tinacoldwellbanker's Podcast: Recent Episodes
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Are you considering buying a property with your sibling or friends? Do you know the legal liability? Come to HOMEWISE EXPO 2022 to get FREE legal advice from Iven Tse, a renowned lawyer in Greater Vancouver. You can also SAVE BIG on your legal free as well! Read our speakers lineup on the website and Register Now at www.AreaaVancouver.org. You simply cannot afford to miss this very much needed information in this uncertain time!
希望大家在家中享受家人团聚, 保持健康并保持精神上积极乐观！当中国逐渐脱离新冠病毒, 房地产市场逐渐回暖时, 世界其他地区才起步与这种病毒作抗爭。 这是史无前例的疫情, 它影响着世界上的每个人. 本人认为这一次确实是在”测试”全球政界人士能否加强国际合作并采取快速行动来对抗冠状病毒, 避免全球经济衰退. 我想与您分享太多东西, 这次做分享的有我2个2在周前做的视频. COVID-19的信息不是最新的. 一个广東话, 一个普通话. 內容有类似但並不一样.
希望大家在家中享受家人团聚, 保持健康并保持精神上积极乐观！当中国逐渐脱离新冠病毒, 房地产市场逐渐回暖时, 世界其他地区才起步与这种病毒作抗爭。 这是史无前例的疫情, 它影响着世界上的每个人. 本人认为这一次确实是在”测试”全球政界人士能否加强国际合作并采取快速行动来对抗冠状病毒, 避免全球经济衰退. 我想与您分享太多东西, 这次做分享的有我2个2在周前做的视频. COVID-19的信息不是最新的. 一个广東话, 一个普通话. 內容有类似但並不一样.
B.C. government launches promised condo flipping registry Database is intended to help crack down on tax evasion and create transparency Joannah Connolly Glacier Media Real Estate November 5, 2018 The promised condo-flipping registry, designed to help crack down on tax evasion and create transparency in B.C.’s real estate market, was launched November 5 by the B.C. government.
The new regulations will require developers selling presale condos and other strata units to report contract assignments on those units, and ensure all buyers are aware of the new rules.
The system as it currently exists allows a buyer to flip that unit to another buyer for a higher price than they paid for it, without a centralized record of such transactions, which has made it easy for unscrupulous real estate speculators to evade income tax on the profits made from the sale. Many people have aruged that this so-called "shadow-flipping" tactic has fuelled rising real estate prices across the province.
The registry of assignments, called the Condo and Strata Assignment Integrity Register (CSAIR), will create a database of buyers who have flipped the units that they purchased. This is intended to create much more transparency in the process, and will enable the B.C. government to pursue condo flippers for the applicable taxes.
Carole James, Minister of Finance, said, “We will not allow real estate speculators and tax frauds to take advantage of loopholes in the system any longer, and this register sends a clear message. The days of avoiding taxes through condo flipping are over. This register will help bring fairness and integrity back to B.C.’s real estate market, so that people can afford homes in the communities where they live and work.”
The province said that, effective January 1, 2019, developers who sell strata units must:
- include terms and a notice in their contracts to inform buyers of the new collection and reporting requirements;
- collect information, including the terms of the assignment and the name and social insurance number or business information of the parties to the assignment; and
- report this information in the online register.
The announcement added, “The B.C. government will provide this information to the Canada Revenue Agency so that transactions can be traced back to the assigner’s income tax return. This will ensure that people who assign condos are paying the appropriate income taxes.”
Who should be entering the housing market in today's market condition? Those who made the money from their Condos and Townhomes! this is the best time for you to upgrade yourself into the Single Family Homes market. What is the perfect time to buy? The perfect time to buy is "When You Can Afford"! Housing is closely tied to political world. This doesn't just applies to Vancouver. This fact applies to the global real estate market. If you wait for lower housing value, you might not be able to get the mortgage. If you can obtain the mortgage, it doesn't mean you can afford a property. Therefore, the perfect timing to me is whenever you can afford your home or investment. Click the video below to get the full report!
Tina Mak, Coldwell Banker Westburn Realty Real Estate Consultant was being interviewed by AM1320 CHMB - Mainstream Broadcasting Corp on the recent British Columbia Assessment report. The percentage change in value between 2017 vs 2018 range from -2% to +40%. The Cantonese News interview focus will be looking at the geographical diversity of the change:
1) Urban Centre vs Suburb 2) Condo vs House 3) Which area has the biggest increase? Which area has the biggest decrease? 4) Which city has the most potential 5) New Mortgage rule and 2018 market Click here to read/: BC Assessment Fraser Valley 2018 Property assessment full report. For your real estate needs, please contact Tina Mak at tinamak@tinamak.com or 1-604-412-5860 Tina at 1-604-412-5860 #vancouver #realestate #broadcaster #blogger #coldwellbanker #areaa
2) What is "Stress Test"? 3) HK, Shanghai, Beijing, Shenzhen, Sydney, London..all these major cities have foreign nationals tax, different cooling measures, strict lending rules introduced by their government trying to cool the real estate market. I end up don't see them successful..I always see the other way round. In your own opinion, what's the pros and cons with this new lending rules? who is the govt trying to help or discourage? local? foreigners?
Have you ever seen anything comes close to this buying property madness? This is a presale project recently released in Hangzhou, China...owning real estate is in our blood!! #realestate #Chinese #Coldwellbanker #China #Vancouver
WATER VIEW Corner unit! One of the landmark buildings as the result of Vancouver Expo 86. The building locates right by the stunning downtown David Lam Park. It is an intricate mix of active & passive recreation opportunities. The 2 BR & 2 Bath unit is in immaculate condition with the views of False Creek and yaletown, updated kitchen and wood flooring. School catchment incl famous Elsie Roy Elementary is across the street. King George Secondary, Henry Hudson elementary, General Gordon Elementary and Kitsilano Secondary. Don't miss this awesome opportunity! First showing May 13 10:30am to noon. Open on May 14 & 15 2 to 4pm.
Paul Prade, Managing Partner and President of Coldwell Banker Westburn Realty, a licensed Realtor since 1978 and is a past Member of the Real Estate Council of BC which is responsible for regulating the Real Estate Industry. Paul was the guest speaker on Tina Mak's weekly radio real estate show to share the update on the recent talk of the town topic '"shadow flipping".
Paul was invited to attend a meeting between REBGV/RECBC and Senior RCMP Investigators including the Director for Federal Serious and Organized Crime. They are working closely with FINTRAC and made it very clear that the Real Estate Industry is on their "radar" and more audits and investigations and reiterated, "Willful Blindness by Realtors which will not be tolerated". Paul and the Council emphasized that salespeople have not been fully trained in identifying high risk offenders and there is a real disconnect between our industry’s expectation of completing FINTRAC forms and what the RCMP/FINTRAC expect us to do with further screening of our buyers and sellers.
Paul also suggested what the public should do when choosing a realtor. Education and being informed is the key!
Here are the topics Tina addressed on her show on Feb 20, 2016.
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Explain the Roles of the RE Board and RE Council to protect the public in all real estate dealings, providing education and governing the Provincial laws for all Realtors to follow.
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Assignments: what are assignments of RE contracts? and how to protect yourself as a Seller
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Flips and Lifts: what's the difference;
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"Shadow Flipping": what does this mean? Where did this term come from?
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RE Council Rules require the Realtor to use a form called a "Disclosure of Interest in Trade"
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Bad Realtors: It is a "privilege not a right" to be in the Real Estate Profession and a Realtor as alleged by these news stories is breaching the Council Rules they should be punished severely
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The Media and Politicians: We should all keep in mind that Media loves to investigate different industries and to expose illegal and/or immoral practices, which is great provided the reporting is fair and true. Some Politicians are quick to criticize the opposition party especially if they can gain widespread public attention and possibly further their careers, they should look much deeper into each accusation to be fair in their judgment of the industry and its regulators.
Challenge and Opportunities in 2016 Buy? Sell? Rent? Keep?
Shall I Sell? 1) if no need to sell, don't sell unless you live in old apartment which expects special levy due to the depreciation report to maintain the building. Having said that, if older apartment in the Westside or Downtown might be a different case. I usually will advise my client case by case. If decide not to sell, get a good experienced lender to analysis if you should lock for a 5 years or less...fixed or variable closed. Ask them what's the % of your payment goes to interest and what goes to principle. Shall I Buy? The answer is always "Yes" regardless what the market condition is like. Why? Spoke to my friends relocated to Vancouver from Alberta. They said downtown Calgary is really dead. Edmonton might be slightly better because there's farming industry as well. Many of them who has lost their job are now coming to BC. It gives upward pressure to our housing market. Interest rate: once again I spoke to clients in the oil industry, looks like the situation might not be improving for the next 3-5 years unless there's political changes in the world. First time buyer: 5% for the first $500,000 and 10% between $500,000 & 1 million. An increase in home equity protects home owners. It protects middle class Canadians. If you worry about interest rate will go up or not, I think it is pretty safe to say it wouldn't happen for a little while. Investors: depending on what you want from your investment. For cash flow, you need to go to the suburb area. For capital gain, of course stay in the urban area.
Part 2 interview with Sherry Chris, President & CEO of Better Homes and Gardens on my AM1320 "Investment Golden Page" on "Millennial renting vs buying": Tina: Millennial homeowners are saddled with obstacles no previous generation has had to face, like an average student loan debt per borrower that’s both monstrous and unprecedented. They’re also less romantic about the whole process than their predecessors — buying before marriage, owning for shorter periods of time, and flipping with gusto and success. Sherry, your company has done some research on Millennial homeownership trends. 1) What do you see the trend is going in the real estate market? Last year, Millennials were blamed for a huge drop in home ownership. A combination of low income, high student debt, and a precarious job market meant that the homeownership rate dropped to 64.7 per cent according to the U.S. Census Bureau -- the lowest level in nineteen years. 2)Do you think they just aren't v interested in buying a house? Why? Do you see them prefer renting? 3) do you see they might drive down the housing prices and mortgage rates for everybody? Millennials are also more civically conscious than preceding generations, which means that choosing the right chic, urban neighbourhood is as important as choosing the right living space. However, most urban neighbourhoods are quite expensive.
4) Do you see owning a detach house with large back yard is important to them anymore? or apartment living for a family is acceptable to them? 5) As a Realtor, how do we equip ourselves to service the Millennials? What does the Millennial buyers expect from us when they are able to find all info on line? Do you see they prefer to go direct to the listing agent and don't see any value to have a buyer's agent?
Millennial homeowners are saddled with obstacles no previous generation has had to face, like an average student loan debt per borrower that’s both monstrous and unprecedented. They’re also less romantic about the whole process than their predecessors — buying before marriage, owning for shorter periods of time, and flipping with gusto and success.
Sherry, your company has done some research on Millennial homeownership trends. 1) What do you see the trend is going in the real estate market? Last year, Millennials were blamed for a huge drop in home ownership. A combination of low income, high student debt, and a precarious job market meant that the homeownership rate dropped to 64.7 per cent according to the U.S. Census Bureau -- the lowest level in nineteen years. 2)Do you think they just aren't v interested in buying a house? Why? Do you see them prefer renting? 3) do you see they might drive down the housing prices and mortgage rates for everybody? Millennials are also more civically conscious than preceding generations, which means that choosing the right chic, urban neighbourhood is as important as choosing the right living space. However, most urban neighbourhoods are quite expensive.
4) Do you see owning a detach house with large back yard is important to them anymore? or apartment living for a family is acceptable to them? 5) As a Realtor, how do we equip ourselves to service the Millennials? What does the Millennial buyers expect from us when they are able to find all info on line? Do you see they prefer to go direct to the listing agent and don't see any value to have a buyer's agent?
If you think Vancouver's condo inventory is over supply and the price should come down, think again! Study found that limited land availability has been driving up the price-per-buildable square foot of new condo from DT to suburbs across all neighbourhoods. Click the title to read more: Rising Vancouver condo prices start with the land, or listen to my Cantonese podcast.
如果您认为温哥华的公寓供大于求因此价格应该下调，请三思！研究调查发现，有限的土地供应已经开始将从市中心到郊区各个社区新公寓的每建筑平方英尺的价格推高。点击标题以阅读更多: 温哥华公寓价格上涨从土地开始，或者请收听我的粤语播客。
1) Mentality differences between North American and Chinese investors investing in commercial real estate.
1) 北美的本地人士与华裔人士在商业地产投资的思想上有什么不同呢
It has been my experience, that many Asian investors have a long term "generational" investment perspective whereas North American society/culture is based on a 5 to 10 year investment horizon based on achieving a specific return and then reinvesting in new projects or opportunities with more "upside"
北美本土人士与华裔人士在投资的年期方面想法有所不同。本土人士持有物业大约5至10年，5-10年后若回报率不错，就将物业卖出，接着就寻找一些新的项目投资。而华裔人士对于物业则是“代代相传”。
2) Needs differences between North American and Chinese
2)本土人士与华裔人士对于投资的需要有什么不同？
North Americans want to what to know "all" their investment options for a specific type of real estate property asset (apartments, office, industrial, retail, hotel/motel, manufactured home park, care facility, etc) in a specific geographic area as well as the recent past operating history of the property. Chinese investors want to ensure that they are investing in a "safe and secure" environment where they will realize a gain in the value of their real estate and can easily sell their real estate asset if needed. There are also immigration strategies based on Canadian legal requirements.
面对投资选择时，本土人士通常选定一个小范围地区里的某一种物业类型（公寓，办公楼，商店，酒店/旅店等）并且研究该物业3-5年内的营运情况。而华裔人士在面对投资选择时则偏向于“安全/保险”的，可以盈利的物业类型。而对于过往营运情况，华裔人士较少去关注。而对移民有帮助的物业，华裔人士更倾向与投资。
3)How easy or difficult for an investors to get financing?
1) 3)对于华裔人士，比如没有信用记录的新移民或是国际投资者，借贷是否容易?
Financing the purchase of an investment property depends on the property type (apartment, retail, hotel, industrial, shopping centre, land, etc), purchaser's equity (should be at least 25% of purchase price), financial statements of the property being acquired (if a cashflow property) and the financial strength of the purchaser in terms of credit worthiness.
一般来说，首付最少25%。但多数情况下是更多的，比如说50%，甚至60%。借贷除了看借贷者本人的信誉以外，还需要看物业类型。比如物业的收支是否平衡，现金流量，财务报告等许多因素。而借贷者在海外的银行若与加拿大的银行有接连，借贷会容易一些。
4) what is the realistic cap rate range when investing in BC?
1) 4)卑诗省，资本报酬率或回报率的范围是多少呢？
Capitalization rates have a wide range from a low of 2% for a Westside/West End concrete rental apartment building in Vancouver to 10% for a motel/hotel property that requires significant management oversight and ongoing operational expenses (staffing, marketing, linens, beds, TVs, maintenance, etc) in changing business cycles. Cap rates are dependent on the risk and return of the investment which must be carefully analyzed to ensure that they are "market" based taking into consideration the location of the property and current business environment.
最低的回报率一般在2%左右，这样的物业类型通常是公寓。而工业和商业类型的物业，回报率属于中级，大约4-6%。若您想达到10%的回报率，则需要投资例如酒店这样的物业类型，因为您将需要员工，市场推广，换床单，电视等，这样的情况下您付出了更多的劳动也得到更多的回报。物业的类型，新旧，地理位置，以及经济循环状况对于回报率都会有影响。
Tinamak.com
TM: When people want to invest in wine, what kind of price range, should they invest in a whole vineyard? Or just a investment fund? I understand you are having your project, can you explain it to us a little bit so our investors can have a better idea.
Sure. One of the challenge of investing directly of a sole ownership of a vineyard or winery is that they have to hire the expiries to operate that business. One of things we are doing in our venture is we are offering an investment, so people can come in and participate financially and equity of the business. And we are fully integrated winery operation where we have vineyard we own for more than 20 years, the highest awarded vineyard in the country. We are in the process of building a state-of-the-art facility for not only our own brands but also provide custom production for other wineries. And we are also going to be in the business of making and selling wines in the market place, so with all of those things happening and being fully integrated, it is an opportunity for people to invest with people who have experience, and we are going to continue to grow the business and we are in fact looking for investments in other wineries to fit the profile we need fill a complete product portfolio. There is a number of investment opportunity, but certainly, the one like that gives people that are not familiar with the industry to invest at a low risk and reasonable high return.
TM: What is the minimal for people to invest?
People can invest in a large quantity or as small as $10,000 to have an opportunity to participate.
TM: How come it can be as little as $10,000, that little?
Well, what we are trying to do is attract the number of people, it really helps us grow the brand, and we don’t want to be restricted. There is number of people that are investing obviously more than $10,000. In our investment opportunity, there is a program call VCC, which if you are BC residence, you get a 30% tax credit.
TM: How much wine do you produce?
Well, at this point, our production of wine is really small. The vineyard we have is 68 acres, we have 2 brands. One is launched last year called TIME, and the other is McWatter Collection. Between the two, past year we made 5000 cases. We are looking at produce a little bit more than that. Our short-term plan is to produce 30,000 cases, and increase to 50,000cases within the foreseeable future.
To get more information about Encore and this investment opportunity,
email Daniel Veniez at ddveniez@ddventerprises.com or call 604-499-6336.
or Chinese at tinamak@tinamak.com or call 604-412-5860
TinaM: 当一个人想要投资的时候，到底是一个人经营酒庄好还是找人和你一起合作好？
如果你因为非常喜欢喝葡萄酒而决定去投资酒庄或者葡萄园，而这只是个人爱好，那就无所谓了。但如果你想认真的把它当作生意来做，就像做任何事情一样，你都需要一个专业人士来提供意见。就像如果今天你来温哥华买房子，你不会因为之前在香港台湾或者大陆做过地产，就觉得这里和国内一样，是不是？那么酿酒行业也是一样的，甚至需要更多的专业知识，而我们根本不是在这个行业。那么Harry 提供给我们一项低风险，而相对高回报的酒庄投资计划，是在他原本已经获奖无数的酒庄的基础上加大发展，扩张。这项计划除了可以投资拥有酒庄的股权之外，Harry还将建造一个国家最先进的酿酒设施，除了酿酒给自己的品牌之外，还将帮助其他品牌酿酒。除此之外，该项计划包含收购其他小酒庄。
TinaM: 最低投资是多少呢？
1万元就可以了。
TinaM: 为什么只需要1万这么少呢？
Harry想要多一些人参与到这个计划中来，以帮助品牌成长。如果你是卑诗省的居民，并且参与到这个计划中来，你可以得到30%的税务优惠。
TinaM: 现在酒庄的生产量是多少呢？
现在的庄园有60英亩，年生产量为5000箱。短期的生產目標是三萬箱紅酒，並在不久將來增至五萬箱。
如想取得更多有關Encore或其投資機會的資料，聯絡 email Daniel
Veniez at ddveniez@ddventerprises.com 或致電604-499-6336. 或中文
聯絡 tinamak@tinamak.com 或致電 604-412-5860\
realestate #Okanagan #vineyard #investment
Tina Mak interviews Harry McWatters, recipient of The Order of British Columbia, a legend in Canada’s wine industry, and founder of award winning Sumac Ridge Estate Winery, and See Ya Later Ranch. In this conversation, McWatters talks about the internationally acclaimed and growing Canadian wine sector. McWatters, instrumental in putting Canadian wine on the global map, is now leading a new enterprise, Encore Vineyards.
TM: Chinese come over here now is all talk about wine and wine selling in China is really expensive, the BC wine has become more and more popular in Asia. What makes a great wine?
HMcW: First, wine is a reflection of time and place, and what influence it is soil and climate. And then it is the matter of what wine maker dose after the grapes are delivered.The reality is, wine is created in the vineyard, and it is really about the climate and soil.
TM: With your experience, explain the soil and climate, how does it make into a great wine for us to make BC wine to get even more famous?
HMcW: In South Okanagan, it is a very unique climatic setting. First of all, we get more hoursof sunlight than any other place in North America, and we get more light intensitythan any viticulture region in the world. In additional to that, we get more degree of growing days, which is what really helps grapes to develop in places like Napa Valleys and Sonoma Valleys. We are in a rainshadow, we get less than 6 inches of annual precipitation, and it is our average.
TM: How about the soil? The soil in Okanagan, what is so special about it?
It is actually different in several different areas in Okanagan. Where we have our vineyardis a very unique site, in fact it is all glacial flow. So we have a minimal of 300c of sand, which means when we put irrigation on, the moisture goes through the root profile, and it means when a plant needs to drink, we have to give it a drink. We get to control the exactly the balance and the growth burst at exactly the right time to get exceptional high quality fruits.
TM:Because of the wine is being produced in that area, has it been getting a lot of the award and recognition?
Defiantly! Our Vineyard is the single most awarded Vineyard in the country, it has gotten more awards from the wines that have been created from these grapes than any other vineyard in Canada. In addition to that, many trophies for best grapes verity, the best white wine, the best red wine, so we come home with best of class, best of show, best of verity. And certainly, the wine judging community has recognized out small growing region as one of the most outstanding in the world.
TM: A lot of Asian just come here to invest, what do they have to be careful?
They have to be really careful that if they don’t know, they need somebody to give them guidance, who has got years of experience in the business to be able to pick the right site that will grow the right verities. If they are coming here to buy a vineyard, site selection is the most important thing in any vineyard. Another thing is to buy a winery, the winery should have the ability to make fine wines that will meet the market demand whether it would be in Canada or in Asia. Those are really important factors, so they have to depend on people that actually do understand the business here and have credibility within the industry
To get more information about Encore and this investment opportunity,
email Daniel Veniez at ddveniez@ddventerprises.com or call 604-499-6336.or Chinese at tinamak@tinamak.com or call 604-412-5860
今期接受 Tina Mak 訪問的嘉賓是 Harry McWatters，他是加拿大紅酒業的傳奇人物，酿酒商协会的总监，酿酒商质量联盟的创办人，曾經榮獲 The Order of British Columbia 勳章，同時是Sumac RidgeEstate Winery 和 See Ya Later Ranch 的創辦人，所生產的紅酒曾經獲獎無數。在談話中，McWatters提及加拿大紅酒在國際市場所佔席位不斷增長，認受性亦不斷提高。在這個將加拿大紅酒推上國際版圖的過程中，McWatters可說是不遺餘力。現在，他又雄心勃勃，正籌備開創另一企業，取名叫Encore Vineyards。
TinaM: 现在我们的就在亚洲这么受欢迎，在国内的餐厅一瓶红酒900块这么贵，好的葡萄酒是如何产生的。
Harry的意思是，最重要的就是泥土和气候。
TinaM: 你在红酒业已经将近50年了，以你的经验来说，泥土和气候决定了葡萄酒的好坏，那为什么到了Okanagan, 葡萄酒就特别好呢？
HMcW: Oknagan的日照时间是全北美最长的，而其阳光密度比世界上任何一个葡萄种植区都大，所以在Okanagan与西海岸中间的山区就在雨带阴影下，雨量小于6寸。阳光多，雨量少，热量比Napa Valley 还要多，这样的环境是极适合葡萄生长的。
TinaM: Okanagan的土壤有什么特别的呢？
HMcW: 我们所拥有的葡萄园出于冰川流的位置，所以只需要在适当的时候灌溉少量的水。这样就可以保证所有的葡萄健康生长。并不是所有的泥土都是这样的。
TinaM: 因为葡萄酒在如此好的环境和土壤下产出，是否因此得到很多奖项呢？
现在世界各地都认同从Sundial Vineyard 庄园釀製出來的葡萄酒酒，获奖无数。
TinaM: 投资者想要投资葡萄园的时候，需要注意一些什么呢？是不是那么简单的呢？
其实你自己喜欢和酒与想把酒当作生意来做是不一样的。Harry 的意思就是投资者需要一个好的顾问来帮忙领导。那你就会知道每个地方的泥土的不同处，以及适合种植的葡萄品种，并且最终能够生产出适合市场的产品。并不是Okanagan的泥土都是适合葡萄种植的，这种情况下，投资这就非常需要一个具有经验以及信用的人来帮忙决定。
如想取得更多有關Encore或其投資機會的資料，聯絡 email Daniel
Veniez at ddveniez@ddventerprises.com 或致電604-499-6336. 或中文
聯絡 tinamak@tinamak.com 或致電 604-412-5860\
realestate #Okanagan #vineyard #investment
Is this a new idea? The answer is "No". Vancouver already has parking-free condo. This potential new zoning basically means there will be more. Listen to AM1320 "Golden Investment Page" radio show discussion based on this recent article touch on the City of Vancouver 2040 Long Range Transportation Plan(温哥华長遠交通计劃2040).
加拿大投资移民的取消对整体房市/豪宅市场（600万以上）/房价平均数的影响
移民律师的看法
美国投资移民政策VS 加拿大投资移民政策
温哥华为“世界最适宜人居住的城市”第五名, “北美最适合人居住城市”第一名
省提名（PNP）计划
加拿大拥有60几项移民计划
The impact on general housing market/ luxury housing market/average housing price
Immigration lawyers’ insight
U.S Investor Immigration Program VS Canadian Investor Immigration Program
PNP Program
Canadian has more than 60 immigration program
We know our pension is not going to get us through our retirement years. However, the unstable global economy environment worries us whether or if we should invest. Well, so many recent report came out from all over the world as well as our economists agree Canada is one of the safest place to invest in the world. I met an immigration lawyer recently & he is helping immigrants from all over the world like Egypt. We are having more & more rich people around the world wanting to come to Canada. I understand many of us believe Vancouver real estate is very unaffordable. However,if you have good planning & stop thinking of buying the "Perfect" property but just get your foot into the real estate door, there are many opportunity out there. The most important rules for investment is :
1) we buy what we can afford. If we can't afford DT, Westside, Richmond, etc, then just have to accept that you need to consider further East areas
2) Be an investor not speculator. The reason why I love real estate is I am the President, CEO of my property. I can keep it as long as I can hold on to it.
3) plan ahead for the down payment. For eg: Burnaby apartment at 250k, rent approx. $1200 20% is $50000. 5 yrs term, 3.29%, 30 yr amortization, monthly pmt $872 + $200 strata fee + $131 ppty tax=$1203. Cost to buy is $53000. After 1 yr, $3992.41/$53000 gives u 7.5% ROI!
There are many property around $250k range, brand new development in the lower mainland but maybe in Fraser Valley but some in Richmond or New Westminster. If you don't mind older building, you can stay find them in Burnaby.
If you are able to invest millions like those who does it in Westside, Richmond, etc. There are more choices than just buying resident detached house like multi family, shopping mall, warehouses, hotels, gas stations, storage
Knowledge means everything, following what your friends buy is not the right way to invest. What works for them doesn't mean it works for you. I now have a consultation group called West Noble Real Estate Investment Consultant. 3 of us cover residential & commercial real estate with a combination of over 80 yrs of experience. If you not sure what is right for you or not, we'll offer you our advice based on your situation to see if residential or commercial real estate is right for you. Feel free to contact me at 604-412-5860 or www.TinaMak.ca
The Real Estate Board of Greater Vancouver reports that residential property sales of detached, attached & apartment properties on the region's MLS reached 2,360 in November, 1.9% increase compared to the 2,317 sales recorded in October 2011. Listing on another hand declined 26.3% compared to October 2011 at 3,222 in total.
If you are interested in knowing which part of the city is better for return on investment, here's the quick summary chart below for your reference on the increase of the price range percentage for each city:
Detached:
1) Port Moody 15.4%
2) Squamish 10.8%
3) Pitt Meadows 9%
4) Sunshine Coast 7.1%
5) Coquitlam 6.2%
6) Port Coquitlam 5.1%
7) South Delta 4.9%
8) West Vancouver/New Westminster 4.2%
9) Maple Ridge 3.4%
10) North Vancouver 2.9%
11) Richmond/Vancouver West 2.7%
12) Burnaby 2.6%
13) Vancouver East 2.4%
Apartment:
1) West Vancouver 9.8%
2) South Delta 5.7%
3) Maple Ridge & Pitt Meadows 3.2%
4) Port Moody 3%
5) Port Coquitlam 2.7%
6) North Vancouver 2.2%
7) New Westminster 2.1%
8) Vancouver East 2%
9) Richmond 1.5%
10) Burnaby 1.3%
11) Vancouver West 1.2%
Although sales are down no matter we compare to last year same month or last month, the housing price are still appreciating. To see the full report, please click November Vancouver Housing Stats
Should you have any question, please feel free to contact me at 604-412-5860 or email me at tinamak@tinamak.com
Buying and selling houses at auction is hugely popular in Australia. The following is a basic guide to how the home auction process works.
Registration of Interest
Once you’ve found a property, by law, you need to contact the real estate agent and register your interest (laws vary state by state; for example, bidders don’t need to register in Victoria).
You will need to show proof of identification so take your passport, driver’s licence, credit card and bill with your name on it. You will then be issued with a bidder number which you will show every time you bid.
Registering interest does not mean you are obligated to bid. If you haven’t registered beforehand with the agent, you can do so on the day.
If you are bidding jointly, only one person needs to register but they will also be the only one allowed to bid.
Reserve Price
All properties up for auction have a ‘reserve’ price, which is the lowest price the seller is willing to accept. It is usually set just prior to the auction and is confidential. To get an idea of the reserve, research recent sales of equivalent properties in the area, or employ the services of a professional valuer.
Tip: If the vendor is receptive, you can make an offer prior to the auction.
Bidding
Once the reserve price is met or surpassed, the property is sold to the highest bidder on the fall of the hammer. The winning bidder must then sign a Contract of Sale and pay a deposit, usually 10%, on the day. The successful buyer must also have their finance pre approved by their lender. Failure to finance the sale may result in the loss of your deposit.
If the highest bid is below the reserve price, the property will be passed in. The person who made highest bid is usually given the chance to negotiate with the seller.
在拍卖会上出售和购买房屋在澳大利亚非常流行。以下是关于房屋拍卖运作的基本指南。
注册购买意向
一旦你找到一处感兴趣的房产，按照法律，你需要联系房产经纪并注册你的购买意向（各州法律不同，比如在维多利亚，买家们就无须注册）
你需要身份证明，所以要带上护照，驾照，信用卡和有你名字的账单。然后你将会得到一个拍卖号码，你需要在每次竞拍时出示该号码。
注册购买意向并不意味着你一定要去竞拍。如果你没有在经纪那里注册，你可以在拍卖会当天注册。
如果你是和别人联合竞拍，只须一个人注册即可，但是也只有一个人可以竞拍。
保留价
所有拍卖的房产都会有一个“保留价”，这是卖家可接受的最低价格。它通常在拍卖之前确定并且通常是保密的。要想知道保留价的大致范围，你需要研究该地区最近成交的房屋价格，或者向专业的估价师寻求帮助。
小窍门：如果卖家好说话，你可以在拍卖之前下一个定单。
竞拍
一旦达到或超过保留价，被拍房产就会在拍卖锤落下之时卖给出价最高的竞拍者。竞拍成功者必须马上签署售房合同并在当天支付通常为10％的押金。竞拍成功的买家还必须获得借贷方事先批准的按揭贷款。如果贷款没批下，你可能会失去押金。
如果最高的竞价低于保留价，该房产将会流拍。最高竞价者往往会获得和房主协商的机会。
This interview was in Bilingual (Mandarin & Cantonese).
1) Q:since when you noticed more n more Chinese going to buy in WA?
A:Since 2010, after Summer, Sept, Oct, more during X'mas, continuously increasing now.
2)Q: are they new immigrants? or are they Canadian citizen already?
A:Buyers usually have been living in Vancouver a few years, 5/6 yrs or even longer. Usually husbands work in Asia & wives look for property.
3) Q:what price range do they buy?
A:Principle resident: $700k to $1m. School catchment is extremely important. Investment: they are interested in buying either single strata unit, the whole apartment building or even storage facilities. Price for storage facilites can be as little as unde $200k to $3m+.
4)Q: do they pay all cash? or get mortgage?
A:Usually pay all cash, only small portion obtain mortgage because it's not easy to get mortgage approval. Fo Canadian citizen, they can get same amount of mortgage as the US citizen which is only 50%. IF not, bank only grant 25% loan.
5)Q: How does th deposit/Ernest wors?
A:Deposit(Ernest): they require min 2.5% to 3% of purchase price upon mutual agreement acceptance. They don't recommend more than 5% because in case the buyer back out the deal, they might loss the deposit. There are a few conditions usually put on the offer for 3 days: a) neigbourhood review b) inspection c) mortgage. If all the conditions have been fulfilled but buyer still want to back out, buyer's deposit monies could be forfeited. There is one very crusial point on the contract that must be filled properly or else the buyer could find himself in serious legal situation. In the contract, there are 2 check boxes regarding the right of the seller to sue the buyer in the event buyer back out the deal without any valid reason. 1) seller can sue unlimited liability 2) Seller maximum take the Buyer's deposit amount.
All these rules are based on NW Multiple listings standard form. Different States have different rules.
6)Q: what is the min down payment? is every States different? or more or less the same?
A:Down payment amount is depending on how much mortgage buyer can obtain from the bank.
7) Q:is it difficult for Chinese buyer to get mortgage? US mortgage terms are different from Canada? can u explain how mortgage works in WA?
A:It is difficult. You have to proof your income source, proof your income earning power & they will look at your Notice of Assessment. All document must be provided & if buyer's income statement is from China or other part of Asia, you must certified all documents. One way of doing it is to certify it at the US Embassy or hire US recognized translating company to do the translation. In order to get the best rate, you MUST provide all required documents. If not, buyer won't get the best rate.
Different States have different rules for Escrow closings. Today I'm sharing the Texas Escrow closing vs Vancouver closing system.
Major differences as follows:
1) Canada called is as "Deposit" whereas US called it as "Ernest"
In Canada: normal practice is min. 5% of purchase price once we have an unconditional offer then the rest upon closing.
US : it can be as little as couple thousands dollars on million dollars home upon accepted offer then pay the rest upon closing.
2) Tight financing approval
Texas: out of the area appraiser was being asked to do the appraisal. Then they need to approve the appraisal report by another dept & sometimes take a long time. Bank still has the right to refuse funding to the buyers in the last minute if they "Doubt" the buyer's intention on the purchase.
Vancouver: Appraiser writes the report for the bank & that's it.
3) Escrow closings vs our closing:
Title companies normally handle closings. Don't use lawyer like us. Lawyer only charges couple hundreds dollars. If you want legal advice, you need to pay extra. Buyer buyer & seller go to the Title companies to sign all documents. If documents are missing from any dept like the banker, buyer & seller can't close & have to go back to the title office the next day to wait again. It can be a waste of time for both seller & buyer. Both parties still have the option to back out the deal on that day. Therefore, there is no guarantee that you actually bought or sold a house until you actually sign all papers. Property taxes notices are send around October 1st, but are not due until the end of the year.
Canadian closing: easy system. Buyer & seller go to their own Lawyers or Notary Public, sign all necessary paper then the legal firm will handle all registration with Land Title office. Both Listing & Selling agents exchange keys & delivery keys on Possession date without Buyer & Seller meeting each other.
4) Property tax:
I was in Forth Worth area. Property tax dept has a lot of arrears payment due to the amount of foreclosure properties. The govt then raise the other properties owners property taxes. My friend's 6000 sf house is paying $24,000 a year. However, the property tax on agriculture lands are way less than the residential property, only thousands of dollars on hundreds or even thousands of acres of land.
Thank goodness we don't have this problem in Vancouver.
Should you wish to buy properties in US, please give me a call & I can refer you to agents in the area you are interested in. You must understand the system before you do any purchase. It's very different from Vancouver.
不同的州对于第三方交付有不同的规定。今天我要分享一下德克萨斯州的第三方交付和温哥华的交付系统的不同。
主要不同点如下：
1）加拿大称为“押金”，而美国称为“诚信金”
在加拿大，通常的做法是在收到无条件买家出价后收取房产售价5％的押金，剩下的则在合同交付时付清。
在美国：上百万的房产在买家出价后可能只收几千块钱的诚信金，剩下的在合同交付时付清。
2）严格的按揭审批
德克萨斯：本地区之外的评估师会被邀请对房产进行评估。他们的评估还需要被另外一个部门审批——这个过程会经过很长时间。银行仍然有权力在最后时刻拒绝给买家提供贷款如果他们对买家的购买初衷表示怀疑。
温哥华：评估师为银行提供评估报告，就这样。
3）第三方交付对比我们的交付：
过户公司通常会来处理交付事宜，不象我们使用律师。律师只收取几百块的费用，如果你需要法律建议，你就需要额外付费。买卖双方到过户公司去签订所有的文件。如果有任何一方文件缺失，比如银行文件，买卖双方合同就不能交付，他们必须在第二天再到过户公司等待。因此，在签订所有文件之前，你无法保证你是否成功购买或出售了一套房产。房产税通知会在10月1号左右寄到，但是要到年底时才会生效。
加拿大交付：系统简易。买卖双方到他们各自的律师事务所或公证机构，签订所有的文件，然后律师或公证处会到土地过户机构处理所有的注册等事宜。买卖双方经纪在入住当天交换／交付钥匙，买卖双方不需要见面。
4）房产税：
我在ForthWorth地区时看到房产税部门有很多由于房屋被银行收回而产生的欠账，政府于是就提高了其他房屋的房产税。我朋友的6000英尺的房子每年要交$24,000的税。但是农业用地的地产税要比居民房产税少很多，几百上千亩地只需要缴几千块钱。
太庆幸了温哥华没有这样的问题。
如果你想在美国购买房产，请致电给我，我可以推荐你感兴趣地区的经纪给你。你在购买任何房产之前必须了解他们的系统。他们的系统和温哥华相比有很大的不同。
Tina Mak Personal Real Estate Corporation
Vancouver Radio Realtor AM1320
www.TinaMak.com
www.Tina Mak.ca 温哥华中文地產網站
www.GenYrealestate.ca
604-412-5860
Empowering Knowledge To Make Sensible Decision
Joint tenants vs. Tenants-in-common: 长命契与生死契
Most home owners usually don't know the different between the 2 & when they ask if there is any difference, the short answer is "Yes".
大多数有房人士通常不知道这两者的差异，因此当他们问这两者有没有不同时，简单的答案就是“有”。
When a property is held in joint tenancy長命契, this means "the last man standing" owns the property. When one joint tenant dies, the entire property belongs to the remaining, surviving joint tenant(s). Whoever is the last joint tenant to die owns the property. Only that last person can use his or her Will平安書 to give the property to someone else.
如果一处房产是受长命契约束时，那就意味着“最后去世的一方”拥有该房产。当共同户主之一去世时，整套房产将属于剩下还健在的另一方户主。谁是最后去世的户主，谁就拥有该房产。只有最后一个户主才可以在他／她的平安书里指定该房产的继承者。
For example, Alan, Bob & Charlie are joint tenants of a house. Alan passes away. Even though Alan would like to leave his share to his wife, he can't because he's a joint tenant. Bob n Charlie then own the property. Bob dies. Charlie now owns the whole property. Because Chris is the only name on title now, he can leave the property to his wife & children. There is nothing for Alan or Bob's families.
比如 Alan, Bob和 Charlie是一处房产的共同户主。Alan去世了，即使Alan希望将自己在该房产中的份额留给他的妻子，他却不能这样做，因为他是一个受长命契约束的户主。Bob和Charlie于是拥有该房产的全部。Bob去世后，Charlie拥有全部房产。因为Charlie现在是该房产的唯一拥有者，他就可以把它留给他的妻子或小孩。而Alan和 Bob的家人则什么也没有。
Tenants- in-common生死契 is a different story. In this arrangement, each person owns a half, or third, or some other portion that belongs only to them. They can leave their share to someone in their Will or sell it (never mind the logistical problems of trying to sell one third of a house).
生死契就不同了。在这样一个协议中，每个人将会拥有房产一半，或三分之一，或其他份额的只属于他们的部分。他们可以在自己的平安书里将各自的份额留给其他人或者出售（这里不考虑卖掉1／3房子的可操作性）
To adapt our example above, let's say Alan, Bob & Charlie are tenants-in-common of the property and each owns and equal 1/3估份. When Alan passes away, he leaves his share to his wife, Deana. Now the owners are Bob, Deana and Charlie. Then Bob passes away and leaves his shares to his wife, Roberta. Now the owners are Deana, Roberta and Charlie. In this way, each of the individual owners retains control of his or her share. If there is no Will, there will be an administrator appointed by the court. Whoever is the beneficiary 受益人 of the estate will become the new owner of the deceased's portion of the property. The portions of the property owned by the other tenants-in-common are not directly affected.
再以上面的例子为例，如果说Alan, Bob和 Charlie是受生死契约束的一处房产的户主，每个人拥有该房产的1／3。Alan去世时，他将自己的份额留给他的妻子Deana.现在新的户主就是Bob, Deana和Charlie。在这种协议下，每个房主都保留对自己份额的控制权。如果没有平安书，法院就会指定一个管理者。去世一方的法定受益人将会成为去世一方在该房产中的份额的拥有者。其他在生死契中的各方户主不会受到直接影响。
Between a husband and wife, a title is almost always held as joint tenants. This is so that when the first spouse dies, the other one will automatically own the family home without having to go through probate. Note that this is not always done in second marriages, depending on the situation.
在夫妇之间，户主几乎都是长命契。这是因为当配偶一方去世时，另一方会自动拥有房产而不会经过遗嘱查验过程。但是在再婚的情况下，根据情况的不同，处理的方式并非都是如此。
There is a recent case happened that a BC resident passed at the age of 62 without a will. Her husband then asked wife's sister to help prepared a will because the couple didn't have children. The problem is the husband didn't sign it before he died a year after. All of the couple's possessions are now in the custody of the Public Guardian & Trustee of B.C., which is searching for the husband's overseas distant blood relatives but no relatives are found. The couple didn't have a huge pile of assets but had some life insurance money, investments in the bank, paintings & jewelries. Now the wife's family faces the prospect of buying back family heirlooms including jewelries that the wife inherited from her mother from public auction.
20% of B.C. residents' over 55 don't have a will, a number that rises to 51% among those between the ages of 35 & 54 according to recent poll study. Only half of the adults have a will. It is particularly important if you have acquired assets such as real estate.
New legislative changes pending to regulations around wills by Sept 1st, 2011.
1) One of these changes affects the amounts granted to the surviving spouse in cases where there is no will. Under existing law, the surviving spouse is entitled to the first $65,000, with the balance divided between the spouse and the couple's children. That minimum will be increased to $300,000 under the new law, or $150,000 in cases where the deceased has children that are not also the surviving spouse's
2) pending change is the minimum age at which somebody can have a will, which moves from 19 to 16. Some younger people under 19 are acquiring substantial assets
3) 3rd changes involve representation agreements, which are powerful documents that cover health care treatment and other end-of-life wishes, he said. The agreements allow a person to appoint someone else to make decisions for them if they are unable to make decisions themselves, and permit the appointment of a monitor as a check on the representative's activities.
More information on the Sept. 1 changes will be published that day on the Public Guardian and Trustee of B.C. website (trustee. bc.ca), to the Public Guardian's office.
The information will be posted in the Financial and Personal Care Services for Adults category under the Incapacity Planning
The difference between lawyers and notaries is something like the difference between doctors and nurses. Virtually every lawyer has an undergraduate degree and a law degree from a recognized university. A Notary Public, while they must have matriculated from high school, their training consists of anywhere from a six-month correspondence course to a two-year correspondence course.
Most real estate deals are fairly straightforward and both a lawyer and notary will prepare the documents for you.
If you are buying a home, they will:
conduct a title search
investigating title
Land Title Registration fees
obtain tax information and
any additional info to prepare a Statement of Adjustments.
Work with mortgage company's Lawyer/Notary
prepare closing documents,
including a title transfer, mortgage, property transfer tax forms and forward them to the seller’s lawyer or notary for execution.
After you sign your papers, the lawyer or notary will register the transfer and mortgage documents and transfer funds to the seller’s lawyer or notary.
If you are selling a home, they will:
attending to execution documents
Costs of clearing title, including: discharge fees charged by encumbrance holders
After closing, deposit funds into the seller's bank account or prepare cheque for seller to pick up in person.
You are probably saying, "What's the big deal? Most real estate deals are simple and the secretaries do most of the work anyways." You would, in many cases, be right. Nine out of ten residential real estate deals are fairly straightforward. What if you are the odd man out, that unlucky tenth deal?
For example, if you ask questions like: "I think my neighbour's fence is on my land, what should I do?" or "I allowed the new buyer conduct minor renovation on my vacant condo & now the trades had a plumbing accident & water leaks to the lower floor, what should I do? the notary cannot give you advice on what your recourse is.
One of the common aspects about the notary - solicitor division involves the perception that notaries are somehow cheaper then lawyers. Sometimes that is true but sometimes it isn't. Some notaries are more expensive than some lawyers and, of course, prices may vary from lawyer to lawyer and notary to notary. One simple example, you wouldn't know if they use first class or third class courier but it affects the time the Seller receive the funds from the transaction.
I often decide on who I would like to work with based on:
1) if the lawyer or the notary they handle the file themselves or like most cases just supervise the preparation of documents.
2) Can I communicate to the lawyer or the notary directly? or I can only talk to the secretary.
It is fairly safe to say, however, that you tend to get what you pay for, whether it be a cheap notary or a cheap lawyer.
律师和公证处的区别就好像是医生和护士的区别。基本上所有的律师都会有一知名大学的本科学位和法学位，而公证处的人员虽然都是从高中录用到高一级的学校，但他们的培训可能是介于6个月和2年之间的任意一种课程。
大部分的房地产交易都是相当的直接，不论律师还是公证处都可以为你准备必须的文件。
如果你是房屋买家，他们将：
做一个房子户主查询
调查户主
代收户主注册费用
获取税费信息以及其他信息以准备费用调整文件
和按揭公司的律师／公证人联系
准备结案文件，包括过户，按揭，房产税过户表，并将他们转交给卖家律师或公证人执行。在你签署文件后，律师或公证人将会注册过户和按揭文件，并向卖家律师或公证人打入款项。
如果你是房屋卖家，他们将：
处理执行文件，扣除注销户主费用，包括：按揭公司收取的房屋抵押权注销费用。
结案后，向卖家银行账户存入卖房款项或者准备支票以备卖家领取。
你也许会说：“有什么大不了的？多数的房屋交易都很简单，很多工作本来都是秘书做的。”在大多数情况下，你会是正确的。十之八九的住房交易都是很直接的，但是如果你撞大运了，成了那1／10的部分呢？
比如，如果你有象这样的问题：“我觉得我邻居的围墙建到了我这一边，我应该怎么半？”或者“我让买家在我空置的公寓上做些装修，但是现在出现了排水的意外，水流到了底下一层，我该怎么半？”公证处不会向你提供追索权的建议。
一个普遍的关于公证处法律部门的认识是他们比律师要便宜。有些情况下这是真的，有些情况则不是。有些公证处比有些律师更贵，当然不同的律师不同的公证处的价钱也不同。一个简单的例子，你不知道他们是用的一级的还是三级的快递公司，因为这将会影响到卖家收到交易款项的时间。
我通常根据以下情况决定是请律师还是公证处：
1）律师或公证处是否是自己处理文件还是象大多数案子一样仅仅是监管文件的准备。
2）我能否和律师或公证人直接交流，还是只能和秘书联系？
但是，你可以说你付出什么价钱就会得到什么服务，不管是便宜的公证人还是便宜的律师。
Large multi-family buildings shrouded in tarps for an
envelope repair have become an all-too-familiar sight.
Driving by, owners of single-family homes have often
comforted themselves with the thought, “I’m glad I don’t have
to worry about that. That’s a condo problem.” Many are
shocked to discover that their confidence was misplaced,
especially since media coverage has concentrated on the
larger structures. The facts: water ingress is running up
staggering repair bills on detached homes as well.
All structures, large or small, have a building envelope, an
exterior shell consisting of roofs, decks, walls, windows,
doors, and foundation components. Water ingress occurs
when water finds a point of penetration through that
envelope. Bruce Pomeroy of PCM Pomeroy Construction
and Maintenance points to varied sources: rain hitting and
running down the surface of a building, standing water on
roofs or decks, foundation seepage, and even moisture
wicking up from ground sources. He explains, “Once inside
the building envelope, the water doesn’t evaporate as air
movement in modern sealed structures is insufficient. What
keeps the cold out also serves to trap the moisture in.”
Water ingress damage was uncommon in older buildings,
particularly single-family structures, as their structure allowed
air to move much more freely (remember the drafty kitchen
window or the cold coming in around the door in your
parents’ house). Water that penetrated the exterior shell
could escape or dry.
Over the last 25 years, however, home-building methods
have changed. Flat roofs and reduced overhangs have
maximized building footprints, but resulted in greater areas of
exposed wall and increased vulnerability of wall, window, and
door components to the weather. Advances in technology to
seal the building, insulate it and curtail air movement have
netted gains in energy efficiency, but have made it impossible
Condo or detached home, the results are the same. Affected
building materials rot and deteriorate over time, always a
concern, but particularly so if structural components like
joists and beams are compromised. Warm, damp
environments are ideal for the growth of mould and fungus.
Many species are toxic, and the airborne spores are known
cause respiratory illnesses as well as to aggravate existing
conditions such as asthma and allergies.
By the time problems become obvious on the interior
surfaces of the house, the hidden damage can be extensive.
In his experience, Bruce Pomeroy has found average repair
costs reaching $150,000, with many homes far exceeding
that. “The tragedy,” he says, “is that it so unnecessary. A
modest annual investment of time and money in
maintenance can prevent most of these problems, or catch
them in the early stages when repair is simpler and much
less costly.”
PCM Pomeroy Construction and Maintenance has been
working with individual homeowners for years. Now, to assist
homeowners with prevention and early detection, PCM has
implemented a structured inspection and maintenance
service. Three site visits per year provide the much needed
attention and expertise: detailed inspection of vulnerable
areas, cleaning of drains and gutters, and timely attention to
problems as they arise. The resulting peace of mind extends
beyond the current owner to any prospective buyer, assured
that a comprehensive and documented program has been
followed, backed by PCM’s exclusive warranty.
“There is a difference,” Bruce Pomeroy points out, “between
a home that needs repair and a home that is already in a
maintainable state.” Repairs are often needed before
maintenance is possible. One thing is certain, existing
problems don’t fix themselves or get better over time. Learn
more about protecting your most valuable asset at
WWW.POMEROYCONSTRUCTION.COM
房屋渗水：并非只有公寓
大的居民楼蒙着油布四面维修已经是一个太令人熟悉的现象了。住在独立屋的人们在开车路过时，总是会庆幸的说：“还好我不用担心这个，那是公寓楼的问题。”然而很多人则惊奇的发现，他们的信心放错地方了，特别是各种媒体的报道都集中在大楼上面。实际情况是，独立屋的渗水问题也已经大幅增加了人们的维修费用。
所有的建筑结构，不论大小，都有一层外围设施，一个外壳，包括屋顶，墙壁，窗户，门，以及一些地基部分。出现渗水是因为水在这些外部设施里找到一个穿透点。这可能有各种各样的原因：雨水击打和冲刷楼房表面，屋顶和栈台积水，地基渗透，甚至还有从地下向上渗透的湿气。一旦进入这些外部设施，水就不会蒸发，因为现代密封结构里的空气流动不够。那些把寒气挡在外面的设施同时也把湿气留在了里面。
在老式建筑里，特别是独立屋里，房屋渗水带来的损害并不常见，因为它们的结构可使空气流动自由得多（还记得你父母房子里漏风的厨房窗户和从门缝进来的寒气吗）。穿过了外壳的水分可以逃逸或风干。
然而在过去25年里，建造房屋的方法发生了改变。平顶和缩小的屋檐让房子的占地率最大化了，但也增大了墙壁的暴露以及墙壁和门窗受天气破坏的可能。技术的进步让整个房屋密闭，实现隔热，限制空气流动等可减少能源花费，但也让进入屋里的水汽无法风干。
无论是公寓大楼还是独立屋，效果都是一样。受到侵蚀的建筑材料时间一长便会腐烂和恶化，这永远是一个问题，但在结构性的部件象链接栓和支撑梁受到破坏时尤其严重。潮湿温暖的环境是霉菌生长的理想条件。很多真菌是有毒的，而空气中的孢子则会导致呼吸道疾病，也会让已有的哮喘和过敏症状加剧。
等到屋内表面的问题变得很明显时，隐藏的破坏已经很严重了。这时的平均维修费用会高达$150,000，而很多家庭则会大大超过这个数目。其实每年投入少量的时间和金钱在房屋维护上就会防止大部分的问题，或者在早期时发现它们，这时的维修就会简单便宜多了。
This podcast is for Rmd & Van West area.
There are a few Economists predicted Vancouver housing market is going to drop. They range from 1.6% in the 2nd half of 2011, 15% by 2012 & 25% within 3 years. Back to 2008, Economists predict Vancouver market was going to drop as big as 35%. However, I shared with the listeners in the past that even Economists said their accuracy maybe 20%-30%. I feel that the world leaders have learned a good lesson from 2008. I logically think they will do their best to avoid it repeats the 2008 situation again. I always said the weather forecasts can only forecast the next couple of days, can I believe in their 3 yrs prediction? No matter we hear positive or negative news, I hope we don't treat these news like watching the stock market. There are 4 major cities in Lower Mainland & 1 city in the Fraser Valley area that are popular to the Chinese new immigrants. Let's me start to share the following 2 areas with you:
有些經濟學家預測溫哥華的房地產市場會走下坡.他們預測在2011年的下半年會下跌1.6%,在2012年前會下跌約15%,在3年內跌幅達25%. 讓我們回顧2008年,經濟學家預測溫哥華的房價會暴跌35%.然而在過去我報導過連經濟學家都承認他們的精確度大約只有20%-30%. 我想世界各国領導人應該從2008年那次得取了教訓而不再重蹈覆轍. 我常告訴大家連氣象局也只能預報未來幾天的天氣, 我們是否真的可以信賴他們預報未來3年樓市去向的准确性嗎? 無論我們聽到樓市正面或負面的消息, 我提議大家不應該將聽聞這些消息好像在看股票新聞一樣. 以下針對受華人新移民歡迎的幾個城市(4個在大溫地區的主要城市及1個在菲沙河谷區的城市)所做的2011年1月到 7月銷售量報告
| Richmond | | Total | over | at | | Jan | 206 | 77 | 17 | | Feb | 251 | 88 | 21 | | March | 207 | 57 | 19 | | April | 138 | 27 | 8 | | May | 145 | 18 | 7 | | June | 147 | 11 | 7 | | July | 53 | 7 | 3 |
| Vancouver West | | Total | over | at | | Jan | 168 | 53 | 11 | | Feb | 261 | 114 | 17 | | March | 258 | 109 | 16 | | April | 214 | 81 | 13 | | May | 239 | 80 | 13 | | June | 180 | 66 | 10 | | July | 65 | 24 | 3 |
This podcast is for West Van, Burnaby and White Rock area
There are a few Economists predicted Vancouver housing market is going to drop. They range from 1.6% in the 2nd half of 2011, 15% by 2012 & 25% within 3 years. Back to 2008, Economists predict Vancouver market was going to drop as big as 35%. However, I shared with the listeners in the past that even Economists said their accuracy maybe 20%-30%. I feel that the world leaders have learned a good lesson from 2008. I logically think they will do their best to avoid it repeats the 2008 situation again. I always said the weather forecasts can only forecast the next couple of days, can I believe in their 3 yrs prediction? No matter we hear positive or negative news, I hope we don't treat these news like watching the stock market. There are 4 major cities in Lower Mainland & 1 city in the Fraser Valley area that are popular to the Chinese new immigrants. Let me share the following 3 areas with you: 有些經濟學家預測溫哥華的房地產市場會走下坡.他們預測在2011年的下半年會下跌1.6%,在2012年前會下跌約15%,在3年內跌幅達25%. 讓我們回顧2008年,經濟學家預測溫哥華的房價會暴跌35%.然而在過去我報導過連經濟學家都承認他們的精確度大約只有20%-30%. 我想世界各国領導人應該從2008年那次得取了教訓而不再重蹈覆轍. 我常告訴大家連氣象局也只能預報未來幾天的天氣, 我們是否真的可以信賴他們預報未來3年樓市去向的准确性嗎? 無論我們聽到樓市正面或負面的消息, 我提議大家不應該將聽聞這些消息好像在看股票新聞一樣. 以下針對受華人新移民歡迎的幾個城市(4個在大溫地區的主要城市及1個在菲沙河谷區的城市)所做的2011年1月到 7月銷售量報告
| West Vancouver | | Total | over | at | | Jan | 64 | 6 | 4 | | Feb | 111 | 18 | 7 | | March | 135 | 28 | 10 | | April | 149 | 31 | 14 | | May | 160 | 46 | 8 | | June | 116 | 27 | 6 | | July | 44 | 8 | 2 |
| Burnaby | | Total | over | at | | Jan | 83 | 17 | 2 | | Feb | 135 | 30 | 6 | | March | 153 | 57 | 5 | | April | 152 | 58 | 6 | | May | 144 | 59 | 9 | | June | 101 | 32 | 9 | | July | 48 | 13 | 3 |
| White Rock | | Total | over | at | | Jan | 114 | 15 | 10 | | Feb | 180 | 29 | 7 | | March | 231 | 48 | 24 | | April | 208 | 22 | 13 | | May | 184 | 19 | 4 | | June | 115 | 17 | 12 | | July | 43 | 3 |
Metro Vancouver needs 65,000 new rental units a year, yet only 600 are built annually. Metro Mayors blamed the Federal Govt eliminated tax incentive & capital gains exemption in the 1980s & 1990s. This resulted in landowners focusing more on developing condos because they are more profitable than rental housing. Since 2004, only 6% of new market development has been rental housing, despite the fact 52% of residents don't own their own units. Condo units tend to be on average 45%-60% higher than typical rentals because they include features like Concierge service, in-suite laundry & fitness facilities. However, they have the "saving grace" in Metro Vancouver because they have eased the rental crunch by adding new stock to the rental pool. To read more, go to Rental housing crisi looming.
大溫地區每年有65,000個租住單位的需求量, 然而每年只有600個新建造的租住單位. 各區溫哥華市長指責這是由於在1980及1990年代聯邦政府消除稅制優惠和資本收益豁免条例. 這個導致地主偏向投資在公寓的發展多於租房建設, 因為前者比後者更為有利可圖. 自2004年以來, 儘管52%的居民沒有擁有自己的單位, 在新建造的物業比例中, 只有6%為租房建設. 公寓的租金一般比其他的出租物業貴出45%到60%因為它們包含多項設施如客服中心,室內洗衣設備及健身中心. 雖然如此, 出租公寓無可否認幫助大温地區的租住房屋危機作出舒緩的作用. 想要了解更多的資訊請點選此處" 租住房屋危機隱現:."
Based on one recent report by the Teranet-National Bank Composite House Price Index on Canada 6 major metropolitan areas Toronto, Montreal, Ottawa, Halifax, Calgary & Vancouver. It was the 1st time in 10 months that prices rose in all 6 cities. Analysts said the higher prices shown in the past few surveys were fuelled by a rush to buy before stricter mortgage rules came into effect in the spring, therefore, it should not be a lasting trend. The pro-Spring market is being fuelled by both local home owner buyers as well as both local & foreign investors
Numerous reports concluded the Vancouver housing market is driven by Mainland China immigrants. Since July 1st, immigration law has changed. Investor program limited to 700 people. Skilled worker 500 per profession. However, Montreal investors program is going to increase the number of applicants. I strongly believe this new policy doesn't reduce the current number of immigrants coming to Canada. It is simply for the purpose of easing off the backlog cases. I'm not surprised the immigration department will relax the policy once again when the circumstances improved.
Some Economists predict Vancouver housing price is going drop 25% due to the new immigration policy, other Economists disagreed. A sharp and brisk tightening cycle is unlikely. There are two reasons trigger for a price crash, quick increases in interest rates and a high-risk mortgage market sensitive to changes, they are both not in play. Even in the weakest segment of the mortgage industry
Households with both low equity positions and high debt-service ratios only account 4.6% of the total.
“Shock the system with a 300-basis point rate hike and that number would rise to a still-tempered 6.5%!” Historically, even in that group, the default rate has been well below 1%. Short of a huge macro shock, there does not appear to be the risk of large scale forced selling that would typically be the trigger for a precipitous plunge in the national average house price.”
Vancouver housing market is a very unique market. There is no one theory can analysis our market. All I recommend is we should all empower knowledge to make sensible decision. This is how I educate my buyers. I always have a meeting with them, analysis the market for them, listen to what they want then make appropriate recommendation. IF you or your sphere of influence want to understand the market in regards to where to invest, make an appointment with me at tinamak@tinamak.com or 604-412-5860 & let me taylor made an investment program that is suitable to you personally.
根据最近发布的针对加拿大6个主要大城市多伦多，满地可，渥太华，哈利法克斯, 卡尔加里和温哥华的Teranet－国家银行综合房价指数，这是过去10个月里的第一次所有6个城市的房价都上涨了。分析师们认为过去几此调研出现的较高房价是因为人们急于在更严格的按揭条例在春季出台之前买房，因此不会长久。春季市场的强劲既有本地买房者的带动，也有本地和国外投资者的推动。大量的报告显示温哥华地区的房地产市场是被中国大陆的移民推动的。7月1号以后，移民法出现变化。投资移民限700人，技术移民每行业限500人。但是满地可的投资移民项目将会增加申请人数目。我强烈相信这项新政不会减少目前抵达加拿大的移民人数。这只是为了降低目前的积压申请。如果情况好转我对移民局放宽政策不会有任何吃惊。
有些经济学家预测温哥华的房价将会因为新移民政策而下降25％，另外一些经济学家则不以为然。急剧和快速的收紧周期不太可能。引起房价崩溃的原因有两个，一是利率的快速上涨，二是对变化敏感的高风险按揭市场，这两者都不存在。即使是在按揭市场上最薄弱的环节，既有低资产又有高债务服务比例的家庭只占总数的4.6%。
“即使以300个基本点的利率上涨来震动系统，那个数目将会上升至仍然可控的6.5%！”历史上，即使在这个水平，违约的比例仍然低于1％。除非有什么大的宏观动荡，通常会引起全国平均房价出现跳水的恐慌性抛售的风险几乎没有。
温哥华的房地产市场非常独特。没有一个单独的理论能解释这个市场。我所有的推荐都是让大家获取更多的知识并做出合理的决定。这是我给我的客户讲授市场知识的方式。我总是先和他们见面，给他们分析市场情况，倾听他们的需求，然后做出适当的推荐。如果您和您周围的人想要知道关于在哪里投资等市场情况，请通过email:inamak@tinamak.com 或者电话 604-412-5860和我约一个时间，让我来为您量身定做一个适合您的投资计划。