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British Columbia Region Highlights

http://www.cmhc-schl.gc.ca/odpub/esub/65442/65442_2012_Q04.pdf?fr=1354193192390

加拿大建造的不用交电费的“能源自给住房”即将上市

英语中“净零”(net zero)一词用在房屋建筑上表示这所房子能够自己提供本身所需要的所有能量。虽然这不是一个崭新的概念,但以前建这样的房子大都是私人定制的,没有房地产开发公司成批的建造这种的商品房。

现在加拿大已经有一家专门推动建造无能源消耗住房的咨询公司, 名叫BuildABILITY, 它与加拿大自然资源部,以及欧文斯·康宁(Owens-Corning)公司合作,力求将新的创意和新的技术推广到建筑行业中。

坎迪丝·路克(Candice Luck)是BuildABILITY咨询公司战略和计划部主任, 她介绍这一创意的来源说:“在70年代,当第一次能源危机发生时,加拿大政府提出了自愿执行的节能标准-称为R-2000。民众大多较为熟悉的是“能源之星”标志, 它原来主要用于标识家用电器的节能性,后来也开始用于家庭住房。如果房屋的能源消耗比正常的情况再减少25%,那就是环保型房屋。从技术上看,它保证房屋处于高度密封状态,室内有良好的空气质量,同时尽到环保责任。现在这一标准已被广泛应用”。

而“净零”就是这一节能概念的最高标准。它是在2006年开始提出来的, 它指能源消耗的效率达到了极致。具体的来说,就是只靠屋顶的太阳能电池板就能提供家庭使用的全部能源。

坎迪丝说:“我们给它的定义是,在一个全年的周期中,这种房屋自己能够制造所需的全部能量。尽管在冬季它可能会需要使用一些电网输入的电, 但他夏季输出给电网的电力可以抵消这种输入。因此我们称其为“净零”。

例如一​​个家庭有两个大人和一个孩子,由于一年期间的供暖和家电用电都由屋顶上的太阳能电池板提供,这一年的电费可以达到零。

为了达到“净零”的目的,需要很多密封技术, 除了墙体使用特殊材料, 窗户也与通常的不同。坎迪斯介绍说:“这种房屋的窗户使用3层玻璃,代替通常使用的双层玻璃窗。三层玻璃意味着中间有两层充进了能隔冷和隔热的气体。此外,我们还使用新的热泵技术。这使房屋高度密封,与外界隔绝,甚至可以使用吹头发的吹风机当作暖气来源”。

在加拿大建造“净零”房屋的挑战是双重的:首先是加拿大南部主要居住地域的的气候条件,温差很大, 夏天最高气温达30摄氏度, 冬天则可降到零下30℃; 第二个挑战是如何降低这种零能源消耗房屋的成本, 以及由此带来的对建筑行业传统标准的挑战。

坎迪丝介绍说, 他们公司正在努力向全国推广这一新技术。“我们想通过不同的项目将此推广到全国范围。目前已经有四个省份的五个建筑公司开始加入这一挑战。包括阿尔伯塔、安大略、魁北克和新斯科舍省。 这5个公司建造的房屋各种各样, 有单户住宅,有四联排别墅,也有可住六户人家的公寓楼。预计第一座“能源自给”的住房将在2015年11月完成。


How the Transit Vote Affects Home Buyers and Property Values

As Metro Vancouverites debate and vote on transit plans, key issues such as impact on housing affordability and land prices are being largely ignored

Will New Transit Push Up House Prices?

Over the long term, most industry watchers agree housing prices will continue to rise throughout Metro Vancouver due to its geographical constraints – there is simply nowhere to go except up. And there are plenty of precedents to suggest they rise more rapidly when improved transit arrives – good news for people who already own property or are looking at long-term investment value, problematic for first time buyers. According to an Urban Analytics report commissioned by the Onni Group just after the Canada Line was built, land values along the Cambie Corridor rose 19 per cent – almost double what most people had predicted – in the months leading up to completion. They climbed an additional 14 per cent in the first six months after the Canada Line was operational – an astonishing 33 per cent increase in approximately one year.

The Evergreen Effect

Further east, where the Evergreen Line is under construction, the Tri-Cities have shown steady but more moderate price increases across all types of housing, according to the Real Estate Board of Greater Vancouver. The rapid spike in prices many predicted would accompany the new SkyTrain line has failed to materialize.

What About Immigrant and Offshore Buyers?

Offshore immigration, a major driver in BC’s booming residential construction industry, considers proximity to transit a must have. “Offshore markets are light years ahead of us in the way they look at transit,” says Bill Szeto, president of Otezs Project Marketing. “In any major Asian or European city transit is the dominant way people move around. In London, England, you can’t even drive a private vehicle downtown [without paying a fee] unless you live or operate a business there.” Proximity to transit, he notes, also helps attract a better quality tenant – an important factor for the investment market. “And consider student housing. If students can get to UBC easily using rapid transit, it opens up other, more affordable rental options which could, ultimately, make on-campus housing more affordable as well.” However, Rolf Neufeld, managing director of credit structuring with Bank of Montreal, believes the vote will have little long-term impact on prices or appeal to new markets. “Vancouver land values are going to keep rising regardless because it will always be a city that people want to live in,” he says. “And there will be some transit improvements coming even if the vote is no.” So while Metro Vancouver awaits the results of the transit vote, Szeto makes a final comment. “Even 15 or 20 years ago, people often asked why anyone would want to live next to the SkyTrain… now they ask why wouldn’t you want to live there?”

- See more at: http://www.rew.ca/news/how-the-transit-vote-affects-home-buyers-and-property-values-1.1816055#sthash.6gKZnUCB.dpuf

 

 

 


Home sales and listings continue to follow historical averages

In the first two months of 2014, the Greater Vancouver housing market has maintained the steady pace set throughout 2013.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver reached 2,530 on the Multiple Listing Service® (MLS®) in February 2014. This represents a 40.8 per cent increase compared to the 1,797 sales recorded in February 2013, and a 43.8 per cent increase compared to the 1,760 sales in January 2014.

Last month’s sales total mirrors the 10-year sales average for February of 2,547, with just 17 sales separating the two figures.

The sales-to-active-listings ratio currently sits at 18.9 per cent in Greater Vancouver, a 4.9 per cent increase from last month.

“Home buyer demand picked up in February, which is consistent with typical seasonal patterns in our housing market,” said Sandra Wyant, REBGV president.  “We typically see home buyers become more active in and around the spring months.”

New listings for detached, attached and apartment properties in Greater Vancouver totalled 4,700 in February. This represents a 2.8 per cent decline compared to the 4,833 new listings reported in February 2013 and a 12.1 per cent decline from the 5,345 new listings in January. Last month’s new listing count was 0.5 per cent below the region’s 10-year new listing average for the month.

The total number of properties currently listed for sale on the Greater Vancouver MLS® is 13,412, a 9.3 per cent decline compared to February 2013 and a 6.4 per cent increase compared to January 2014.

“With the market continuing to perform at a steady, balanced pace, it’s important for home sellers to ensure their homes are priced correctly for today’s conditions,” Wyant said.

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $609,100. This represents a 3.2 per cent increase compared to February 2013.

Sales of detached properties in February 2014 reached 1,032, an increase of 46.6 per cent from the 704 detached sales recorded in February 2013, and a 6.3 per cent decrease from the 1,101 units sold in February 2012. The benchmark price for detached properties increased 3.5 per cent from February 2013 to $932,900.

Sales of apartment properties reached 1,032 in February 2014, an increase of 35.8 per cent compared to the 760 sales in February 2013, and a 1.2 per cent increase compared to the 1,020 sales in February 2012. The benchmark price of an apartment property increased 3.6 per cent from February 2013 to $373,300.

Attached property sales in February 2014 totalled 466, an increase of 39.9 per cent compared to the 333 sales in February 2013, and a 9.9 per cent increase from the 424 attached properties sold in February 2012. The benchmark price of an attached unit increased 0.6 per cent between February 2013 and 2014 to $458,300.


2014年1月市场表现: 高于往年历史均线,大幅稳健上升

2014年1月市场表现: 高于往年历史均线,大幅稳健上升

2014年的第一个月房屋销售和清单总数超过了大温哥华房地产市场的历史平均水平。

2014年1月大温哥华地区的住宅房地产销售达到1,760间,比2013年1月的1351间销售记录增加了30.3%,较2013年12月的1,953间相比下降了9.9%。

上个月的销售额高于10年期销售平均水平7.2%。

1月新挂牌总数(独立屋、公寓、城市屋)达到了5,345间,比去年同期的5,128间增加了4.2%。

上个月的新挂牌总数比该地区10年期新挂牌总数的平均水平高17.7%。

大温地区在地产局系统内总挂牌数量达到了12,602间,比去年同期减少4.9%;比上个月增长9%。

大温哥华地区的房价指数现在为$606,800,比2013年同期增长了3.2%。

独立屋的销售在2014年1月达到728间,比去年同期的542间增加了34.3%;比2012年同期的659间增加了10.5%。独立屋的房价指数比去年同期上升了3.2%,为$929,700。

公寓在2014年1月的销售量达到753间,比去年同期的576间增加了30.7%;比2012年同期的657间增加了14.6%。公寓的房价指数比去年同期上升了3.7%,为$371,500。

城市屋等在2014年1月的销售量达到279间,比去年同期的233间增加了19.7%;比2012年同期的261间增加了6.9%。城市屋的房价指数比去年同期上升了1.7%,为$457,700。


July home sale activity increases in Greater Vancouver

July home sale activity increases in Greater Vancouver

Sunny weather did not slow the pace of home sale activity in July. Last month was the highest selling month of the year in Greater Vancouver and the highest selling July since 2009.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver reached 2,946 on the Multiple Listing Service® (MLS®) in July 2013. This represents a 40.4 per cent increase compared to the 2,098 sales recorded in July 2012, and an 11.5 per cent increase compared to the 2,642 sales in June 2013.

Last month’s sales were 0.1 per cent above the 10-year sales average for the month.

“Demand has strengthened in our market in the last few months, which can, in part, be attributed to pent-up demand from the slowdown in sales activity we saw at the end of last year,” Sandra Wyant, REBGV president said. 

New listings for detached, attached and apartment properties in Greater Vancouver totalled 4,854 in July. This represents a 1.1 per cent increase compared to the 4,802 new listings reported in July 2012 and a 0.4 per cent decline from the 4,874 new listings in June of this year.

The total number of properties currently listed for sale on the MLS® in Greater Vancouver is 16,618, which is an 8.1 per cent decrease compared to July 2012 and a 3.9 per cent decline from June 2013.

The sales-to-active-listings ratio rose two and-a-half percentage points between June and July to 17.7 per cent in Greater Vancouver. This is the highest this ratio has been in Greater Vancouver since April 2012.

The MLS® Home Price Index composite benchmark price for all residential properties in Greater Vancouver is currently $601,900. This represents a decline of 2.3 per cent compared to this time last year and an increase of 2.3 per cent over the last six months.

“Home prices continue to experience considerable stability with minimal fluctuation throughout much of this year,” Wyant said. “This stability in price brings greater certainty to the home buying and selling process.”

Sales of detached properties reached 1,249 in July 2013, an increase of 59 per cent from the 787 detached sales recorded in July 2012, and a 13.7 per cent increase from the 1,099 units sold in July 2011. The benchmark price for detached properties decreased 3.1 per cent from July 2012 to $920,500.

Sales of apartment properties reached 1,210 in July 2013, an increase of 31 per cent compared to the 927 sales in July 2012, and an increase of 16.3 per cent compared to the 1,040 sales in July 2011. The benchmark price of an apartment property decreased 1.6 per cent from July 2012 to $368,300.

Attached property sales in July 2013 totalled 487, an increase of 27 per cent compared to the 384 sales in July 2012, and a 12.7 per cent increase from the 432 attached properties sold in July 2011. The benchmark price of an attached unit decreased 2.6 per cent between July 2012 and 2013 to $456,700.


Home sale activity improves but remains below historical averages

VANCOUVER, B.C. – April 3, 2013

– Lower levels of both supply and demand in recent

months are holding home prices in check in the Greater Vancouver housing market.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in

Greater Vancouver reached 2,347 on the Multiple Listing Service® (MLS®) in March 2013.

This represents an 18.3 per cent decrease compared to the 2,874 sales recorded in March 2012,

and a 30.6 per cent increase compared to the 1,797 sales in February 2013.

Last month’s sales were the second lowest March total in the region since 2001 and 30.2 per cent

below the 10-year sales average for the month.

“While home sales were below what’s typical for March, we are seeing more balance between

the number of sales and listings on the market in the last two months, which is having a

stabilizing impact on home prices,” Sandra Wyant, REBGV president said.

The sales-to-active-listings ratio currently sits at 15.2 per cent in Greater Vancouver, a three per

cent increase from last month. This is the first time this ratio has been above 15 per cent since

May 2012.

New listings for detached, attached and apartment properties in Greater Vancouver totalled 4,839

in March. This represents a 17.2 per cent decline compared to the 5,843 new listings reported in

March 2012 and a 0.1 per cent increase from the 4,833 new listings in February of this year. Last

month’s new listing count was 14.4 per cent below the region’s 10-year new listing average for

the month.

The total number of properties currently listed for sale on the MLS® in Greater Vancouver is

15,460, a 1.5 per cent increase compared to March 2012 and a 4.5 per cent increase compared to

February 2013.

The MLS® Home Price Index composite benchmark price for all residential properties in

Greater Vancouver is currently $593,100. This represents a decline of 3.9 per cent compared to

this time last year and an increase of 0.9 per cent compared to January 2013.

Sales of detached properties reached 933 in March 2013, a decrease of 21.1 per cent from the

1,183 detached sales recorded in March 2012, and a 48 per cent decrease from the 1,795 units

sold in March 2011. The benchmark price for detached properties decreased 5 per cent from

March 2012 to $906,900.

Sales of apartment properties reached 982 in March 2013, a decline of 17.5 per cent compared to

the 1,191 sales in March 2012, and a decrease of 39.5 per cent compared to the 1,622 sales in

March 2011. The benchmark price of an apartment property decreased 3.3 per cent from March

2012 to $362,100.

Attached property sales in March 2013 totalled 432, a decline of 13.6 per cent compared to the

500 sales in March 2012, and a 34.8 per cent decrease from the 663 attached properties sold in

March 2011. The benchmark price of an attached unit decreased 2.5 per cent between March

2012 and 2013 to $454,300.

April 1 marked the return of the GST and PST tax structure in the province. From a real estate

perspective, it’s important to remember that:

sales tax on a new home is reduced to 5 per cent GST plus 2 per cent BC Transition Tax

(total 7 per cent) from 12 per cent under the HST; and

tax on real estate commissions has been reduced to 5 per cent from 12 per cent under the

HST.

These reduced tax rates apply to transactions payable on or after April 1.


Tri-City assessments better than rest of region

The Tri-Cities is somewhat of a bright spot for property values compared with the rest of the Metro Vancouver, according to rolls released this week.

 From Tri-cities News

BC Assessment reports the North Fraser region, which includes the Tri-Cities, showed combined increases for all residential properties at:

• 5.59% in Coquitlam

• 3.04% in Port Moody

• 2.21% in Anmore

 and 1.69% in Port Coquitlam.

However, Belcarra property owners saw an average drop of 4.85% in their values.

The biggest land rise was for a single-family house — built 29 years ago in Central Coquitlam; it jumped about $60,000 to $800,000. As well, a detached home on Burke Mountain in Coquitlam went up $40,000 from last year, according to the roll.

 But a two-bedroom suite in a Coquitlam strata low-rise, built in 1990, dropped $16,000 while a Citadel Heights townhome in Port Coquitlam, built in 1994, sunk $15,000 — largely due to an oversupply, said deputy assessor Zina Weston who called this year relatively "status quo" for land values in the Tri-Cities.

 Meanwhile, Tri-City commercial and industrial land values went up as much as 20% in neighbourhoods such as Burquitlam and Moody Centre — in part because of official community plan and zoning changes, and the upcoming Evergreen Line that is due to be built by the summer of 2016 from Lougheed to Coquitlam town centres.

 In addition, strata offices and retail properties along St. Johns Street in Port Moody and in downtown Port Coquitlam rose, Weston said.

 By comparison, Metro Vancouver homes values dropped modestly, with White Rock showing from negative 10% to plus 5%. Significant decreases were also more common in Whistler, Pemberton, the Sunshine Coast and Bowen Island.

 Many homes on Vancouver's west side and in Richmond are also down slightly, after gains of as much as 30% a year earlier. "For the first time in many years a significant number of properties in the region are actually decreasing in value," assessor Jason Gratl said of Vancouver Sea-to-Sky region changes.

 Assessments are based on the real estate market as of July 1, 2012, and are the basis for municipal property taxes.

 Owners can check their assessments online at bcassessment.ca (click on e-ValueBC) and compare with others in their neighbourhood to decide if they wish to file an appeal by Jan. 31. Appeal requests go to independent property assessment review panels that convene next month. For more information, call 1-866-825-8322.

 In related news, the provincial government is increasing the Home Owner Grant threshold by $10,000 to $1.295 million to keep pace with rising property values, the finance ministry announced on Wednesday.

 The grant is worth $570 for homeowners in the Victoria, Greater Vancouver and Fraser Valley regional districts.

 


CMHC预计:新屋市场将放缓 二手房价明年略升

加拿大联邦政府属下的公营机格加拿大按揭及房屋公司(Canada Mortgage and Housing Corporation ,简称CMHC)在其最新季度市场展望报告中预测,加拿大新屋市场预计在2012年第四季度至2013年将继续放缓,而二手房市场将保持稳定,房屋价格增长将接近通胀率或略低于通涨水平。

据统计,全加今年新屋动工量在210800间到216600间之间,明年则在177300间至209900间左右徘徊,远低于今年的数字。以中位数计算2013年为19.36万间,较今年最新预测少9.4%。

通过多重销售系统MLS买卖的物业销售量今年介乎于449200间至465600间之间(中位数为457400间),较该公司今年8月时的预测少2万宗。预计2013年会增加到433300间至489700间之间(中位数为461500间)。而楼价升幅也会大致和通胀相若。

2012年MLS录得平均成交价格介于$363200元至$367000元,2013年预计将增加到$3631000元至$377900元。CMHC预计今年成交价增幅为0.2%,明年将达到1.5%,成交价分别达到$433300元和$489700元水平。

CMHC数据表明,魁北克省同样出现新屋动工量下降和二手房市场平稳的现象。今年魁省的二手楼平均价格将为271800元,预计明年微升到274100元。魁省今年的住宅交易成交量为78700间,明年预计为79800间。

随着就业增长放缓,二手市场选择余地增大和市场上多住户类型房屋数量增加,2012年独立房新屋动工量继续下降,降幅为4%,总数为15900间。预计2013年的降幅大致相若,为5.7%,独立房新屋动工量会下降到15000间。

经过2012年上半年的极度活跃期以后,多住户类型住房的新屋动工量下半年应该会有所放缓。因此预计2012年多住户住房的新屋动工量会下降3.2%,到30800间水平,而2013年更加会下降11.4%,只有27300间。

相信MLS的销售量在2012年会微升2%,到78700间,而2013年的升幅和2012年持平,约为1.4%,到79800间。

今年全国二手住宅成交量将较预测稍为放缓,但成交价将继续按年上升;明年二手住宅成交量将会稍增0.9%,成交价将较先前预测稍低,但仍会升1.5%,升幅大致和通胀相若。CMHC也预测,新屋动工量今年超过市场预测,但明年将会放缓逾9%。

CMHC副首席经济分析员Mathieu Laberge指出,全球经济展望放缓,加上2010年底至2011年初的大批预售影响,导致今年多户住宅新屋动工上升,将会导致明年新屋动工放缓。不过,他认为,受惠全国就业仍有增长,加上持续有净移民流入,将会支撑加国的新屋动工持续畅旺。

購屋者及房產業主必讀: 28項BC省補助與減免~幫您節省家庭開銷!

Top 28 grants and rebates for property buyers and owners

 Source REBGV. Updated March 20, 2012

 1 Home Buyers’Plan

Qualifying home buyers can withdraw up to $25,000 (couples can withdraw up to $50,000) from their RRSPs for a down payment. Home buyers who have repaid their RRSP may be eligible to use the program a second time. Canada Revenue Agency www.cra.gc.ca Enter ‘Home Buyers’ Plan’ in the search box. 1.800.959.8287

2 GST Rebate on New Homes

New home buyers can apply for a rebate of the federal portion of the HST (the 5% GST) if the purchase price is less than $350,000. The rebate is up to 36% of the GST to a maximum rebate of $6,300. There is a proportional GST rebate for new homes costing between $350,000 and $450,000. Canada Revenue Agency www.cra.gc.ca  Enter ‘RC4028’ in the search box. 1.800.959.8287

3 BC New Housing Rebate (HST)

Buyers of new or substantially renovated homes priced up to $850,000 are eligible for a provincial enhanced New Housing Rebate of 71.43% of the provincial portions (7%) of the 12% HST paid to a maximum rebate of $42,500. Home priced at $850,000+ are eligible for a flat rebate of $42,500. www.hstinbc.ca 1.800.959.8287

4 BC New Housing Rebate (HST) for Secondary Vacation or Recreational Homes

Buyers of new or substantially renovated secondary or recreational homes outside the Greater Vancouver and Capital Regional Districts priced up to $850,000 are eligible for a provincial enhanced New Housing Rebate of 71.43% of the provincial portions (7%) of the 12% HST paid to a maximum rebate of $42,500. Home priced at $850,000+ are eligible for a flat rebate of $42,500. www.hstinbc.ca/buying_goods/buying_a_home/new_home_tax_calculator 1.800.959.8287

5 BC New Rental Housing Rebate (HST)

Landlords buying new or substantially renovated homes are eligible for a rebate of 71.43% of the provincial portion of the HST, up to $42,500.www.hstinbc.ca 1.800.959.8287

6 BC First-Time New Home Buyers’ Bonus

First-time new home buyers may be eligible a one-time grant equal to 5% of the purchase price of the home, or if you are building a home, 5% of the land and constriction costs, up to $10,000. The bonus is based on the net income of the home buyer. This program ends March 31,2013. www.sbr.gov.bc.ca/documents_library/notices/FTHB_Bonus.pdf 1.877.387.3332

7 BC Property Transfer Tax (PTT) First-Time Home Buyers’ Program

Qualifying first-time buyers may be exempt from paying the PTT of 1% on the first $200,000 and 2% on the remainder of the purchase price of a home priced up to $425,000. There is a proportional exemption for homes priced up to $450,000.BC Ministry of Small Business and Revenue www.sbr.gov.bc.ca/business/Property_Taxes/Property_Transfer_Tax/ptt.htm 250.387.0604

8 First-Time Home Buyers’ Tax Credit(HBTC)

This federal non-refundable income tax credit is for qualifying buyers of detached, attached, apartment condominiums, mobile homes or shares in a cooperative housing corporation. The calculation: multiply the lowest personal income tax rate for the year (15% in 2011) x $5,000. For the 2011 tax year, the maximum credit is $750. Canada Revenue Agency www.craarc.gc.ca/tx/ndvdls/tpcs/ncmtx/rtrn/cmpltng/ddctns/lns360-390/369/menu-eng.html 1.800.959.8281

9 BC Home Owner Grant

Reduces property taxes for home owners with an assessed value of up to $1,285,000. The basic grant gives home owners

• a maximum reduction of $570 in property taxes on principal residences in the Capital, Greater Vancouver and Fraser Valley regional districts;

• an additional grant of $770 to rural homeowners elsewhere in the province; and

• an additional grant of $275 to seniors aged 65+, those who are permanently disabled and war veterans of certain wars.

BC Ministry of Small Business and Revenue www.rev.gov.bc.ca/hog or contact your municipal tax office.

10 BC Property Tax Deferment Programs

Property Tax Deferment Program for Seniors.

Qualifying home owners aged 55+ may be eligible to defer property taxes.

 Financial Hardship Property Tax Deferment Program.

Qualifyinglow-income home ownersmay be eligible to defer propertytaxes.

Property Tax Deferment Program for Families with Children.

Qualifying low incomehome owners who financially supportchildren under age 18 may beeligible to defer property taxes. BC Ministry of Small Business and Revenue www.sbr.gov.bc.ca/individuals/Property_Taxes/Property_Tax_Deferment/ptd.htm

 

11 Canada Mortgage and Housing(CMHC) Residential Rehabilitation Assistance Program (RRAP) Grants. Thisfederal program provides financialaid to qualifying low-incomehome owners to repair substandardhousing. Eligible repairs includeheating, structural, electrical,plumbing and fire safety. Grantsare available for seniors, personswith disabilities, owners of rentalproperties and owners creatingsecondary and garden suites.www.cmhc-schl.gc.ca/en/co/prfinas/prfinas_001.cfm 1.800.668.2642 | 604.873.7408

12 Home Adaptations for Independence(HAFI)

A new program jointly sponsored by the provincial and federal governments provides up to $20,000 to help eligible low-income seniors and disabled home owners and landlords to finance modifications to their homes to make then accessible and safer. BC Housing www.bchousing.org/Options/Home_Renovations 604.646.7055 or toll-free:1.800.407.7757 extension 7055

13 CMHC Mortgage Loan Insurance Premium Refund

Provides home buyers with CMHC mortgage insurance, a 10% premium refund and possible extended amortization without surcharge when buyers purchase an energy efficient mortgage or make energy saving renovations. www.cmhc.ca/en/co/moloin/moloin_008.cfm#reno 604.731.5733

14 Energy Saving Mortgages

Financial institutions offer a range of mortgages to home buyers and owners who make their homes more energy efficient. For example, home owners who have a home energy audit within 90 days of receiving an RBC Energy Saver™ Mortgage, may qualify for a rebate of $300 to their RBC account. www.rbcroyalbank.com/products/mortgages/energy-saver-mortgage.html

1.800.769.2511

15 Low Interest Renovation Loans

Financial institutions offer ‘green’ loans for home owners making energy efficient upgrades. Vancity’s Bright Ideas personal loan offers home owners up to $20,000 at prime + 1% for up to 10 years for ‘green’ renovations. RBC’s Energy Saver loan offers 1% off the interest rate for a fixed rate installment loan over $5,000 or a $100 renovation on a home energy audit on a fixed rate installment loan over $5,000. For information visit your financial institution. www.vancity.com/Loans/BrightIdeas and www.rbcroyalbank.com/products/personalloans/energy-saver-loan.html

 

16 LiveSmart BC:Efficiency Incentive Program

Home owners improving the energy efficiency of their homes may qualify for cash incentives through this provincial program provided in partnership with FortisBC,BC Hydro, and FortisBC. Rebates are for energy efficient products which replace gas and oil furnaces, pumps, water heaters, wood stoves, insulation, windows, doors, skylights and more. The LiveSmart BC program also covers $150 of the cost of a home energy assessment, directly to the service provider. www.livesmartbc.ca/rebates

1.866.430.8765

17 BC Residential Energy Credit

Home owners and residential landlords buying heating, heating fuel receive a BC government point-of-sale rebate on utility bills equal to the provincial component of the HST. www.sbr.gov.bc.ca/business/consumer_taxes/residential_energy/residential_energy.htm

1.877.388.4440

18 BC Hydro Appliance Rebates

Mail-in rebates for purchasers of ENERGY STAR clothes washers, refrigerators, dishwashers, or freezers.

www.bchydro.com/rebates_savings/appliance_rebates.html

1.800.224.9376

19 BC Hydro Fridge Buy-Back Program

This ongoing program rebates BC Hydro customers $30 to turn in spare fridges in working condition. www.bchydro.com/rebates_savings/fridge_buy_back.html

604.881.4357

20 BC Hydro Windows Rebate Program

Pay no HST when you buy ENERGY STAR highperformance windows and doors.

www.bchydro.com/rebates_savings/windows_offers/current_offers.htm

604.759.2759 for a free in-home estimate.

21 BC Hydro Mail-in Rebates/Savings Coupons

To save energy, BC Hydro offers rebates including 10% off an ENERGY STAR cordless phone. Check for new offers and for deadlines. www.bchydro.com/rebates_savings/coupons.html

1.800.224.9376

22 FortisBC Rebate Program

A range of rebates for home owners include a $50 rebate for upgrading a hot water tank, $300 rebate on an Ener-Choice fireplace and a $1,000 rebate for switching to natural gas (from oil or propane) and installing an ENERGY STAR heating system.

www.fortisbc.com/NaturalGas/Homes/Offers/Pages/default.aspx

1.888.224.2710

23 FortisBC Efficient Boiler Program

For commercial buildings, provides a cash rebate of up to 75% of the purchase price of an energy efficient boiler, for new construction or retrofits. www.fortisbc.com/NaturalGas/Business/Offers/Pages/default.aspx

1.888.477.0777

24 City of Vancouver Rain Barrel Subsidy Program

The City of Vancouver provides a subsidy of 50% of the cost of a rain barrel for Vancouver residents. With the subsidy, the rain barrel costs $75. Buy your rain barrel at the Transfer Station at 377 W. North Kent Ave., Vancouver, BC. Limit of two per resident. Bring proof of residency. http://vancouver.ca/engsvcs/watersewers/water/conservation/programs/rainbarrel.htm

604.736.2250 Other municipalities have similar offers.

25 City of Vancouver Greenest City 2020 Pilot Home Energy Loan Program

The City of Vancouver in cooperation with Vancity, FortisBC, BC Hydro and Natural Resources Canada offers access to loans for energy retrofits including heating systems, insulation and air sealing. The Home Energy Loan from Vancity is a 12 month pilot program that will end October 21, 2012. For more information attend a workshop (see third link below). The goal is 500 homes and loans are offered at 4.5% fixed rate over 10 years. The program also helps with accessing grants from the federal ecoENERGY program, the provincial LiveSmart BC program and FortisBC. www.vancouver.ca/energyloan and www.vancity.com/Loans/homeenergy and http://energyloan.eventbrite.com Email: energyloan@vancouver.ca

604.374.0507

26 Vancity Green Building Grant

In partnership with the Real Estate Foundation of BC, Vancity provides grants up to $50,000 each to qualifying charities, not-for-profit organizations and co-operatives for projects which focus on building renovations/retrofits, regulatory changes that advance green building development, and education to increase the use of practical green building strategies. The deadline for applications was January 23, 2012. If you are still interested in this grant open the link, and consider contacting Vancity to express your interest. www.vancity.com/MyCommunity/NotForProfit/Grants/ActingOnClimateChange/GreenBuildingGrant

604.877.7000

27 Local Government Water Conservation Incentives

Your municipality may provide grants and incentives to residents to help save water. For example, the City of Coquitlam offers residents a $100 rebate and the City of North Vancouver, District of North Vancouver, and District of West Vancouver offer a $50 rebate when residents install a low-flush toilet. Visit your municipality’s website and enter ‘toilet rebate’ to see if there is a program.

28 Local Government Water Meter Programs

Your municipality may provide a program for voluntary water metering, so that you pay only for the amount of water that you use. Delta, Richmond and Surrey have programs and other municipalities may soon follow. Visit your municipality’s website and enter ‘water meter’ to find out if there is a program.


身为地产经纪的职责

现在已经是信息时代,任何买房子的人可以上MLS.CA查房源,但是,一个地产经纪的工作就仅仅是提供数据和下OFFER吗?
本人认为提供数据和下OFFER只不过是一个专业合格的地产经纪人份内工作的不到三分之一的内容。专业敬职的经纪必需提供客户以下协助:

  • 一个买房子的人,即使看了一百套房子,也不能说就知道了房子的真正价值,这需要专业人士去帮助你判断、分析、研究。即使了解或懂得了房子的价值,最重要的问题在於房子整体条件与适不适合买家现有的条件及状况,这些都需要一位专业人士从第三方的立场来协助客观解决。
  • 了解一套房子的大约价值,平时并不经常参与房屋买卖谈判的客户,除非天生就是谈判的天才,要不你怎么判断对方的心态,怎么知道当地谈判的特有规则。或者说谈判要有谈判语言的,并不是只是英文好就行了的, 否则加拿大本地人就不需要请经纪人协助买卖房子了。
    其实OFFER本身并没有什么了不起,买卖过房子的人,都会有一份合同的COPY,但合同里的内容是刻板的,而买卖双方的思维及每个交易的状况是活的。谈判是一门艺术,需要天份加训练; 每一场谈判,又何尝不是一场斗智斗勇的战斗?
  • 有了公平合理的合同,其实这也只完成了经纪人职责的三分之一。身为经历丰富的地产经纪人,必需为客户的贷款,验屋程序及律师过户交房把关,避免客户少跑弯路。
  • 其后,地产经纪的职责才真正开始,避免及解决可能发生的买卖纠纷。
    无人能肯定世界上的事情都是完美的,同样的,无人能确保一个地产交易没有买卖纠纷,就如同这个世界没有十全十美的人一样,这个世界也没有十全十美的房子。只在於现实与期望的差距是否在可接受或可解决的范围与否?一套房子,看到的亮点往往是显而易见的,然而未看到的潜在凤险,也仅能靠时间来验证。在房产交易过程中牵涉到各种不同性格,文化与道德规范的人参与在整个交易过程中,房子本身的价值也随着环境,屋况,当地都市规划与过去业主使用情况而变动。 谁能保证自己在不知情的情况下是否获得公平的对待与保障?遇到问题,这正是有经验及负责任的经纪体现价值与能力的时候。
  • 最后是房产交易程序的完成。
    即使一切买卖程序在严谨的监督下划下完美的句点,一笔地产交易的交割,就象演一处戏,买卖双方是演员,而经纪就是导演加后勤,少不了指导和跑腿,更何况帮助的很有可能是没有经验的演员。经纪必需经由时间与及无数经验协助客户成长,进入成熟及实际的理性思维,方可避免在误区思维打转,在人生中不过几回的交易中作正确及完美的抉择。

每一个行业、每一种交易都有相应的行规或惯例。经纪人的责任就是,既不能让自己的客人吃亏,也不能让不了解常规的客人提出不切实际的要求。如果说,一个合格的地产经纪用三分之一的努力帮客户寻找房子或出售房子,并达成协议。 再用三分之一的努力去保障协议的顺利实现。 最后三分之一的努力就是实现在满意的售后服务及人脉关系。这才是地产经纪应该提供给客人的价值。地产经纪应以”HELP” (Honesty诚信,Experience经验, Liability责任,Professional专业)为标杆来提供应有的服务!


加拿大房地产买卖一般过程

许多华人朋友在考虑买房产、换房或卖房。无论如何,了解市场的运作和学习基本法律概念是必须的。此文的目的是向大家简单介绍房地产买卖过程。欢迎各位朋友与我联系。

第一步:卖方房地产主决心卖出房产,与某一地产公司(及某一地产经纪)签署代理销售合同(LISTING CONTRACT),正式建立委托人(卖方房地产主)和代办人(此地产公司)的关系,并列明合同细节(双方的承诺)。主要内容:委托人授权此代办人将其列定的房地产以双方同意的价格列入MLS,并同意在代办人成功找到买主、成功导致一可执行的买卖合同的签署的情况下付给代办人佣金,佣金量由卖主与经纪协议后列入合同内;此地产公司(地产经纪)同意作卖方房地产主的代办人,并同意除卖方地产主允许的情况下,不接受买主的任何报酬。合同内同时列明卖方经纪将以上述佣金的多大一部分作为付给带来最终买主(导致合法出售合同)的买方经纪之报酬以鼓励地产业其他经纪与之合作。

重要概念解释:
MLS(Multiple Listing Service): 是由加拿大地产业协会管理的、各省地产业协会支持的地产业专用数据库。不仅提供现今上市的地产信息,并有每处地产多年来的历次销售记录、政府估价等资料。美国也有同名的数据库。实际上,因为INTERNET的普及。公众可以通过MLS网站查找上市地产广告,所以MLS的覆盖面是全球性的。

佣金(Commission):一般是最终出售价钱的某百分比。出於联邦政府之“竞争法”规定,没有并不允许有“标准”。作为参考,美国许多州和加拿大安大略省常见的佣金安排是售价全额的百分之五至六。BC省常见的佣金安排是售价前十万的百分之七加剩余售价的百分之三左右。注意:佣金最终给买卖双方的经纪分取。BC省常见的给买方经纪的佣金部分是售价前十万的百分之三点几加剩余售价的百分之一点几。

合同(Contract)的概念及法律上对合同的约束:从法律角度说,合同即是承诺。可以是单方向的,也可以是交换或双方向的。合同的建立有七个基本因素:提议、接受、代价、合法意向、能力、合法交换物、真实允诺。根据这七个因素的具体细节,所有合同可以分归五类:可执行、不可执行、可无效、无效、非法合同。只有可执行合同完全受法律保护。

第二步:卖方房地产主填写陈述文件表格透露此房产的关键信息。卖方经纪获取多方面详细资料后将此房产列入MLS数据库。

第三步:买方经纪搜索MLS数据库,发现此房产列入市场,如果适合买主顾客的要求,经纪向买主介绍此房产。(买主在看房之前应先在银行取得贷款利息保证和最高贷款额以保证有足够财力购买所看的房产。)

第四步:买方经纪与卖方经纪安排时间,买主看房。

第五步:买主提议并出价购买,买方经纪协助起草合同(CONTRACT OF PURCHASE AND SALE)。卖主可以接受买主的出价及条款,也可以还价并在合同中加上其他保护自己利益的条款。双方彼此还价及谈判后达到共同满意的价钱和条款,签署的合同在法律上开始有对双方的约束效应。

第六步:免除条件。因合同中一般都有需要免除的条件,比如买方需银行贷款、需验房师出具令买方满意的验房报告等,直到所有条件全部清除之后,此合同才有真正完成的可能。需要注意的是如果合同中存在任何一条件给予一方无客观理由也能主动退出的控制力,这样的合同便属于可无效合同,没有法律上的约束力。然而,某些条件下可以注明仅有益于买方或卖方,这样注明的意义是受益的一方可以自行决定免除该条件以完成合同(重要前提是即使此条件未满足,合同仍可以完成);而另一方无权以这样的条件未真正满足为理由拒绝完成合同或拒绝履行合同中之其他承诺。

第七步:免除条件后,双方已完全受法律约束,必须完成合同之约定。基於这样的信心,各自可以安排搬迁等事宜,联系通知各自的律师或公证人以完成产权及金钱的交接。

第八步:COMPLETION DATE 所有必要的款额从买方或卖方及其贷款银行转出,按已有合同和服务收费约定分至卖方及其原贷款银行、政府机关、双方经纪、卖方律师等。旧按揭(mortgage)从产权(LAND TITLE)上取消。产权正式转至买方名下,新按揭(mortgage)注册于产权上。地税等项目需要以ADJUSTMENT DATE 为分界分别承担,多退少补。买主应注意提前购买房产的地震、火灾等保险。因为在法律上,所有风险都从这个日子开始转成新房主的责任了。

第九步:买方经纪从卖方取得钥匙,在POSSESSION DATE当日交给新房主。卖方应在POSSESSION DATE 之前搬出,以便买主能够在POSSESSION DATE当日搬入。新房主检阅房产。


50 Ways to Green Your Home and Save $$$

-LOCATION

Choosing Where You Live

1 Green neighbourhoods

Buy a home in a neighbourhood close to work, transit, shopping, community centres and other services.

2 Transit-oriented density (TOD)

New, compact, complete green neighbourhoods are being built with transit as their focus. Instead of owning a car, join a car share cooperative, take transit, cycle or walk.

3 Lower Cost Luxury

If it’s features such as a gym or pool you want, buy a strata unit with these amenities and share costs.

4 Score your location

Walkable neighbourhoods offer health, environmental, financial and community benefits. Enter your address or the address of a home you want to buy at www.walkscore.com. This tool calculates a walkability score based on the home’s proximity to transit, grocery stores, schools and other amenities.

-HOME IMPROVEMENT

Heating and Cooling

5 Get an energy audit

LiveSmart BC will cover $150 of the cost.

6 Install a high-efficiency heating system

Make sure it’s ENERGY STAR rated.

7 Weatherize your home

From windows (BC Hydro provides grants of $60-$120) to doors to insulation and weather stripping. Don’t forget to seal your ducts.

8 Insulate your pipes

It will prevent costly heat loss. Here’s how.

9 Insulate your hot water heater

Buy a pre-cut jacket or blanket for $10–$20. You’ll save up to 10% on heating costs.

10 Install a programmable thermostat

Set it lower at night and during the day when you’re away. Lower the temperature. Each degree below 20C saves you 3-5% on heating costs.

11 Clean your furnace filter

This optimizes performance.

12 Get the most from your fireplace

Here’s how to make it efficient.

13 Use curtains

In the daytime during summer, close to help cool your home.

14 Install ceiling fans

The energy it takes to run a fan is less than an air conditioner. In summer, make sure the fan’s blades are rotating anti-clockwise for a cooling effect. In winter, the fan should be running clockwise, pushing the warm air down.

15 Use an electic fan

Skip the air conditioning. On hot summer days, place a bowl of ice in front of a fan to cool down.

-WATER

16 Fix leaks. Fix leaking taps

One drop per second equals 7,000 litres of water wasted per year.

17 Install a filter

Stop buying costly bottled water which adds to the landfill.

-LIGHTING

18 Change your light bulbs

Lighting accounts for 15% of your energy bill. Replace old bulbs with ENERGY STAR rated bulbs.Check for rebates.

19 Sensor lights

Turn lights off outside when not in use.

20 Keep it dark

Light pollution is an increasing problem. Turn off outdoor lights to save energy and encourage night life such as bats and frogs. A single bat can eat tens of thousands of mosquitoes nightly. If you have safety concerns, use motion detector lights – which come on, only as needed.

21 Holiday lights

Use LED lights.

-KITCHEN

22 Replace your fridge

An old energy guzzling fridge costs you about $85 a year to operate. Replace it with an ENERGY STAR fridge. BC Hydro will rebate you $50. BC Hydro will also not only come and pick up your old fridge free-of charge, they’ll rebate you $30.

23 Replace your dishwasher

Buy an ENERGY STAR appliance. BC Hydro will rebate you $25.

24 Replace your freezer

Buy an ENERGY STAR appliance and BC Hydro will rebate you $25.

-BATHROOM

25 Low flow shower

Hot water accounts for 25% of your energy costs. For a $15 investment you can save half the water of a standard shower say experts.

26 High efficiency or dual flush (you choose the amount of water used) toilets

These are now required in new homes because of water savings.

-OFFICE

27 Use smart strips

Also known as power bars, this lets you power off all equipment at the same time.

28 Buy energy smart electronics

There are rebates available.

29 Recycle your old electronics

Here’s how.

-YARD IMPROVEMENT

30 Conserve water

Fresh water comprises just 3% the world’s total water supply, so conserve. Get a rain barrel and harvest water you can use in your garden. Local governments such as Vancouver and Richmond will subsidize the cost.

31 Drip irrigation

It saves water compared to sprinklers.

32 Elbow grease

Don’t power wash your driveway. Sweep it or use a scrub brush and pail.

33 Less lawn

Lawns waste water. Instead conserve and beautify using indigenous plants such as

ferns, tiger lilies and hostas.

34 Grow your own

How much more will you spend on food this year? Even a few miniature fruit trees

and a small vegetable garden in a raised bed or in containers will help keep you healthy and save you dollars. Lettuce, spinach, tomatoes, cucumbers, strawberries and blueberries thrive in our climate. Here’s how.

35 Preserve your produce

Invest in home canning jars and equipment and a small freezer and enjoy your produce year round – at considerable savings. Here’s how.

36 Bee friendly

We need bees to pollinate, so get a few plant beefriendlyannuals such as asters,

marigolds, sunflowers, zinnias; or perennials such as clematis, foxgloves, hollyhocks, roses or shrubs such as Buddleia.

37 Go chemical-free

“Get rid of weeds without using chemicals that harm us and our pets,” advises REALTOR® and Richmond City counselor, Derek Dang, who led the way to a bylaw banning cosmetic pesticides. His suggestion, “Use dish detergent or weed by hand.”

38 Plant fruit trees

They’ll give you shade and fruit. Plum, apple, pear and more.

39 Compost

It will make your garden grow and divert waste from the landfill.

-GREEN AND CLEAN

40 Clean green

Vinegar, baking soda and lemons clean as well as expensive, chemical-filled cleaning supplies for a fraction of the cost.

41 Green Laundry

detergent

Use phosphate-free, biodegradable detergent.

42 Upgrade your

washing machine

Replace your old washing machine with an ENERGY STAR washer that gets clothes clean using cold water and BC Hydro will rebate you $75. Wait until you have a full load instead of washing clothes as you need them. Clean your lint trap after every use.

43 Install a clothesline

Dryers use a huge amount of energy.

44 Get a rack

If your neighbourhood or strata prohibits clotheslines, buy a small drying rack.

-LIVING

GREEN

45 Recycle

Replace your old washing machine with an ENERGY STAR washer that gets clothes clean using cold water and BC Hydro will rebate you $75. Wait until you have a full load instead of washing clothes as you need them. Clean your lint trap after every use.

46 Buy local

Your food doesn’t travel long distances, you support local farmers and the local economy and you consume less pesticides.

47 Don’t use paper or

plastic

Use cloth bags when you shop or reuse your plastic bags.

-FINANCING

48 Borrow green

Most financial institutions offer “green” mortgages,

including:

• BMO Eco Smart Mortgage

offers home buyers a 3.89% rate on qualifying green properties.

• RBC Energy Saver™ Mortgage gives home buyers a $300 rebate for a home energy audit and a five-year 4.34% rate.

• TD Canada Trust offers a Green Mortgage and Green Home Equity line of credit.

For each green mortgage TD donates $100 to the TD Friends of the Environment

Foundation.

• Vancity offers a Bright Ideas home renovation loan at prime +1% to home buyers

and owners making green renovations.

• The City of Vancouver with Vancity offers a home energy loan program for home buyers and owners making energy efficient upgrades at 4.5% fixed rate over 10 years. The loan program is a 12 month pilot project with a goal of 500 homes participating. It will wrap up October 21, 2012. For more information attend a loan info workshop or call 604-374-0507.

• CMHC offers a 10% Mortgage Loan Premium refund and possible extended amortization for buyers purchasing an energy-efficient mortgage or making energy saving renovations.

-RESOURCES

49 Green Tool Kit

BC Real Estate Association’s Green Tool Kit provides information, references and links. It also provides comprehensive information on rebates and incentives.

-COMING SOON

50 Loan programs

Pay-as-you-Save (PAYS) loan program will help home owners and businesses finance energy efficiency improvements through a loan from BC Hydro or FortisBC. Expected to launch in 2012.

 

Source REBGV.