When buyers look at condos and townhomes, they usually focus on price, layout, and monthly strata fees. One of the most important factors often gets overlooked: the contingency reserve fund, commonly called the CRF.

The CRF is essentially the building’s long term savings account. It exists to pay for major repairs and replacements that every building will eventually face. Roofs age, pipes corrode, balconies deteriorate, elevators fail, and parking membranes wear out. These are not surprises. They are predictable lifecycle expenses.

A well funded contingency reserve protects owners from sudden financial shocks and helps maintain property value.

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What the CRF Actually Pays For

The CRF covers capital expenses, not day to day maintenance. Think large scale projects, including:

    •    Roof replacement

    •    Exterior siding and envelope repairs

    •    Balcony repairs and waterproofing

    •    Elevator modernization

    •    Plumbing and repiping

    •    Parking garage membrane replacement

    •    Windows and doors

    •    Boilers and HVAC systems

These items often cost hundreds of thousands, sometimes millions of dollars. No building can collect that amount through monthly strata fees alone at the time the work is needed. That is why the reserve fund exists.

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What Happens When the Fund Is Too Low

If the contingency reserve is inadequate, the building still has to complete repairs. Safety and structural integrity are not optional.

Instead of using savings, owners receive a special levy. A special levy is a one time charge divided among owners to pay for repairs immediately. Depending on the project, this can range from a few thousand dollars to over six figures per unit.

This creates three major problems:

    1.    Financial stress for owners

Not everyone can suddenly produce large sums of money.

    2.    Financing risk for buyers

Lenders become cautious about buildings with a history of levies or low reserves.

    3.    Lower resale value

Buyers avoid buildings with financial instability, which affects marketability and price.

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Why Buyers Should Care

A healthy CRF is a strong indicator of responsible management and long term planning. It tells you the strata council understands future costs and is preparing for them gradually instead of reacting in crisis mode.

When reviewing strata documents, you are not just checking for past problems. You are evaluating future risk. A building with proper reserve funding is usually quieter financially. Fees may be slightly higher, but owners avoid sudden and unpredictable expenses.

In many cases, higher strata fees paired with a strong reserve fund are actually safer than low fees with an empty savings account.

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The Bottom Line

Every building will need major repairs. The only question is how they will be paid for.

A healthy contingency reserve spreads costs over time, protects owners from large levies, supports financing approval, and preserves property value. It is one of the most important financial indicators in a strata purchase and one buyers should always understand before removing subjects.

When buying into a strata, you are not just purchasing a home. You are joining a shared financial partnership. The contingency reserve fund tells you whether that partnership is prepared for the future

Every year around this time I have the same conversations.

Buyers are watching.

Sellers are thinking about it.

Everyone is “waiting to see what happens.”

The interesting thing is the market rarely sends a personal invitation.

It does not knock on your door and say, “Okay, now is the perfect time.” It moves quietly. Inventory shifts. Rates adjust. Competition increases. Confidence builds. And suddenly the people who were watching are reacting.

Right now we are in one of those transition windows.

New listings are coming online. Serious buyers are already out. Some homes are sitting. Others are moving quickly. The gap between “well prepared” and “just listed” is getting wider.

If you are a seller, this is not about timing the absolute peak. It is about preparation and positioning. The homes that look sharp, show well, and are priced strategically are winning. The ones that test the market without a plan are not.

If you are a buyer, this is not about guessing rates perfectly. It is about understanding your numbers and recognizing opportunity when it appears. Hesitation often costs more than movement.

The biggest advantage in this market is clarity.

Clarity on your budget.

Clarity on your timeline.

Clarity on your goals.

When you have that, decisions become simple.

If you are even thinking about making a move this year, now is a great time to start the conversation. Not because you need to act immediately. But because having a plan always beats reacting under pressure.

The market is moving.

The only real question is whether you are ready when the right opportunity shows up.

Everyone talks about the “spring market” like it starts in March or April.

But this year, it’s already here.

We are only in early February and we are seeing a wave of new listings hit the market. Our marketing team is booking photo shoots days and sometimes weeks out. The weather has turned surprisingly nice. Buyers are out at open houses again. It feels like spring showed up early.

And that creates an opportunity most sellers miss.

The myth about waiting for spring

A lot of homeowners think:

“I’ll wait until the spring market when more buyers are looking.”

The problem is this also means:

More competition.

When April hits, everyone lists at once.

More signs on the street.

More homes online.

More options for buyers.

And when buyers have too many options, homes sit longer and sellers start competing on price.

Why earlier can actually be better

Right now, you get the best of both worlds.

Less competition

Serious buyers still shopping

Homes stand out more

If there are only a few listings in your neighbourhood instead of twenty, guess which ones get all the attention?

Yours.

I am already seeing homes get strong activity simply because they are one of the only options available.

The behind-the-scenes reality

Here’s something most people don’t see.

Marketing teams, photographers, stagers, and agents get slammed once the true spring rush hits.

Right now:

Photo calendars are filling up

Stagers are booking ahead

Launch timelines are stretching

If you wait too long, you might not even be able to hit the market exactly when you want.

Getting ahead of the rush means:

Better scheduling

Less stress

A smoother launch

And often better results

The weather is already working in your favour

This year especially, the weather has been surprisingly good.

Blue skies, dry days, brighter light.

That makes a big difference for:

Photos

Curb appeal

Showings

Your home simply looks better when it is not grey and pouring rain.

The bottom line

The best time to sell is not when everyone else does.

It is when buyers are active and inventory is still low.

Right now, we are in that sweet spot.

If you have been even thinking about selling this year, it might be worth having the conversation sooner rather than later. A little head start can mean less competition and a stronger result.

If you want to chat about timing or what your place could sell for in today’s market, I am always happy to help.

With the big game just a few days away, a lot of agents automatically write off Super Bowl Sunday as a “no open house” day. But here’s something to consider. Not everyone watches football.

While kickoff out west isn’t until 3:30 pm, that actually creates a nice window earlier in the day. Hosting an open from 1 to 3 pm can still catch serious buyers who would rather house hunt than sit through pregame coverage. In fact, some buyers intentionally use quieter weekends like this to shop with less competition and less crowd pressure.

Historically, Super Bowl Sunday can be a bit slower for open houses, but slower isn’t always a bad thing. The traffic you do get tends to be more motivated and more focused. Fewer lookie loos, more real conversations.

If you’re already available and your listing is ready to show, it can be a simple, low effort opportunity to capture buyers while other agents stay home.

Sometimes the best strategy is showing up when others don’t.

If you’re thinking about buying a home in British Columbia—or anywhere in Canada—you’ve probably heard about the mortgage stress test. But what is it, and why does it matter?

The mortgage stress test is a rule introduced by the federal government in 2018 to ensure that borrowers can handle their mortgage payments even if interest rates rise. Essentially, lenders need to check whether you can afford your mortgage at a higher interest rate than the one you’re actually being offered.

Here’s how it works: when you apply for a mortgage, the bank or lender will calculate your monthly payments using either the Bank of Canada’s five-year benchmark rate or your contracted mortgage rate plus 2%, whichever is higher. If your income can cover this “stress-tested” payment, you pass; if not, you may need a larger down payment or a smaller mortgage.

The stress test was introduced to protect both homeowners and the housing market. It helps prevent people from borrowing more than they can safely afford, which reduces the risk of default if interest rates rise or financial situations change. While it can make qualifying for a mortgage more challenging, it’s designed to keep Canadians financially secure in the long run.

For anyone buying a home in BC, understanding the stress test is crucial for planning your budget, saving for a down payment, and knowing how much you can realistically borrow.

Condo living and pet ownership can absolutely go hand in hand, but there are a few things to think about before you buy or move in.

The first step is always checking the bylaws. Every building is different. Some allow dogs and cats with no issue, while others have limits on size, breed, or number of pets. A few buildings may not allow pets at all. Reviewing the rules early can save you a lot of stress later.

Many newer buildings are becoming more pet friendly and even include great amenities like dog wash stations, grooming areas, or small dog play spaces. These features make everyday life easier, especially during rainy West Coast winters when muddy paws are unavoidable.

Inside your unit, a little planning goes a long way. Regular walks, exercise, and toys help keep noise down and prevent boredom barking. Easy to clean flooring and good ventilation help manage fur and smells. If you can, a ground floor unit can be a big bonus. Being able to step right outside for quick walks or bathroom breaks is convenient and keeps hallways and elevators cleaner for everyone.

At the end of the day, condo living with pets is very doable with the right building and a bit of consideration for your neighbours. When you find a pet friendly community that fits your lifestyle, it can feel just as comfortable as any detached home.

If you’re searching for a condo and want to make sure it works for both you and your furry friend, I’m always happy to help you navigate the options and bylaws.

Buying or selling a home is exciting, but before you get the keys or hand them over, there is one final and very important step. Meeting with your lawyer or notary.

This is not just paperwork. It is what legally completes the deal and protects you.

For buyers, your lawyer or notary will review the contract, explain closing costs, handle mortgage documents, and make sure the title transfers properly into your name. They also ensure there are no liens, unpaid taxes, or legal issues attached to the property. Most importantly, they safely transfer your purchase funds so everything is secure.

For sellers, they prepare the transfer documents, pay out your mortgage, and make sure you receive your sale proceeds correctly. They also confirm all legal obligations are met so there are no surprises after closing.

Think of them as the final safety check. Realtors handle the negotiation and the deal, and lawyers or notaries make it legally official.

If you ever feel unsure about any document or number, this meeting is your chance to ask questions and fully understand what you are signing.

A smooth closing is not luck. It is preparation and the right professionals in your corner.

If you are buying or selling and want help getting everything lined up, I am always happy to guide you through the process step by step.

The real estate market doesn’t stop in the winter. In fact, this time of year can create some of the best opportunities for both buyers and sellers.

Buyers often assume they should wait for spring, but winter usually means less competition. Fewer buyers in the market can mean less bidding pressure, more negotiating power, and better chances to secure the right home without rushing decisions.

For sellers, the buyers who are out shopping right now tend to be serious. They are not just browsing. They need to move. With fewer listings available, your home can stand out more and attract motivated offers.

We’re also seeing steady demand here in Langley and across the Fraser Valley, especially from families and first time buyers trying to get ahead before prices and activity pick up again in the spring.

If you’ve been thinking about making a move, this season might actually give you an advantage.

If you want to chat about your options or get a quick game plan for your situation, I’m always happy to help.

When buying a condo or townhome in Metro Vancouver or the Fraser Valley, one detail that often gets overlooked is balcony exposure. The direction your balcony faces can have a real impact on natural light, temperature, views, and even long term comfort.

Here’s a breakdown of the pros and cons of each cardinal direction to help buyers make a more informed decision.

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North Facing Balconies

Pros

    •    Cooler temperatures year round, especially in summer

    •    More consistent, indirect light without glare

    •    Often preferred by buyers who work from home or want minimal heat

    •    Great for plants that do not need direct sunlight

Cons

    •    Limited direct sunlight, especially in winter

    •    Can feel darker during Vancouver’s grey months

    •    Less appealing for buyers who prioritize sunshine

Best for: Buyers who value cooler spaces, low glare, and consistency.

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East Facing Balconies

Pros

    •    Morning sun and natural light without afternoon heat

    •    Bright early in the day, cooler in the evenings

    •    Ideal for breakfast or morning coffee

    •    Often considered a balanced exposure

Cons

    •    Little to no sun in the afternoon or evening

    •    Can feel shaded later in the day

Best for: Early risers and buyers who want light without overheating.

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South Facing Balconies

Pros

    •    Maximum sunlight throughout the day

    •    Bright interiors, especially in winter

    •    Often helps with heating costs during colder months

    •    Highly desirable for resale

Cons

    •    Can get very hot in summer

    •    More sun exposure means potential fading of furniture

    •    May require blinds or air conditioning

Best for: Buyers who love sunlight and bright living spaces.

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West Facing Balconies

Pros

    •    Afternoon and evening sun

    •    Great for sunsets and evening use

    •    Warmer feel later in the day

Cons

    •    Can be the hottest exposure in summer

    •    Glare in the evenings

    •    Higher cooling needs during heat waves

Best for: Buyers who are home in the evenings and enjoy outdoor time later in the day.

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Corner and Mixed Exposures

Many units offer corner or multiple exposures, which can provide the best of both worlds.

Pros

    •    More natural light throughout the day

    •    Better airflow and cross ventilation

    •    Often feels more open and spacious

Cons

    •    Typically priced higher

    •    Can have varying heat levels depending on layout

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Final Thoughts

There is no universally “best” balcony direction. The right choice depends on lifestyle, schedule, and personal comfort. Someone who works nights may love a west facing unit, while someone working from home might prefer north or east exposure.

When viewing properties in Vancouver or the Fraser Valley, it’s always worth stepping onto the balcony at different times of day or asking about sun patterns before making a decision.

If you have questions about how exposure affects specific buildings or neighborhoods, I’m always happy to help

Condo amenities can be a huge selling point, but they also play a major role in monthly strata fees and long-term maintenance costs.

High-end amenities like 24-hour concierge services, indoor pools, and saunas come with significant ongoing expenses. Concierge services require staffing, benefits, and management. Pools and saunas not only have high operating costs for heating, chemicals, and insurance, but they also carry a higher risk of water damage over time. Leaks, moisture issues, and major repairs can lead to costly special assessments if not properly maintained.

Other popular amenities like rooftop patios, BBQ areas, and common lounges also require regular upkeep. Exposure to the elements means faster wear and tear, and shared BBQ spaces add cleaning, safety, and replacement costs.

On the other hand, simpler amenities tend to be far more cost-effective. Playgrounds, open green spaces, bike rooms, and pet wash stations offer great lifestyle value with much lower maintenance and repair risks. These amenities often enhance livability without significantly impacting monthly fees.

When buying a condo, it’s important to look beyond the marketing brochure. Understanding which amenities you will actually use and how they affect strata fees can help you make a smarter long-term decision.

If you’re comparing condo buildings and want help breaking down strata fees and amenities, I’m always happy to walk you through the details.

BC Assessments have just been released, and it is important for homeowners to understand what these numbers actually represent. A BC Assessment is not the same as an active or achievable sale price in today’s market.

BC Assessment values are created by assessing thousands of homes at once, without ever stepping inside the property. They do not account for renovations, updates, condition, layout, or unique features that can significantly impact a home’s true value. Two homes with the same assessment can sell for very different prices once these factors are considered.

Another key point is timing. BC Assessments are based on market data from July 1 of the previous year. That means the value you see today is already outdated and does not reflect current market conditions, buyer demand, or recent sales trends.

Most importantly, BC Assessments exist for property tax purposes, not for pricing homes for sale. Market value is determined by what a buyer is willing to pay today, based on current inventory, interest rates, location, and the specific details of your home.

If you are curious about what your home could realistically sell for in today’s market, a detailed market analysis based on recent comparable sales is far more accurate than relying on an assessment value.

When you buy a new home in British Columbia, you’re protected by the 2/5/10 home warranty, a mandatory insurance program designed to give buyers peace of mind and real protection after closing.

Here’s what each part of the warranty means:

2 Years of Protection

For the first two years, your new home is covered for:

    •    Defects in materials and labor (things like drywall cracks, flooring issues, paint problems).

    •    Violations of the BC Building Code.

    •    Defects in the building envelope (windows, doors, roofing, water penetration).

This means if something goes wrong with the workmanship or basic functionality of your home in the early years, the builder or warranty provider will step in to fix it.

5 Years of Protection

For five years, the structure of your home is covered.

This includes major structural components like:

    •    Floor systems

    •    Load-bearing walls

    •    Foundations and footings

If these structural elements fail or pose safety concerns, that repair cost is covered under the warranty.

10 Years of Protection

For ten years, your new home is protected against major structural defects.

These are the big, foundational issues that threaten the overall safety and stability of your home.

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What This Means for Buyers

Buying a new home is one of the biggest investments most people make. The 2/5/10 warranty helps reduce risk by ensuring you’re covered if serious problems arise after you move in.

The warranty is automatic and included with new home purchases from registered builders, so you don’t have to apply for it yourself.

This coverage provides confidence and financial protection so you can enjoy your new home without worrying about unexpected repairs.