Please come with any questions you may have. In the meantime you can take a virtual tour of this Apartment for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

BCA is the government agency responsible for determining and reporting property value estimates for the 1,917,394 properties in its database, a 0.75% increase in the number of properties since 2011.

BC Assessment and a REALTOR® assessment. Why the difference?

BCA’s assessment and the market value determined by a REALTOR® may be different. Why?

Both BCA assessors and REALTORS® calculate market value by analyzing sales of comparable homes within a local market, and look at factors that affect value such as size of home, view, location – on a busy or quiet street, number of bedrooms, construction quality, floor level, and garage or parking stalls.

Where every lot and every home on a street are typically the same, both BCA’s value and a REALTOR’s® value will be similar during stable market conditions.

Differences occur in neighbourhoods where lots have been rezoned or are different shapes and sizes, where architecture and views are unique, and where owners have made changes that BCA hasn’t yet taken into account.

Differences also occur during market instability when prices rise or fall during the six-month period between July 1 and January 1 the following year.

Wake-up call – how to appeal an assessment

Since July 1, 2011 home owners may have seen prices stalling in some neighbourhoods and rising in others. Assessments may reflect these changes.

The deadline to appeal is January 31, 2012

Property owners who disagree with their assessment should do their homework by visiting www.bcassessment.ca and then e-valueBC to compare their assessment with those of their neighbours. Each year, about 1.6% of all BC property owners appeal their assessment.

Property owners should first contact their local assessment office and talk to staff who can make adjustments if there is an obvious error, for example if BCA includes a new swimming pool, when, in fact, the pool is a shallow fish pond.

Area assessors’ phone numbers:

Property owners who decide to appeal must file a written request by January 31, 2012. For information, visit www.bcassessment.ca and select Learn more about the Notice of Complaint (Appeal) process and the Property Assessment Review Panel.

What can an appeal mean for a property owner?

While BCA determines the assessed value of property tax for tax purposes, it’s the local taxing authorities – both provincial and local governments – which set tax rates each spring according budget requirements.

The formula for calculating taxes on property is:

Tax Rate x Assessed Value / 1,000

If the tax rate is 4.000 and the property assessment is $1 million, then the taxes payable are $4,000.

No notice

Property owners who haven’t received an assessment notice by mid-January should contact the area phone numbers listed above or request their tax notice online at www.bcassessment.ca. (See Receive your assessment notice online - right hand side).

If a property owner has concerns about their local taxes, they should contact their local government office. Taxes aren’t appealable.

New feature - save assessment data

Visit www.bcassessment.ca and select e-valueBC to view and compare the assessed value of any BC property. A new feature this year lets you download and save assessment data as a PDF or an Excel file.

Referenced from REBGV realtorlink Jan 13th 2012 

Please come with any questions you may have. In the meantime you can take a virtual tour of this Apartment for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

Updated November 29, 2011

As of Monday, November 28, the District incentive program to register your existing secondary suite has been extended to May 31, 2012.

Some fees have been changed as well:

Effective December 1, 2011, the application fee is $450.

Effective January 1, 2010, renewal fees for non-rented suites (unoccupied or family use) have been lowered to $85

Effective January 1, 2010, the renewal fee for rented suites in non-owner occupied homes is $450.

Effective January 1, 2012, the renewal fee for rental suites in owner-occupied homes is $350

Apply by May 31, 2012 to qualify

Since the beginning of the secondary suites program, the District has offered incentives to encourage owners to register the suites with the District. An incentive for early registration is the application of alternative life safety standards to existing suites. To qualify for this incentive, secondary suites must have an application filed to the District before May 31, 2012.

If a home owner does not wish to register their suite, they have the option to decommission it.  This is a simple process which involves the following steps:

• Hiring a qualified electician to obtain an electrical permit to remove the stove wiring from wall outlet and from electrical panel.
• Removing all cooking facilities from the suite, which means equipment, devices or appliances that can be utilized to prepare a meal. i.e. stove, hot plate, microwave, etc.
• Submitting a declaration to the District of West Vancouver once the work has been completed.

Deadline

As a further incentive to owners to register their suites, owners who register prior to May 31, 2012 will be able to take advantage of the alternative life safety standards requirement. After that date, all owners will be required to comply with the full BC Building Code Standards which may incur extra costs by requiring them to:

• Sprinkler the building
• Provide a 45 minute fire separation between the suite and dwelling
• Upgrade the electrical and plumbing systems
• Make any other alterations required to bring the suite into BC Building Code compliance

After May 31, 2012, unregistered suites will be in contravention of the Zoning Bylaw and owners may be subject to fines and/or other enforcement.

Other Information

• Steps to License Your Secondary Suite  
• Secondary Suite FAQ (PDF 275KB)
• Secondary Suite Business Licence Application 

Updates

On November 28, 2011, Council voted to extend the deadline for the incentive program to May 31, 2012. They also approved an revised fee structure that allows for lower renewal fees for homeowners who do not rent out their suites.

On March 21, 2011, Council voted to expand the secondary suite program to allow for secondary suites in non-owner occupied homes. The same requirements apply as for a secondary suite in an owner occupied dwelling. In addition, the owner will need to designate a property manager at the time of application. This change to the program was made to recognize the unique characteristics of West Vancouver’s housing supply. Many of the existing secondary suites in non-owner occupied homes have existed in West Vancouver for decades.

Please come with any questions you may have. In the meantime you can take a virtual tour of this Ambleside Apartment for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

Please come with any questions you may have. In the meantime you can take a virtual tour of this Hamilton Condo for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

Please come with any questions you may have. In the meantime you can take a virtual tour of this Apartment for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

Please come with any questions you may have. In the meantime you can take a virtual tour of this Apartment for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

Please come with any questions you may have. In the meantime you can take a virtual tour of this Hamilton Condo for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

You'll be impressed by the style, space and high-end quality renovations to this elegant, modern, south-facing two bedroom, two bathroom in the award-winning Observatory Building! Rich, warm wood flooring, granite counters throughout, high-efficiency stainless appliances in the kitchen, built-in cabinetry and murphy bed, soaker tub - lots of extras here! And all set in vibrant Lower Lonsdale with every amenity at your doorstep, not to mention the great offerings in the complex - pool, hot tub, exercise room and more! A safe, secure, sought after location and this one will impress! Call now!

View this recently sold Condo or see all my home sales

That was the message delivered by the panel of three real estate industry experts, including the Board’ President-Elect Eugen Klein, to a packed house at the Board of Trade’s Bubble Trouble event on October 21 at the Fairmont Hotel in Vancouver.

Other panelists included Ward McAllister, president of Ledingham McAllister Properties, and Richard Wozny, of Site Economics Ltd. The panel was moderated by David Podmore, CEO of Concert Properties Ltd.

Each of the speakers presented information that helped to set the overall picture of what they consider to be a solid overall market that is not in the midst of a bubble. But they directed their strongest comments towards the impact that the lack of transitional rules is having on the market right now.

“Potential buyers, especially the under-25 group, are sitting on the sidelines,” said Klein. “It’s also affecting home renovation projects with HST on them because consumers don’t know what to do.”

McAllister was the most vocal in his criticisms, noting that he and his company have been “literally begging” the provincial government for transitional rules since the results of the referendum to repeal the HST were announced.

“What is amazing to me is that it took the government three days to bring this new tax in and now they are telling us it is going to take up to 18 months to unravel,” said McAllister. “This is really hurting us in the new home business just because of the uncertainty.”

Both Klein and McAllister noted that they are seeing developers taking on a portion, or even all, of the HST on their product to try and remove that uncertainty for potential buyers.

Other information provided by the speakers suggested that the Metro Vancouver real estate market is healthy and stable.

Wozny forecasted that low interest rates will hold steady into the foreseeable future, which will translate into continuing sales, and McAllister highlighted immigration data that shows that approximately 52,700 immigrants will move to British Columbia in 2011. Of that total, some 42,000 will move into the Metro Vancouver area, meaning that the need for new housing will remain strong.

Klein pointed to steady residential sales driven by high-end property demand in Richmond, West Vancouver and the Westside of Vancouver. He also updated major commercial projects that will add approximately five million square feet of retail space and 1.5 million square feet of office space to Metro Vancouver by 2015.

“Putting the residential and commercial real estate sectors in perspective, the Lower Mainland remains a very desirable place to live and work,” said Klein.

© Real Estate Board of Greater Vancouver 

Please come with any questions you may have. In the meantime you can take a virtual tour of this Edgemont House for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

Magnificent has an address! This gorgeous brand new quality home is stunning and ready to rock. Another gorgeous home by the Procon Projects/Mason Kent Design tea, this modern home with its 2 bedroom suite offers everything a family needs. The large level lot and yard make parking and playing a breeze, and you can enjoy entertaining on your expansive BBQ-ready back deck. The open concept living area encourages flow and the large kitchen with maple cabinets, Ceasarstone countertops, a built-in cutting board, designated desk/study nook, and quality appliances (integrated wall oven and separate gas stove) make cooking enjoyable. For you tech-whizzes, the whole house is AV capable with structured wiring and is TV-ready. This amazing buy just steps from Edgemont Village in a close knit community with accessible amenities is not to be missed!

Please come with any questions you may have. In the meantime you can take a virtual tour of this Hamilton Condo for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

Affordable living on the Northshore! Dream of living in one of Northshore's trendiest neighbourhoods? It is possible to afford this updated unit that is ready for a new owner. Come home after work & take a relaxing stroll to great restaurants & shops. The Talisman is one of the most well maintained buildings that offers longtime live in caretaker, gym & sauna, guest suite for out of town visitors and comfortable living.Take the Seabus to Downtown, stroll to recreation centre or to Lonsdale Quay for fresh produce & a wide variety of delicious meals. Let us show you how to make your dream come true at this affordable price. Want an investment for your portfolio? Rentals & pets okay.

Please come with any questions you may have. In the meantime you can take a virtual tour of this Ambleside Apartment for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

Please come with any questions you may have. In the meantime you can take a virtual tour of this Hamilton Condo for sale.

As always please do not hesitate to give me a call at if I can answer any questions before the open house, or if you would like to book a private showing.

Julia Kennett
Prudential Sussex Realty

The Vision:
The vision is about creating a compact lifestyle where families, professionals and seniors can enjoy amenities close to home. It’s about creating unique housing options and mixed-use commercial and residential space. Revitalizing Ambleside includes advancing and supporting arts and culture. Ultimately, revitalization is about building for the next generation while recognizing our history as a community of neighbourhoods.

To deliver this vision requires looking not only to the past but also to the future – what should West Vancouver become for our children and future generations? Consideration must be given to options that the past may not have considered or contemplated. Consideration must be given to demographic shifts, economic and environmental sustainability, housing requirements, community amenities and the desire to have a well planned and vibrant town centre.