch on cool-season grasses in the early fall. This gives the grass time to recover from the stress of being de-thatched. If you have serious soil compaction, you also may need to aerate your lawn, which requires renting a lawn aerator from a home improvement store to create holes that will deliver oxygen, water, and nutrients into your soil. 

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2. FERTILIZE AND WEED YOUR LAWN

Early autumn is the best time to lightly fertilize your lawn to promote root growth and prepare it for the next growing season. Don’t wait until spring, as the fertilizer will be less effective then. In the fall, your grass needs to recover from the summer heat and can best use the nutrients provided by a fertilizer. Use a turf builder or fertilizer meant for winterizing lawns (with a low middle number for NPK such as 32-0-10). 

If you seed a lawn, you certainly want the seeds to thrive without competition for nutrients from troublemaking perennial broadleaf weeds. Fall is the best time to address this issue; don’t wait until spring, when weeds emerge. Perennial broadleaf weeds are transporting food (carbohydrates) from their foliage to their roots in preparation for winter. Visit your local garden center to find out about organic and traditional weed solutions.

3. CHECK THE SOIL PH OF YOUR LAWN

Autumn is a great time to ensure that your lawn will be healthy and happy next year. Get a soil test to see if your soil is lacking in nutrients or has a pH that isn’t ideal for growing the type of grass that you have. Learn more about soil health.

Contact your local Cooperative Extension, which typically provides free or low-cost soil tests, or purchase a test kit from your local home improvement store or garden center. If the test shows excessive acidity, you’ll want to apply lime. If your soil is too alkaline, you’ll apply sulfur. See how to test your soil

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4. OVERSEED LAWN GRASSES

It’s also a good time to overseed your lawn so that it’s thicker and lusher next season. To overseed, first cut your grass shorter than usual, then remove the grass clippings and lightly spread seed across the entire lawn with a fertilizer spreader, following instructions on the grass seed bag for overseeding. Keep lightly watered until new growth is at least 3 inches tall.

5. SAVE SEEDS AND POLLINATORS

If you are busy deadheading your flowers, stop! Take a look at the seed heads that you are cutting off. Instead of removing these seed heads, let some of them ripen until they turn brown and split open. These seed capsules are like salt shakers full of tiny seeds. Scatter the seeds anywhere that you would like them to grow or just let them drop where they are. And leave some dried seed heads for the birds, too! Learn more about 20 self-sowing flowers.

Also, leave many of your flowers and plants through the winter for the pollinators. Native bees will “hibernate” in the hollow stem of a bee balm plant, butterflies will overwinter in a chrysalis hanging from a dead plant, birds will flit around spent sunflowers, and caterpillars will roll into the seed pod of milkweed plant.

 

The only plants we regularly cut back every year are bearded iris because the iris borers overwinter in/on the foliage. Everything else is left standing.

Of course, cut back any foliage that is diseased. For example, peonies with botrytis or plant foliage with powdery mildew. It’s not cure-all but may cut down on issues next year.  (Rotating your plants is also wise since many fungal diseases are soil-borne.)

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In the vegetable garden, you can also collect any dried seeds from open-pollinated flowers and veggies to sow next year. See how to save flower and vegetable seeds for replanting.

Another option is to dry some of those flowers, seed heads, and herbs, especially from plants like hydrangea and yarrow. Then you can enjoy the beautiful dried blooms indoors during the winter. See how to dry flowers.

 

Finally, fall is a good time to take small cuttings of plants to overwinter before transplanting them outdoors in the spring. We especially love growing herbs indoors. See how to start herbs from cuttings.

6. WINTERIZE GARDEN BEDS

Clean up your vegetable beds. While ornamental beds can show off their winter beauty, veggie beds need to be cleaned up .

It’s especially important to pull out any pest-infested vegetable plants or plants that were plagued by a fungal disease, like powdery mildew or blight. 

Some gardeners will leave even  plants that aren’t diseased because they provide overwintering sites for predatory beneficial insects. We leave that to your discretion. In some climates, having very wet foliage simply attracts white mold and disease.

 

If you do have diseased flower or vegetable plants, remove them and either burn them, discard them, or bury them where they won’t see the light of day for at least a year.

In the flower garden, wait until the first hard, killing frost and remove the diseased plant material while it is still limp and does not crumble. This will help with disease control for next season.

Do not compost diseased plants, such as peony leaves infected with powdery mildew, as diseases may persist in your compost pile.

If perennials are completely buried, it will be necessary to rake or broom and knock the leaves off the tops of plants. 

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We like to put a thin layer of leaves over smaller garden beds (or, plant a cover crop for large beds) to protect the topsoil and enrich the soil. Just be careful to use only a thin layer of leaves; you don’t want to create a habitat for diseases and pests.

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Some gardeners like to enrich their garden beds with compost in the fall. Others save their composting for spring, as it can be an expensive material. If you do have extra compost to add in the fall, do so, as it will help out the earthworms that work it into the soil. This may be preferable to tilling, which can expose weed seeds.

Finally, many gardeners will cover their beds with old carpet, tarp, or landscape fabric to ensure that no sunlight gets to those weed seeds and that you have a clean slate with which to work come spring! 

 

7. CLEAN YOUR GUTTERS

Ensure that your gutters are clear of fall leaves, especially before the snow falls. Otherwise, you may have bigger problems as ice dams form. Remove leaves around your house’s foundation, too, and in other places that invite rotting and mold. The easiest way to clear out blockages is to use a leaf blower with a rain gutter attachment.

8. COMPOST YOUR LEAVES

The most efficient way to use leftover leaves is to add them to a compost pile—along with your grass clippings, vegetable waste, annual weeds, straw, and other organic matter. Once decomposed, the compost makes wonderful, free, nutrient-rich plant food. See how to get your compost heap cooking.

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Before the snows fall, turn your compost and cover your compost bin with tarp so that all that work is stored for spring!

You can also create leaf mold with leaves. Unlike compost, a mix of different organic matter, leaf mold is made purely of decomposing leaves. See how to make leaf mold.

9. WINTERIZE TREES AND SHRUBS

In regions with heavy snow, you want to give your trees and shrubs the best chance of surviving.

Do not prune trees and shrubs. Even if they look a little overgrown, wait until next spring. Pruning involves removing tissue and opening wounds in a plant that still has the winter to contend with. The injuries have no time to heal

and could weaken or kill the shrub or tree. Pruning also stimulates a tree or shrub to attempt to grow and any new growth produced in the fall is likely to be killed because it has not had any time to harden off or become woodier.

 

Cover small trees and deciduous shrubs with a wooden structure to protect them from heavy snow. Or, circle them with a cylinder of chicken wire fencing and fill in the space between the tree and the fence with straw or leaves. Or, drive stakes into the ground at four corners around the plant and wrap burlap or heavy plastic around the stakes, securing it at the top, center, and bottom with twine.

For young fruit trees, it’s often a good idea to wrap the lower trunk of the tree with a pestproof tree wrap, which will prevent mice and voles from gnawing on the tree’s bark during the winter.

Slow down any watering in early fall; once the trees’ leaves have dropped (but before the ground freezes), give all trees and shrubs a deep watering, covering the entire canopy area. 


10. CLEAN YOUR TOOLS

Last but not least, late autumn is the best time to clean your tools! If you have a lawn mower, drain out the gas. Turn off the water for the hose. Clean, sand, and oil your garden tools before storing them for the winter.

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Clean out cold frames if you use them for a head start on spring vegetable growing. Learn more about building a cold frame.

While you’re cleaning, make sure that those bird feeders are cleaned up and ready for winter use!

See more about feeding garden birds in winter.

AND THAT’S IT!

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Back to school time is always a big transition, not only for children but for parents.


While children are filled with excitement and first-day jitters, parents are filled with thoughts of “Am I prepared enough?” To help eliminate these thoughts, and help you and your child prepare for the new school year, all you need is a little organization and forethought. Here are 10 back to school tips to kick-start the new year and get you prepared for a fresh start.


1. Get back into your sleep routine. To help eradicate those stressful school mornings, set up a regular bedtime and morning time routine to help prepare your child for school. Begin your usual school sleep routine about a week or so before school starts.

2. Shop for school supplies together. To get your child excited about starting a new grade, shop for supplies together. Allow them to pick out their own backpack, lunchbox, etc. This is a great way to give them a little bit of responsibility too!

3. Re-establish school routines. Have your child practice getting back into the rhythm of their daily school routine. You can do this by having them wake up at the same time every day, and eat around the same time they would at school. About a week or so before school starts, plan a few outside activities where your child will have to leave and come home around the same time they would if they were in school. This will help them be rested and ready for the

4. Set up a homework station. Sit down with your child and together designate a time and place where he can do his homework each day. This can be somewhere quiet like in the den, or even in the kitchen while you are preparing dinner. Make sure to choose a time where you are available in case your child needs your help.

5. Prepare for the unexpected. Working parents know that it can be difficult to find a sitter when your child is sick. Before school even begins, it’s a good idea to have a sitter already lined up in case you get that phone call home from the nurse saying your child is ill.

6. Make an after-school game plan. Make a plan for where your child will go after school lets out for the day. Depending upon the age of your child, figure out if they will go to a neighbor’s house, an afterschool program, or be allowed to stay home by themselves. This will help eliminate any confusion during the first few weeks.

7. Turn off the TV and video games. For a lot of children summertime is filled with endless video games and TV programs. Children are usually in shock when they begin school and realize that six hours of their day is going to spent learning and not playing games and watching TV. Ease your child into the learning process by turning off the electrics and encouraging them to read or play quietly.

8. Review school material and information. For most parents, schools send home a packet with a ton of information regarding their child’s new teacher, important dates to remember, emergency forms, and transportation routines. Make sure that you read through this information carefully, and mark down all important dates on your calendar.

9. Get organized. The best way to prepare for back to school time is to be organized. With school comes a massive amount of paperwork which can consume your household. Designate a spot in your house for homework, permission slips, and any other school-related papers. This can help eliminate all of that paper clutter and make your life less stressful.

10. Get your child’s yearly checkup. School and germs go hand in hand, so it’s best to get your child’s yearly checkup before school even starts. Get any required vaccinations and ask your pediatrician the best ways your child can stay healthy throughout the school year.

Through preparation and organization, you can ensure that your child will have a smooth transition to the start of the new school year. By doing so, you and your child can enjoy the rest of your summer break.


How do you prepare your child for going back to school? Share with us in the comment section below,


would love to hear your thoughts.

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New York, London and Shanghai are among the cities seeing falling house prices these days.

 
An aerial view of fog descending on homes in West Vancouver.

It’s hard to lose money in real estate these days, almost anywhere, but Vancouver is among an elite group of cities where the wealthy are doing just that.

The city, once an unstoppable juggernaut of foreign money and rising prices, has ranked at the bottom of a list of the world’s hottest luxury housing markets for the fourth quarter in a row.

That means Vancouver has now spent a year as the world’s weakest luxury market in Knight Frank’s ranking of 46 major world cities. Luxury house prices fell by 13.6 per cent over the past year, the real estate agency said.

Toronto ranked 13th, with prices up 3.8 per cent in a year. Those two are the only Canadian cities on the list.

HUFFPOST CANADA

Meanwhile, the new ranking champion of luxury housing is Berlin, where luxury homes jumped 12.7 per cent in price over the past year, despite a slowing economy in Germany.

There’s no cutoff for what counts as “luxury” housing; rather, Knight Frank defines it as the top 5 per cent of a housing market.

 

Vancouver spent a few years at the top of the ranking, before it began a decline in 2016 after British Columbia introduced a 15-per-cent foreign buyers’ tax for Vancouver and surrounding areas, which was later bumped up to 20 per cent.

Ontario introduced a similar 15-per-cent tax for the Toronto area a year later, and the city’s luxury market slid in the rankings after that measure came into place.

Watch: What’s behind Canada’s skyrocketing rents, and what we can do about it. Story continues below.

 
 


But Vancouver’s slide has been far more dramatic. “Whilst both operate a foreign buyer tax, Vancouver has seen a flurry of additional measures aimed at reducing speculation and curbing price inflation,” Knight Frank noted in its report.

That includes a controversial empty-homes tax, which charges one per cent of a home’s assessed value for every year, or majority part of a year, that it’s unoccupied.

Still, Vancouver is in good company among the cities whose luxury housing markets are tanking. Prices are falling in New York, London, Shanghai and Istanbul, among others, the ranking showed.

 

Market observers say a decade of low interest rates helped push up the price of luxury housing around the world, but that process is now running out of steam.

Also, in our globalized economy, money from all around the world affects local house prices, and that’s especially true at the top end of the market. Increasingly, housing slowdowns are synchronized around the world.

But Vancouver’s housing market is showing signs of stabilizing, with sales up 24 per cent in July, compared to the same month a year earlier. Some observers say they’re seeing a pick-up in interest from foreign buyers, particularly among Hong Kong residents worried about the city’s escalating protests.

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I have sold a property at 5 1935 MANNING AVE in Port Coquitlam.
Almost new! Save the GST! No rental restrictions, centrally located, close to transit, all level schools & shopping. Spacious 1632sq.ft home with 3 bedrooms, 4 bathrooms formal living room, dining room & family room. Great deck off kitchen for BBQs, fully fenced back yard plus a single garage & parking for second car. Custom high end design with 9' ceilings, quartz counter tops, iron railing, main floor bath, high end laminate flooring & carpet, porcelain tiles & closet organizers. Two master bedrooms with en suite baths up, downstairs you have a 3rd bedroom, bathroom & family room! Built in 2015 with brick & hardy plank exterior, fully rain screened with remainder of the New Home Warranty. 2018 BC Assessment is $800,000 Priced $100K below! Perfect home to move into or for investment!
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I have listed a new property at 14 2139 PRAIRIE AVE in Port Coquitlam.
Lots of natural light to enjoy in this end unit townhome in Westmount Park. The expansive open floor plan on main enjoys vinyl plank laminate, crown molding & a contemporary paint palette. Perfect for entertaining; kitchen with quartz breakfast bar & large island w/extra seating, adjacent dining rm & living rm with access to the covered sundeck that has plenty of room for your patio set & BBQ, as well as stairs to the fenced yard. Up are 3 good sized bdrms, 2 baths & laundry. Master with walk-in closet & 4 piece ensuite. Lower floor with powder rm, garage access & a flex room that can be used as the 4th bdrm or a family room. Flex room has access to the fenced yard & covered patio. Quiet part of the complex, walk to Kwaykwitlam Middle School, parks & transit. Open Saturday Aug 24, 2-4 pm
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Please visit our Open House at 14 2139 PRAIRIE AVE in Port Coquitlam.
Open House on Saturday, August 24, 2019 2:00PM - 4:00PM
Lots of natural light to enjoy in this end unit townhome in Westmount Park. The expansive open floor plan on main enjoys vinyl plank laminate, crown molding & a contemporary paint palette. Perfect for entertaining; kitchen with quartz breakfast bar & large island w/extra seating, adjacent dining rm & living rm with access to the covered sundeck that has plenty of room for your patio set & BBQ, as well as stairs to the fenced yard. Up are 3 good sized bdrms, 2 baths & laundry. Master with walk-in closet & 4 piece ensuite. Lower floor with powder rm, garage access & a flex room that can be used as the 4th bdrm or a family room. Flex room has access to the fenced yard & covered patio. Quiet part of the complex, walk to Kwaykwitlam Middle School, parks & transit. Open Saturday Aug 24, 2-4 pm
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Please visit our Open House at 103 CEDARWOOD DR in Port Moody.
Open House on Sunday, August 11, 2019 1:00PM - 3:00PM
Priced to Sell! This home is ready for the summer with recently added A/C. Bright 4 bedroom & 3 bath situated on HUGE lot in Heritage Woods! Formal living room w/ gas F/P overlooks the quiet cul-de-sac. Enjoy Southwest views of Burnaby Mountain from the dining room, kitchen, Mst Bdrm family rm & deck. Huge master suite w/ spacious W/I closet & spa inspired ensuite. 3 other big bdrms & bath complete the upper floor. Basement includes finished rec room, flex room & storage. Unfinished area with lots of potential; possible suite with separate entry, patio & yard - loads of possibilities! Close to all levels of schools; short walk to Heritage Woods Secondary, one of the top rated high schools in the Tri Cities, Aspenwood Elementary & Eagle Mtn Middle. Close to parks & public transit
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Please visit our Open House at 231 2108 ROWLAND ST in Port Coquitlam.
Open House on Saturday, August 10, 2019 1:00PM - 3:00PM
Bright and airy town home in a walkable, family friendly neighborhood. This 3 bdrm, 3 bath home enjoys an open floor plan on the main with a flex space, powder room and BBQ patio. Kitchen with granite counters, built in microwave and new dishwasher. Second floor with 2 bedrooms, den, laundry & another flex area for a computer space or play area. Large master bedroom on the top floor with vaulted ceilings, walk in closet and a 5 piece ensuite. Top floor also enjoys a good sized west facing deck. Lots of natural light from the expansive windows & high ceilings throughout the home. Walk to Riverside High, Gates Park, the downtown shops and all the diverse activities that PoCo has to offer. Steps from transit and a short walk to the WC Express.
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I have listed a new property at 231 2108 ROWLAND ST in Port Coquitlam.
Bright and airy town home in a walkable, family friendly neighborhood. This 3 bdrm, 3 bath home enjoys an open floor plan on the main with a flex space, powder room and BBQ patio. Kitchen with granite counters, built in microwave and new dishwasher. Second floor with 2 bedrooms, den, laundry & another flex area for a computer space or play area. Large master bedroom on the top floor with vaulted ceilings, walk in closet and a 5 piece ensuite. Top floor also enjoys a good sized west facing deck. Lots of natural light from the expansive windows & high ceilings throughout the home. Walk to Riverside High, Gates Park, the downtown shops and all the diverse activities that PoCo has to offer. Steps from transit and a short walk to the WC Express.
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I have listed a new property at 3982 PANDORA ST in Burnaby.
Exceptional Vancouver Heights neighborhood of immaculate properties for this LOVELY family home. Great curb appeal with wrought iron fenced front yard, split entry & bright basement with a 2 BDRM mortgage helper. Engineered hardwood and tile throughout the main kitchen with granite counters, center island & open to the adjacent dining room. Huge deck has access from both kitchen and dining room, is partially covered and enjoys southern exposure. 3 BDRMS on the main including a master with ensuite and walk in closet. Down is rec rm, 2 bdrm suite with separate entry and huge laundry room with sink. DETACHED double GARAGE off the LANE w/ 100 amp service and roughed in plumbing! BONUS attached double with open parking too. Perfect location in The HEIGHTS, steps to everything!
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