在加拿大,卖家房产经纪在房源登上MLS系统之后,一般都会在周六日2-4点举办Open House (公众开放日),方便买家来看房。公众开放日期间,买家可以不用预约,直接walk-in 去看房。看房过程中,买家一般会比较关注屋子内的陈列,摆设,格局,采光等,但对于一些细节,比如墙面,地板,天花板,窗户等,一般不太在意。而一个有经验的房产经纪,在陪同买家看房过程中,就会关注一些比较细节,但是对于房子本身价值非常重要的东西,比如屋顶,锅炉,热水炉的保养情况,屋子内漏水的痕迹,虫害的痕迹,室内的气味,室内装修的finish, 用料,窗外的view, 房子周边是否有大树,高压线等。所以建议买家在做出买房决定后,尽快寻找一位在专业程度,时间安排,性格脾气和买家自己匹配的房产经纪,这样买房的过程会更加省心,高效。

 

6 Things Your REALTOR® is Looking For At An Open House


Article written By Wendy Helfenbaum

When visiting a property for sale, buyers usually notice things like how updated the finishings are, the natural lighting, and the number of bedrooms and bathrooms. You’re so excited about the space, it can be easy to miss the small but important details, like how there are no outlets in the bathroom and the living floor slopes towards one side. This is why it’s crucial to work with an experienced REALTOR® who can help provide a critical eye.  

While your REALTOR® doesn’t replace a home inspector, they can help flag things. Here’s what they’re looking out for on your behalf.

A REALTOR® uses all their senses at an open house to see how it could impact the buyer.

Odd smells, sounds, or sensations

REALTORS® use all their senses while walking through a property, and they’re attuned to things buyers may not notice. 

“I’m not a home inspector; I’m another set of eyes, ears, nose and even touch,” explains Glenda Caplan, a REALTOR® and commercial and residential salesperson at The Agency in Montreal, Quebec.  

“For example, there’s a basement smell and then there’s humidity and mould. If, when walking towards the furnace room, you’re smelling oil or mould, that may be a problem. In my head, I’m calculating: they need to change the furnace, or potentially install French drains if there’s water infiltration.”

REALTORS® also listen for excessive noise—from a nearby airport or school—that could impact how buyers will enjoy a property. 

Did you know? Strong odours can be one of the main reasons your home isn’t selling. Find six other common reasons your home may not be selling.

A Realtor may also point out abnormalities on walls, ceilings, and floors.

Abnormalities on ceilings, walls, or floors

Multiple or diagonal cracks on ceilings, walls, or floors could indicate something needs to be investigated further during the home inspection, warns Caplan. Ditto for any mould around windows.             

“Sometimes, you see different kinds of ceiling paint, which might mean potential water damage. And if one wall looks very freshly painted, what happened in that room?” she adds. “Walking without shoes on, I’m also feeling the floors. Are they mushy or lopsided? Are the floorboards moving as you’re moving?”

Your REALTOR® may also highlight whether there are enough electrical outlets in key areas—especially in the kitchen.

Check poorly done renovations as they could result in costly repairs.

Poorly done renovations

Buyers may be impressed by shiny new kitchens and bathrooms or a new roof, but your REALTOR®’s trained eye checks for workmanship and quality.

 “If the roof was replaced three years ago and you can already see the shingles curling, maybe the job or the shingles weren’t the greatest,” says Caplan, adding sloppy patch jobs inside the house could mean the owners skimped on maintenance and repairs.

In addition to being an eyesore, poorly done renovations could also mean big repair bills down the line. This is another reason you should never skip a home inspection. While your REALTOR® can point to areas they think are concerning, a home inspection can uncover major issues you’ll want to know about before putting in an offer. 

Look for any choppy floor plans.

A choppy floor plan

Buyers who watch home renovation shows often think they can knock down any wall to create the perfect layout. REALTORS® help bring a different perspective, pointing out where the load-bearing walls are likely to be—which require added structural support if removed  to create an open concept. 

“I’m not a licensed inspector, an architect, or a structural engineer, but as a REALTOR® who’s been through inspections with my clients, we can spot things that are potentially problematic,” explains Caplan. 

“If the basement is unfinished or semi-finished, you can see where the beams are and where the structural walls are. With money, anything can be done, but buyers would need to speak to a structural engineer because in some properties, it’s not worth making an open concept.” 

Make sure the bedroom doesn't have a terrible view.

Rooms with a (terrible) view

Most people wouldn’t want their bedroom window looking directly into their neighbours’, but buyers don’t always check the views the way REALTORS® do, notes Caplan.

 “Your neighbors and surrounding environment are very important. If your yard backs onto an apartment building, people on the higher floors will be looking down on you,” she says.

Your REALTOR® will also know if there are buildings going up or other potential plans in the area that may impact your view. 

Ensure that big trees have not impacted sewage pipes.

Problematic trees

Older neighbourhoods are blessed with many beautiful shade trees, but if the ones on or near your property are diseased or too big, your REALTOR® may flag that, says Caplan.

“The rule of thumb is that roots are as wide as the tree is high, so a 40-foot-high tree will have 40-foot-long roots. Are they growing towards your house or the sewage drains? Will they crack your foundation by pushing too much against it? These things can affect the inside of the house,” she explains. 

“When I see a huge tree, I suggest buyers get a drain scope when they do their inspection to make sure the roots haven’t affected the pipes, because that could be a very expensive problem.”

A REALTOR® can provide professional guidance and support during an open house

Your trusted advisor

“I want buyers to experience the house and imagine living there. I’m there as a backup to protect them and somewhat ground them,” notes Caplan. “Even if it’s not perfect and not renovated, if the space works for them, we can always do renovations. But if they also need foundation work and a roof, it can get quite costly.”

Having professional guidance and support of a REALTOR® while walking through a property provides a valuable perspective to help you make the best decision for your needs.

理论上来说,您可以出任何您觉得合理的offer. 但是实际操作过程中,您的low-ball offer可能会被卖家认为您不是一个诚意的买家,只是为了试探卖家的价格底线。一些情况下,卖家对于这样的offer,可能会不予理会。在加拿大,买卖双方大多数情况下,都是由代表卖家和代表买家的Realtor (房产经纪) 进行沟通,经验丰富的房产经纪,比较了解当地的房价,会根据房子状况,当时的市场环境,卖家的卖房意愿强烈程度,来写一个offer, 对于一些刚来的新移民或者没有很多购房经验的买家来说, 这样的经验对于他们而言,是非常重要的。

概括来讲,最好在您做出买房决定后,寻找一位适合您的房产经纪,比如专业程度,性格脾气,时间安排上都比较匹配的房产经纪,这样您的买房过程相对会更加省时,省心,高效。

 

Technically, you can make whatever offer you want on a property, but that doesn’t mean it will be considered or accepted.

Talk to your REALTOR® to come up with a fair and reasonable offer that is low enough to meet your expectations without offending the seller. They are local market experts and will be able to provide insights into trends and know what it takes to make your offer more desirable. There are many things to consider before making any offer on a property, but one of the most important things to consider is the condition of your local market. 

Your REALTOR® can provide a comparative market analysis, which will look at other comparable properties in your area and what they’re selling for. If these comparable properties are selling for a lot less than the asking price on the property you’re interested in, it could give your offer more merit. On the flip side, you may discover that the listing price is reasonable given the current trends and market conditions.

Whether you live in a buyer’s or seller’s market will also dictate how much negotiation power you have.

As you mentioned, days on market may come into consideration. If the property has been on the market for a long time, the seller may be more motivated to sell and might consider an offer lower than their listing price. 

If you decide to submit an offer lower than the asking price, there are other ways to make it more desirable, such as removing any conditions or being flexible with the closing date.

Speaking of conditions, another route your REALTOR® may recommend is making an offer at the listing price, but with conditions that would include renovations or repairs to areas of concern.

Make sure you weigh all your options and discuss them with your REALTOR®. 

Good luck!

 以下文章非常清晰的告诉我们在购买楼花过程中,需要考虑的一些重要问题,比如什么是合同冷静期(cooling-off period, recission period),如何准备收付款,提前多久和银行作贷款预批,如何了解开发商(防止暴雷事件的发生),对于有经验的投资者,可能这些都是小问题,但是对于很大一部分首次置业者来说,这是一个重要的决定,需要了解过程中的方方面面,这样才能心中不慌果断投资置业。

 

If you’ve ever wondered how to buy a presale condo but have been intimidated by the unfamiliarity of the process, this how-to guide is for you

If you’ve ever wondered how to buy a presale condo but have been intimidated by the unfamiliarity of the process, this how-to guide is for you. First-time homebuyers and individuals new to the presale or pre-construction condo market typically have many similar questions, all of which are straightforward and easy to answer. Once you’ve taken in the information below, you’ll know exactly how to buy a presale condo. The only thing left to do will be to find the new development that’s right for you. Here’s how to buy a presale property.

Defining a Presale Condo

Presale condos are brought to the market by a developer before the units are built. Buyers can choose to put money down on presales and own the rights to a future home. Buyers still eventually pay the condos’ full price, but until the property is completed, a home loan isn’t needed. This gives buyers the opportunity to leverage their initial investment, should the market rise while the presale is being built.

Deposits, Trusts, and Deposit Schedules

The most frequently asked questions about presale condos are surrounding deposits. When purchasing a presale, the first step is to place a deposit down on the property. Typically, there is a small initial deposit due at the time of writing an offer, followed by a 5% to 10% deposit on the agreed purchase price due after a rescission period (more on that next). From here, presale condo deposits are scheduled to be made over a specified period of time, with more large payments being due between your first payment and the date of completion. Here’s a look at a hypothetical deposit schedule for presale condos. Remember that every presale contract is different, so this is just an example of a deposit schedule.

-June 1, 2021: You find the perfect presale condo and put down $10,000 upon writing your offer.

-June 8, 2021: After a 7-day rescission period, the remaining 10% of the purchase price is due.

-June 1, 2022: An additional 5% of the purchase price is due.

-December 1, 2022: An additional 5% of the purchase price is due.

At this point, you’ll have a 20% down payment made on the purchase price of your condo, which is relatively common in today’s market. Once the building is complete, you’ll be ready to secure a mortgage and move into your new home. Deposits are held in a trust account, and developers won’t gain access to the funds until construction is complete. Before we move onto how mortgages work with presale condos, let’s review rescission periods.

Rescission or Cooling-Off Periods

A rescission period is put in place to protect buyers and give them a period of time to cancel the contract should they have a change of heart. Two things must occur for this period to begin - the purchaser must sign a form acknowledging they’ve read the Disclosure Agreement, and the purchase of sale must be signed and legally binding.

Once those two agreements have been completed, the rescission period officially begins. The length of this period varies by province, with British Columbia having a 7-day window for buyers to rescind on a deal, and Ontario having a 10-day rescission period, or “cooling off” period, as it’s often called.

Mortgages

While you’ll likely need preapproval if you’re buying a presale condo, you won’t need to secure or start paying a mortgage until your property is fully built, with your mortgage loan payments beginning upon final closing. This is when the building is officially registered with your city and when you get the title to your condo.

When it comes to interest rates, you can likely lock in a rate if you’re purchasing a presale condo that will be completed in less than two years. Speak to your bank or mortgage broker and request a commitment letter to lock in rates if you’re trying to secure a mortgage at today’s rates.

Developers

Your building’s developer will play a massive role in your presale experience. Developers can delay completion dates, offer amenities like parking and storage space, or even cancel projects entirely in worst-case scenarios. It’s critical that you research the developer extensively and only purchase a presale condo from a company you trust.

If you’re looking for information on developers and new projects in your area, start searching for new developments on REW. You can search by province, city, or development name to learn about exciting new presale opportunities.

Agents

Working with an agent is free for buyers, which is just one of the many reasons you should work with an agent when purchasing a presale property. Developers will pay the commission to the buyer’s agent upon the sale completion, leaving buyers with the confidence of knowing that they have representation throughout every step of the presale process. An experienced agent will help you negotiate layouts and amenities with developers and be there to guide you through any questions or concerns you may have about purchasing a pre-construction property.

Here are seven reasons you should always use a buyer’s agent.

Benefits

Interest in presale properties is high in many major Canadian cities. Many homeowners are interested in selling in a few years but are interested in investing in a property today. Prebuilds also offer the opportunity for new homebuyers to leverage their initial deposit, which has proven to be highly profitable for many investors in the past. These investment opportunities, mixed with the ease of living that comes from moving into a brand new condo and extended warranty insurance, make presale condos a desirable option for many homebuyers.

Risks

The most considerable risk of buying a presale condo is simple: you don’t know what the market is going to look like when your condo is completed. Of course, not knowing what the market is going to do is a risk associated with any investment. If you’re financially prepared for worst-case scenarios and do your research on the area, market, and developer you’re working with, there’s a good chance that the potential benefits of purchasing a prebuild condo outweigh the potential pitfalls.

Hopefully this helps you understand the process of buying a presale condo and what steps need to be taken to secure yourself a prebuild. Start searching for new developments now on REW.

 

This cheaper option for home ownership may be tempting, but it also comes with risks

Don’t know what a leasehold property is? Don’t worry. Here’s a basic introduction with some finer talking points.

What is a Leasehold Property?

A leasehold property means that the owner owns the house/townhouse/condo itself but not the land it is built on. That land is leased to the home owner by the land owner. Leasehold land is basically a plot of land that has been rented out to a developer, who then builds on the land and rents the property for a certain sum of money (or a portion of it as with an apartment building or condo). The leases on the plots of land are typically for extended periods of time (think up to 100 years or more), very often pre-paid up front (see section below), and often belong to either the City, or in many cases a corporation, a University or are First Nations Reserve lands.

Examples of a Leasehold Property

On REW.ca (just add ‘leasehold’ to your filter), you can find some great examples of leasehold lands in Vancouver and Toronto. The land on south False Creek close to Granville Island, for example, as well as in south-east Vancouver along the Fraser River, are leaseholds owned by the City of Vancouver, whereas various corporations own much of the leasehold land in Vancouver’s West End.

How Long Can I Own a Leasehold Property?

If you decide to buy a leasehold property, you are essentially purchasing the right to possess that property until the end of the lease, or until you sell it to someone else – whichever comes first. If the lease expires and you are still in the home, you will have to renegotiate your terms for leasing the land your home is standing on – often at considerable expense. Or, in instances where the property was passed down from one person to another (throughout a family from parent to child say) and the lease is about to expire, whomever is the current owner would have to renegotiate.

The Importance of a Lease Agreement

With a leasehold property it is extremely important to find out these details before you make a purchase. All leasehold land will have a lease agreement outlining details such as the terms of the lease, and what happens at the end of the lease. If you own property on non-pre-paid leasehold land (ie, you are making monthly lease payments), the lease agreement will also tell you whether the owner can raise your lease payments and, if so, at what intervals of time.

About Prepaid Leasehold

In addition to your strata fees and taxes, you may or may not be required to pay a monthly lease payment on your leasehold property. The only way to find out is by carefully reviewing the lease agreement.

A prepaid leasehold means that the developer has paid the lease payments ahead of time, so you will not have an extra bill; although most likely the owner has combined these fees into the overall value of the property itself. Non-pre-paid leases, as are often found on First Nations Land, will see you ponying up one more expense every month. On the other hand, it might mean that your home’s overall value was or is lower upon purchase.

Can I Get a Mortgage on a Leasehold Property?

Unfortunately there is no easy answer to this question. Generally speaking, however, leaseholds are more challenging. To begin with, most lenders will not approve a mortgage for a term or an amortization that is longer than the lease itself, which, depending on the lease’s expiration date can be problematic.

Any time the property is not a freehold strata there will be limits, but some lenders will be more open to the possibility. Your options will be reduced for a First Nations reserve leasehold, and private leaseholds are the most challenging. In many cases the only option may be a private lender but even that is not a guarantee.

When looking for mortgage on a leasehold property, the lender will look at everything: income, credit score, down payment, and of course the property itself. Clients of mine purchased a 1,200 square foot town-home in east Vancouver for $490,000. Their lease is a little over 60 years; but they were extremely happy with their choice. It is in a gentrifying neighbourhood with lots of amenities, and they were able to obtain a mortgage through a big bank with getting their best rate. Also, because leasehold land is much cheaper than freehold land for similar properties, they would not have been able to find anything similar at that same price point.

If you choose a leasehold property, you will be limited as to the lenders and mortgage rates. But to put things into perspective, as with any home that you buy there will be lenders that like it and lenders that won’t.

Read the fine print, make sure you know what you’re getting yourself into, and seek out advice from someone with experience.

 

温哥华:加拿大置业买房自住投资的不二选择

At number eight on the list, Vancouver is the only city outside Ontario to make the top 10

Vancouver is Canada’s eighth-best city in which to buy real estate, according to an analysis by MoneySense, and the only city outside of Ontario to make the top 10. Guelph, Ontario, took top place, with Durham/Oshawa and Brantford rounding out the top three. Toronto came in at number 13.

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For first-time home-buyers, choosing the right mortgage can feel daunting. Here’s a classic example: Let’s say Jen and Jon Smith are taking the plunge with a three-bedroom, two-bath detached home in a mid-size Alberta city. But when it comes to their mortgage, they’re not sure which way to go between a fixed rate or variable rate mortgage. Which mortgage is right for them? What are the pros and cons? How do costs differ? The questions go on and on, and the short answer of “it depends” isn’t exactly comforting.

贷款预审核和预批有区别吗?

In early 2019, several Canadian banks launched digital apps that offer home buyers easy, hassle-free mortgage pre-qualification in 60 seconds or less. Sounds great, right?  The problem is many consumers believe a mortgage pre-qualification is a lot like a mortgage pre-approval or mortgage approval. As a result, prospective home buyers and sellers are left expecting the financial institution associated with the app to lend them hundreds of thousands of dollars, despite the fact they simply keyed their names, addresses, contact information and gross income into various online fields.

买房的offer 应该怎么写呢?

It finally happened. You found the home that has everything that matters to you and your family. The amenities, the location, the style - it’s all lining up beautifully.

But there’s a step in the home buying process before you get the keys that some people overlook: How do you make the right offer to actually get the property? Here are some tips to point you in the right direction and give you an advantage when it comes to putting together a winning offer.

买房时如何知道是否是大麻屋呢?

Buying a house is complicated enough without the very real chance of buying a grow op house. A grow op house can come with structural problems and mould caused by long-term moisture, to say nothing of the danger of being attacked by criminals who think it's still a grow up. Think that former grow-op is a deal? think again.

Until recently there was no way to find out if a property had been a grow op or former drug lab. But the RCMP has introduced a national website that lists addresses where drug lab and grow op busts took place. It also tells how many marijuana plants were found on the property or what kind of drug was being manufactured. Each listing is on the site for a year.

如何选择合适的建商呢?

Choosing the right builder can be just as important as choosing your new home. When you purchase a home, you also "buy" the company that will build it for you. Their experience, skills and commitment to customer service will play a key role in determining how satisfied you are with your house and with the home buying experience.

Canada Mortgage and Housing Corporation(CMHC) offers the following tips on how to find and select a new home builder that will meet your family's needs and expectations:

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A home inspection can be a make-or-break factor in the process of buying a house -- and in B.C. consumers have protection unique to the country.

Last year, B.C. became the only province in Canada to require that home inspectors be licensed. Licensing enhances consumer protection as businesses licensed with Consumer Protection BC have obligations under the law and must adhere to the standards of their association such as educational requirements and a code of ethics.

想买房但预算有限该怎么办?

If affording a home seems impossible, you might not have considered these options

It’s no small secret that the Vancouver housing market is a tough one to break into. Among millennials and young families alike, the idea of buying property within the city limits is a daunting one. However, for would-be homebuyers in the Lower Mainland, there are a few simple tricks that can make the market a lot friendlier.

预售楼花登记管理制度2019年开始正式在BC省施行

A new Condo and Strata Assignment Integrity Register (CSAIR) has been introduced by the BC Ministry of Finance to track condominium pre-sales throughout the province.

How the register will work

The BC Land Title and Survey Authority will administer the online register which will be a database for assignments of purchase agreements for all residential condo and strata lots in BC, including both pre-sale lots and completed lots.

温哥华房屋业主必读的31条省钱方法(最完整整理)

您要省钱吗?我们可以提供帮助!这是不列颠哥伦比亚省购房者,卖方和业主可以省钱的31种方法。
1.卑诗省房地产转让税(PTT)首次购房者计划
符合条件的首次购房者可免于支付首笔200,000加币的PTT的百分之一,而剩余价格不超过$ 500,000的转售房屋的剩余价格的百分之二的PTT。价格在50万加币至52.5万加币之间的房屋可享受一定比例的豁免。 525,000加币及以上的免税额为零。外国实体和应税受托人没有资格获得豁免。

温哥华购房者一览表

面向新移民的微型网站

大多数加拿大的新移民转向互联网来寻找住房信息。为了向新加拿大人提供一站式有关住房信息 的网上资料来源,CMHC开发了新的微型网站:面向新移民的住房所提供的信息分为三个方面:

联系方式

手机:778-896-7151
Email:clonesimon@gmail.com
地址: 225-8291 Alexandra Road, Richmond BC Canada
微信号: simonzhu02

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MLS®, REALTOR®, and the associated logos are trademarks of The Canadian Real Estate Association 
The trademarks REALTOR®, REALTORS® and the REALTOR® logo are controlled by the Canadian Real Estate Association (CREA) and identify real estate professionals who are members of CREA. The trademarks MLS®, Multiple Listing Service® and the associated logos are owned and administered by CREA. Not intended to solicit those home buyers or home sellers that are under a current agency agreement.

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