There’s no question that the real estate market in British Columbia has been white-hot over the last year. Since the pandemic began in March 2020, we’ve seen significant year-over-year increases in sales and home prices across the province. The province has now entered phase three of BC’s Restart Plan, as an increasing percentage of the population has been vaccinated, and fewer individuals are testing positive for COVID-19. If case numbers and hospitalizations continue to decline, BC should enter phase four around September 7, 2021.

With such rapid changes taking place, there are dozens of trends to watch that could affect BC’s real estate market. COVID-19 changed the real estate landscape in BC, and its departure will continue to impact the market. Here are eight real estate trends you should be watching closely as BC reopens.

1. The Impact of Rising Interest Rates

When the pandemic began, the Bank of Canada brought interest rates to all-time lows to soften the impact of job losses and a slowing economy. Rates have remained at 0.25 percent throughout the last year.

Benjamin Tal, the Deputy Chief Economist at CIBC, says that the sensitivity to higher interest rates is “the number one issue facing the Canadian economy.” Though the US Federal Reserve has indicated that they won’t touch interest rates until 2023, Tal believes that Canada could move quicker. As interest rates in Canada return to pre-pandemic levels, it’s expected that home price growth could slow.

2. Easing Sales Numbers

Sales volumes are running at record highs right now, with 14,000 units per month exceeding the previous highs in 2016. Demand has simply outpaced supply, and because of this, units are not staying on the market for long very long - it’s not been uncommon for homes to sell in a weekend in Greater Vancouver.

It’s hard to predict when sales numbers will begin to ease, but the Canadian Real Estate Association (CREA) is forecasting housing activity to ease over the second half of 2021 and into 2022. The association says that sales declines are forecasted to be the largest in BC and Ontario.

3. Implications of the Revised Mortgage Stress Test

Given the hot housing market, new rules have been introduced in an attempt to cool things off. The real question to ask is, will it work? The revised mortgage stress test is just this kind of rule, intended to cool off a hot market by forcing homebuyers to qualify for a mortgage at nearly twice the current posted rates. As of June 1, 2021, the minimum qualifying rate for both insured and uninsured mortgages is the rate offered by your lender plus 2%, or 5.25%, whichever is higher.

Overall, the revised mortgage stress test has been said to reduce home seekers buying power by as much as 4%. For those currently trying to enter the market, the new rules could make entering even more challenging.

4. Sales to Active Listings

Analyzing sales to active listings is one of the best ways to measure supply and demand and determine whether or not we’re currently in a seller’s market or a buyer’s market. Currently, sales to active listings ratios are near all-time highs in most of the province, particularly in Greater Vancouver. June’s sales to active listings ratio was 34.7% in Greater Vancouver, down from 39% in May. That’s still a strong indication of a seller’s market, which is typically defined as any market where the sales to active listings ratio is greater than 20%.

To see a buyer’s market where prices typically decline, the sales to active listings ratio would have to fall below 12%. We’re still far off from that number, but it’s worth watching to see if the ratio continues to dip lower.

5. Month-Over-Month New Listings

Another important trend to monitor that’s moving slightly downward is month-over-month new listings. Here’s a look at the numbers for new listings in Metro Vancouver from April, May, and June.

April: 7,938 detached, attached, and apartment properties newly listed for sale in Metro Vancouver

May: 7,125 detached, attached, and apartment properties newly listed for sale in Metro Vancouver

June: 5,849 detached, attached, and apartment properties newly listed for sale in Metro Vancouver.

Many have called for more supply to meet demand in Metro Vancouver, but with fewer homes being listed, it’s hard to imagine things getting much easier for buyers anytime soon.

6. MLS HPI Benchmark Price

The MLS Home Price Index provides information about benchmark home prices across the province, including price information on townhomes, apartments, and detached homes. You can view benchmark prices in individual cities or regions as well, which is a great way to spot trends as BC reopens. Month over month, things are still slowly creeping upward as prices reach all-time highs in many communities throughout the province. For a high-level look at the market, MLS HPI Benchmark Prices are great to follow.

7. Office Vacancy Rates

Canadian commercial real estate was hit hard during the pandemic, but things are looking up - or at least better. A new report from CBRE suggests that the pace of office vacancy increases is finally easing, while at the same time industrial demand is reaching unprecedented levels. Vancouver’s industrial availability rate is just 1.1%, and with rapidly limited land and rising costs, CBRE believes that Vancouver will be out of industrial space in just six months.

As more workers return to major city centers, expect downward pressure on office vacancy rates in the not-so-distant future.

8. Shifts in Household Preferences

Perhaps the most interesting trend to follow as BC reopens is whether household preferences return to match pre-pandemic interests. Many policymakers believe that preferences driven by the pandemic will naturally wane, while others feel that the new dynamic is here to stay.

As some return to work while others continue to work from home, we’ll no doubt see shifts. The pandemic pushed many individuals further from the city in a quest for more affordable and more spacious housing options. Time will tell whether these preferences will continue to shape the market as BC reopens.

Original Article by Justin Kerby

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Help your property put its best foot (or room) forward.

When selling a home, presentation is everything. Successfully staging a property can help buyers visualize themselves living in your home, which ultimately can lead to more offers. 

While staging your home for photos has always been important, sellers now have to pay even more attention to their home’s “screen appeal” to get noticed. Since there are fewer in-person viewings and even fewer open houses than ever before, paying attention to how your home appears on desktops and mobile devices is critical. Buyers are relying on virtual home tours and virtual neighbourhood tours to browse properties, and sellers are adjusting strategies accordingly. 

By focusing on how your home looks in photos, videos, and online in general, you can give yourself the best possible chance to sell your home in today’s increasingly virtual market. Here are a few tips on upping your home’s screen appeal as you get your listing ready. 

Move or hide “accessories” (in other words, declutter)

Before taking any photos or videos, make sure you’re putting your home’s best features forward while also minimizing distractions. Do a sweep of the space and see what small items can be tucked away. This includes small kitchen appliances such as coffee-makers or blenders, remote controls, toys, toothbrushes, lawn ornaments, garbage and recycling bins, shampoo bottles, and so on. You should also remove fridge magnets, and overly personal photos and mementos. By removing clutter (even if it’s not clutter to you), you’ll make your home feel more open, and it will help allow prospective buyers to visualize themselves in the space. 

Play around with lighting

Indoor lighting translates very differently on a screen versus in person. So, first things first: take a lot of test photos and videos to see what’s working and where. Natural light looks much better on screen than artificial light. The time of day when your space will photograph best will depend on which directions your windows face. You want to find a balance so that natural light fills the space without casting harsh shadows or glares. Try raising blinds and opening doors to get the most amount of light in. Or, try putting up thin, white curtains to help diffuse the light if needed.

Next, layer lights and lamps at various heights to fill up the room. Test different combinations of overhead lights, standing fixtures and table lamps to find the best amount of coverage. No matter what, ensure the temperature (cool or warm) and type (LED, fluorescent, etc.) are consistent in the room you’re photographing. 

Use vertical space

Walls aren’t just for photos and artwork. When staging for a virtual home tour, keep in mind that choosing abstract art is a great way to add sophistication and style, and match many people’s tastes. Beyond that, using vertical space to get items off of the floor can help make a room feel larger, more open and less cluttered when viewed on a screen. 

Use shelves instead of floor-standing furniture whenever possible: hang a floating shelf beside your bed instead of a side table or line up a column of shelves in place of a large bookcase. Take your lighting off the floor, as well, and use wall sconces, table lamps and pendant lights instead of relying only on floor lamps. Check out this blog post on design tips to make a small space feel bigger for more ideas on the best ways to use vertical space. 

Organize pantries with glass containers

This trend was pulled straight from Pinterest and echoed by the always-organized Marie Kondo. By decanting all of your pantry staples into clear, glass jars, you’ll remove the distractions and cluttered-feel cause by labels and packaging. Since storage is often a key feature home buyers look for, this tactic will make your pantries a focal point of an image, instead of an eyesore. 

This method also works with bath and cleaning products. You can instantly glamourize your tub area by replacing plastic soap and shampoo packaging with antique-looking glass jars (that you can buy for cheap at a dollar or thrift store).

Add greenery

Plants are one of the biggest interior decorating trends flooding Instagram today, which can be attributed to the fact that they really pop in photos. A few well-positioned plants add brightness and life to a space and to an image. Adding a variety of sizes and species brings personality to a room. If you want to jump on this trend to enhance your home’s screen appeal, but don’t think you can keep a real plant alive, there are many artificial plants you can find today that will look real in a photo or video, but won’t require your ongoing attention once the virtual tour wraps. While introducing greenery definitely helps with screen appeal, be careful to not overwhelm a space. The “jungle aesthetic” isn’t for everyone. 

Artfully curate your shelves

To keep things visually interesting and make your bookcase screen-ready, there are a few steps you can take. First, don’t simply line books up library-style. Have some lined up vertically, others stacked horizontally. Then, fill up extra space with small plants, candles, keepsakes, artwork and photos (without making them feel cluttered or too personal). Finally, make sure the lighting around your bookcase is appropriate. Add some battery-powered lights to the shelves, surround it with sconces, or place a floor lamp nearby. 

Revert rooms to their intended use

If you’ve really customized how you use your space, you’ll want to consider that potential home buyers may not have the same needs as you. For example, many people have set up home offices in their dining rooms. Your potential buyers might want to prioritize an eating space over a working space, so seeing this change might be off-putting. Instead, show off the rooms of your home in the way they were intended to be used. Before starting your virtual tour, tuck away your computer and make the dining area meal-friendly again. If you’re using a patio as storage, tidy it up and make it part of the living space. You can always revert back to the way you use the space after your home tour is done, but this way your potential buyer can see themselves in the space, too. 

Getting your home screen-ready before a photoshoot or virtual tour can be similar to how professional stagers would set up before an in-person open house, with a few exceptions. By paying special attention to lighting, storage, décor, and how a space is used, you’ll create a photo and video-friendly space that will help attract buyers in today’s increasingly virtual real estate market. 

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For free Real Estate Advice please call/text me at (604) 537-9791 

Summary Findings: 

  • While it’s unknown how the unfolding COVID-19 outbreak will impact the economy in the long-term, BC is facing a sudden stop in economic activity with little guidance to when things may return to normal. 
  • Based on our scenario analysis, BC home sales and prices will likely face declines in the spring and early summer but should recover along with the wider economy in the second half of the year, contingent on the outbreak resolving. 
  • The postponed change to the mortgage stress test rate, originally slated for April 6, 2020, will mute the impact of falling interest rates for the BC housing market. 

How will the COVID-19 outbreak impact the BC economy and, more specifically, the BC Housing market? The correct answer is a rather unsatisfying “nobody knows.” 

We have already seen a steep decline in interest rates, however it’s unknown how severe the impact will be on economic activity. Global supply chains will be impacted, as well as tourism and travel. The magnitude of impact is expected to vary by province but may be significant for the BC economy given the importance of tourism to our economy and our strong trade linkages with China. The additional shock to the Canadian economy due to a collapse in oil prices – itself the by-product of a price war between the world’s largest oil producers due to COVID-19 – makes the probability of a recession in Canada that much higher. 

An unfortunate but unavoidable product of recessions is losses in employment and incomes, which may put some financially vulnerable families in an even more precarious position. The CMHC announced that it would be working with lenders to defer mortgage payments by up to six months if needed, which should stem potential mortgage defaults and foreclosures. However, there is still a need to address lost income for those who cannot afford to practice social distancing by staying home from work and for those who have to make monthly rent payments and can’t take advantage of payment deferrals. For those individuals and families, cash is king. That means these households will need government cash transfers to meet their financial priorities during this time, and we hope this will be part of the yet-to-be-announced stimulus package from the Canadian government.

On the positive side, governments and central banks seem to be taking lessons from the last crisis and have implemented measures to ensure small businesses and the financial system have ample liquidity and access to credit. The Bank of Canada has reduced its overnight rate to 0.75 per cent and we expect they will follow the US Federal Reserve down to near zero in short order. This should help prevent a 2008 scenario of spiking borrowing costs due to rising risk premiums and credit rationing. 

These measures should help to dampen the impact of the COVID-19 outbreak on the economy. However, faced with an almost unprecedented paralysis of economic and social activity, monetary and fiscal policy can only safeguard against a worst-case scenario and hope the outbreak resolves in the coming months so we can all get back to normal. 

Of note, the Canadian government has postponed changes to the mortgage stress test. The qualifying rate for insured mortgages was set to change from the 5-year posted mortgage rate to the average 5-year fixed rate plus 200 basis points on April 6, with the B-20 stress test for uninsured mortgages to follow suit. By postponing that change, the government has muted the passthrough from monetary policy to the housing market, particularly since the 5-year posted rate has maintained at 5.19 per cent, despite the average 5-year contract rate falling to near historical lows. The impact of dramatically lower rates will still help those renewing or refinancing mortgages at lower rates by freeing up monthly cash-flow due to lower mortgage payments. 

Scenario Analysis: COVID-19, the BC Economy and the BC Housing Market 

The Canadian economy has endured three recessions since 1980. During those times, the BC economy has experienced an annual contraction of GDP or growth falling to near zero. In each of those periods, BC homes sales have experienced sharp declines that have lasted between 12 and 14 months. We will not begin to see the impact of COVID-19 in economic data until later in the spring due to lags in processing data, but we know based on our own tracking that the BC economy was growing slowly even before the outbreak, with estimated real GDP growth under 2 per cent for the last several months.

The COVID-19 outbreak is occurring at a time in which BC housing markets are recovering from a two-year slowdown in activity. Home sales are currently trending at a healthy pace, close to their long-term average, and growth in home prices has been strong due to a lack of inventory. 

With those initial conditions and historical precedents in mind, we have sketched out how the rapidly changing financial and economic environment may impact the BC housing market. 

Given the level of uncertainty, we limit our analysis of the impacts of COVID-19 to 2020, to concentrate on immediate short-run impacts and abstract from any potential supply-side impacts such as changes to residential construction that may occur over a longer time frame. To model the possible impacts for home sales and prices, we concentrate on how COVID-19 impacts factors that shift short-term housing demand. In particular, we are interested in whether lower interest rates will dominate the impact of slower, or even negative, economic growth. 

Real estate is a face-to-face business, so practices that are necessary to prevent the spread of the virus are at odds with buying and selling homes. This may produce stronger impacts than we can model using standard frameworks. As guidance, and reflecting on the immense uncertainty surrounding the economic outlook, we based our simulations on several scenarios: 


Unsurprisingly, the results of our simulations show a steep decline in home sales in the second quarter of this year as economic activity becomes eerily quiet. From there, home sales slowly recover, though remain below baseline for 2020. In the event of a deeper and more prolonged recession, home sales remain depressed for the remainder of the year, falling about 20 per cent below baseline. In contrast, in Scenario #1, where the fall in interest rates is passed through to the qualifying rate, home sales rise above baseline after an initial steep drop.  

As for home prices, the growth slowdown and associated decline in transactions will likely cause a temporary but modest swoon in home prices, which are then expected to recover to baseline over the next year as growth recovers. Again, the pass-through of falling interest rates to the qualifying rate makes a large difference in outcomes. Our simulations show that a much lower qualifying rate would lead to home prices in some BC markets ending the year higher than our pre-COVID-19 baseline. This result is likely why the Federal Government has opted to postpone the change. However, given the uncertainty surrounding the outlook, this may ultimately be a mistake. If the growth outlook deteriorates, the housing market may need a lower qualifying rate to fully recover. 

The results of these simulations are far from definitive, but they provide a framework for thinking through the potential magnitude of the impacts of the COVID-19 outbreak. Most important to remember is that this period, no matter how unusual and anxious it is now, will pass and the economy and housing market will return to health.

For free Real Estate Advice please call/text me at (604) 537-9791 

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Home buyers might assume there's no need to work with a REALTOR® when purchasing a pre-construction build. After all, the builders and developers have on-site representatives promising to take care of all the paperwork, right?

Not so fast. There are a number of advantages to working with someone who has your best interests in mind. Here's what you need to know if you're thinking about buying a brand-new build.

A REALTOR® makes the sales process less overwhelming

GIF of a man saying: "Calm down, beathe."

Via Giphy

Buying a new build can be a lot more complicated than purchasing a resale. You'll benefit from working with a local expert who knows the project's neighbourhood, target audience, materials used and sales data. Enhance your search for homes by saving your search and getting notifications from favourites. Most importantly, they'll know which builders are most reputable for delivering on time. A REALTOR® can also offer information on what is the best time to buy—pre-construction, mid-construction or after the building is completed—since they might have intel on upcoming promotions. For example, builders may be a free parking spot during pre-construction or they may lower the purchase price when the building is unloading the last few units.

A REALTOR® can negotiate on your behalf

GIF of a woman in a store saying: "I'l give you a dollar for all of this"

Via Giphy

Sure, you can simply trust a sales representative to haggle with the builder, but that may not get you the best deal or added perks, like free upgrades or new appliances. Understanding the fine print in a purchase contract is not for the faint of heart. A real estate professional can point out the confusing clauses you're better off negotiating on.

You'll get the low-down on the up-sells

GIF of a man signalling to another man to not do/go for something

Via Giphy

Immaculately designed model homes offer all the bells and whistles, tempting buyers into adding all sorts of extras onto the standard price. Sometimes, these upgrades aren't worth it. Your REALTOR® can help you decide what's worth doing and what can wait.

You won't fall for sales pitches that seem too good to be true

GIF of a man in a suit asking: "Are you sure?"

Via Giphy

Buyers are led to believe if they don't use an agent, the builder will subtract the price of a REALTOR®'s potential commission from the purchase price. But since the seller (i.e. the builder) pays your agent's commission, it only makes sense to insist on having one. Builders are reluctant to reduce prices because those discounts are available for other buyers to see.

A REALTOR® will provide guidance and support throughout the transaction

GIF on a girl in a crowd cheering someone on

Via Giphy

When it comes to pre-construction, home buyers must navigate multiple steps and interact with several people before closing. In addition to making decisions around design, buyers must also make technical choices about electrical work or construction add-ons during the build. In addition, some buyers will be dealing with loan officers, appraisers, notaries and home inspectors. Having a trusted REALTOR® means you can access their vast network to find the best professionals.

Bottom line? The builder's rep has the builder's goals in mind, while your own agent is a valuable resource with just one person to satisfy: You.

a illustrated quiz about whether of not you should use a REALTOR when buying pre-construction

Original Article from: Realtor 

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Buying a house can be an exciting, but complex process. So when you embark on your journey, one of your first stops should be familiarizing yourself with the lingo.

We've curated helpful information from our Homebuyers' Road Map and Tips for Buyers, to share with you some of the most important terminology a new buyer needs to know—from pre-purchase to post-purchase.

Man and woman meeting with a real estate agent in their home

Before you buy

First things first, you need to find yourself a REALTOR®. A REALTOR® can bring you peace of mind thanks to their experience and professionalism. From helping you find a home that meets your needs and price range, to negotiating your purchase price, directing you through complex contracts, a REALTOR® is an important part of your home buying journey. 

While it's exciting to start visiting open houses, you must first determine how much a mortgage lender is willing to let you borrow to purchase your first home. Your mortgage is a loan that can help you cover the cost of buying a home. How much you're able to borrow will depend on factors including your total current debt, monthly household income, how long you’ve been at your current job and how long it will take you to pay it back: Introducing theamortization period. A longer amortization period means lower monthly payments but higher interest rates. 

Mortgage lenders use Principle, Interest, Taxes and Heating (PITH) as a tool to ensure mortgage affordability by determining the monthly payments that can be made by the home buyer. The mortgage affordability calculators can help you perform your own PITH test to estimate affordable mortgage payments.

When taking out a mortgage, home buyers grant the bank a lien on the property. This gives the bank the right to seize your property in the event you don't repay your mortgage.

Couple smiling while approaching a man

Types of mortgages: 

  • Fixed-rate mortgage: Your interest rate is locked in for a specified period called a term. Your payments stay the same for the mortgage's term so you will not pay more even if interest rates increase over time.

  • Variable rate mortgage: The rate of interest you pay may change if rates go up or down.

  • Conventional mortgage: Requires a down payment of 20% or more of the property's value. You're not required to get mortgage default insurance with a conventional mortgage.

  • Closed mortgage: The mortgage cannot be paid off early without paying a prepayment charge.

  • Open mortgage: A mortgage that can be paid off at any time during the term, without having to pay a charge. The interest rate for an open mortgage may be higher than for a closed mortgage with the same term.

Now that you know how much you can afford, your REALTOR® can help determine what type of neighbourhood you want to live in and what type of house you want to buy.

Two people looking at a map on their phone while driving

Buying a home

You've found your dream home…now what? It's not time to pack your bags just yet. There are many expenses you must consider beyond the purchase price(the price you're willing to pay for the house). 

You need to consider how much of a down payment you can afford. This refers to the initial up-front portion you pay against your home purchase. The larger the down payment, the smaller your mortgage. Are you a first-time home buyer with a Registered Retirement Savings Plan (RRSP) account? You can now withdraw up to $35,000 without paying income tax through the Home Buyers' Plan.

Man wearing hard hat and pointing to something on exterior of home

Other factors you may want to consider at this stage are:

  • Property taxes: This annual fee, imposed by the local government, pays for services like public education, local police and libraries. 

  • Home insurance: This is a form of property insurance protecting you financially in the event of damages or losses to your home and its contents. In most cases, you can include these payments in your monthly mortgage payment. 

  • Home inspection: Even if the home appears to be flawless, many home buyers arrange a home inspection as a condition of their purchase. Hiring a professional to inspect the overall condition of the home can cost a few hundred dollars, but can reveal any serious defects.

Now that you have figured out all of the costs associated with your purchase, you're ready to make an offer. An offer to purchase is a formal, legal agreement made between the buyer and seller which often contains certain conditions. This is commonly known as a conditional offer and includes factors that must be met in order for the sale to be successful such as financing terms, appliances and fixtures, inspections and the physical condition of the house. 

Generally, the seller has between 24 and 48 hours to accept, reject or counter-offer. This is known as irrevocability of the offer, the length of time the seller has to consider your offer. 

Once your offer is accepted, you will need to determine your closing costs. This includes your mortgage broker's fee, real estate commissions, moving costs, title insurance—an insurance policy protecting you against challenges related to the title of your home—and more. 

While there's a lot more lingo in the real estate dictionary, hopefully you now have a better understanding before taking plunge into one of the biggest single purchases you’ll ever make. These resources available on may also help you along your journey to homeownership:

Original Article from: Realtor

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Scroll through your Instagram feed and you'll likely see hundreds of photos documenting your friends' renovation progress, interior décor choices and house hacks. Social media has given us a sneak peek into the best parts of other people's lives. What were once intimate celebratory moments are now carefully-curated photo-ops to share with followers. REALTORS® are even setting up photoshoots for their first-time home buying clients to document the occasion (and subsequently post to their social media pages). And, the Fear Of Missing Out (FOMO) is real; 27% of millennials report being inspired to buy after seeing photos of homes posted by their peers on Instagram. 

The dream of homeownership is alive and well with millennials–among those who don't yet own a home, 86% say they'd like to and more than two-thirds consider themselves passionate about owning. 

However, most millennials feel it has become more difficult to buy a residential property and consider the down payment, monthly payments and mortgage interest rates the biggest obstacles. But, don't be deterred … or get caught up in FOMO. If you aren't yet a homeowner but would like to be, make a plan and consider these next points. 

Do you have enough saved up? 

A woman stands in the kitchen pouring water from a kettle into a mug a mug

You can buy a home with as little as 5% down, but unless you put down at least 20% of the home's purchase price, you'll also be required to pay mortgage insurance. 

There are many mortgage calculators to help you determine what you can afford.’s mortgage affordability calculator can help guide you through this process. Remember, even if you have enough saved up for your down payment, owning a home comes with expenses beyond your mortgage. Up front, you'll have lawyer fees, closing costs and home insurance. Once you're moved in, you'll have monthly utility costs, maintenance and property taxes. You should also have an additional contingency fund set aside in case of unforeseen expenses.

How stable is your job? 

A couple sits on the couch, sharing earbuds, as they look at an iPad

If your goal is to travel the world in the next five years or if you're in the middle of a career change and don't know where you'll be working next, it might be wise to hold off buying a property. .

And who knows? If you've been eyeing a coveted promotion at work, that extra income might be the boost your budget needs to help land your “forever” home.

Do you plan to get married, have kids or get pets?

A couple and their baby are sitting together on the floor of their living room

A studio apartment might be all your single self needs, but a lot can change in five years. If you plan to have kids or get a pet anytime soon, take that into consideration when house hunting or hold off until you're ready to look for something better suited to your needs and lifestyle.

Turn FOMO into JOMO (Joy Of Missing Out) 

Friends working on a laptop in the kitchen.

Remember, social media is like your “highlight reel.” Homeownership is an exciting milestone, but only when you're financially and emotionally ready for it. If you don't own yet, consider it an opportunity to save more toward your down payment, work toward your dream job and get to know the features of a home and neighbourhood that are important to you. listings offer enhanced neighbourhood information including, commute times, nearby schools, restaurants, parks, shopping and whether the community is pedestrian friendly.  

Another plus: if you're the last of your friends to buy a home, you'll have plenty of experiences to learn from.

When you're ready to start looking for your first or next home, a REALTOR® is your best ally to navigate the ins and outs of home buying … and maybe even help you capture that perfect Insta shot, too. Oh, and don't forget to create an account so you can save your searches, make notes on your favourites, and get access to our monthly newsletter that covers all things “home”.

Original Article from: Realtor

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In 2017, 22% of Canadians (about 6.2 million people) reported having at least one disability but the real number is likely higher and growing. With such a staggering statistic, it's unsurprising the focus on accessibility is gaining traction in architecture, design, real estate—and even in outdoor public spaces.

Why is accessibility so important?

Accessible parks and playgrounds connect people through universal design by providing opportunities for people of all ages, sizes and levels of ability to participate in activities together.

What is universal design?

Universal design is an approach to accessibility aiming to create products, experiences and spaces that are accessible by default and usable by anyone regardless of their age, size or ability. When we consider the needs of the most extreme users at the outset, we save time and money by avoiding retrofitted inclusive design solutions and we make things that are better for everyone.

A great example of this is a sloped curb. Yes—a sloped curb is wheelchair accessible—but it's also stroller accessible, skateboard accessible, easier for small children learning to walk, can use less materials than a standard curb and generally safer and easier to use.

The StopGap Foundation raises awareness for universal design by building simple, modular ramps for businesses to make their shops wheelchair accessible. The focus is on accessibility but also how it benefits everyone.

What makes a park or playground accessible?

In their guide to creating accessible play spaces, the Rick Hansen Foundation says:

“Play spaces based on the principles of universal design are inclusive and offer a rich variety of physical and creative play opportunities. They are designed specifically to allow children of all abilities to play and enjoy the same activities together.”

Rick Hansen Foundation

This can include elements like: a shock absorbent surface with lots of room to manoeuvre around equipment safely and easily, wheelchair-accessible ramps leading up to elevated play structures and ground level features with a mix of sensory and physical interactive elements.

Some typical park equipment can be made accessible with minor design changes. For example, a sandbox, if elevated, becomes a sand table which can be accessed by children who use wheelchairs. The OmniSpin® Spinner is a carousel with high-backed seats offering support for kids with limited mobility, with alternating low spots to enable transfers to and from wheelchairs and walkers.

Kate's Place For Everyone in Elmira, Ontario is an accessible playground boasting a variety of shareable park equipment—slides with rollers, high-backed carousels and sensory ground-level equipment. The project was spearheaded in 2010 by Kelly Meissner, whose daughter Kate was diagnosed with Angelman Syndrome, a rare genetic disorder. Kelly, with the help of her community, raised the funds to build a playground that would be fun for anyone. 

How can I find a home near an accessible park?

Looking to live close to an accessible park? The search feature has a couple of great tools to help you find exactly what you're looking for. First, each listing has a “neighbourhood” tab that lists a number of nearby amenities, like parks and playgrounds. To narrow down your search results, you can filter by keywords like accessibility, universal design and wheelchair accessible.

The other benefits of accessibility

Research reflects that inclusivity can help us become more empathetic and learn to be better critical thinkers. Accessible parks and playgrounds provide this opportunity for people of all ages and abilities.

If you live near one, you're lucky! If you've never gone to one, you should! If you live in a community where parks are being updated or built, advocate for accessibility. There‘s no downside to spaces that are fun, safe and easier for everyone to navigate.

Original Article from: Realtor

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Custom home exterior with contrasting wood and white finish tones

For most, the fantasy of building a dream home is just that—a fantasy: the perfectly styled gourmet kitchen, the shower big enough to fit an elephant and every tiny detail carefully considered to be exactly what you want.

As a trained architect, it haunts me that at my age I still haven't designed and built my own home. With so much to consider, where do you begin? As always, a good place to start is with your budget.

The Basics: what is a construction mortgage?

View looking down through scaffolding at construction crew working

If you want to build a home from scratch or if you're planning significant renovations or expansions to an existing property, a construction mortgage can help give you the financial framework to make it happen. Essentially, it begins as a loan to finance the build during the construction period. When the construction ends, the loan is due and it becomes a normal mortgage.

To qualify, you'll likely need:

  • good to excellent credit;

  • A stable income;

  • low debt-to-income ratio; and

  • a down payment of 20%

Loan funds, totalling the full amount needed to complete the construction, are given to you in stages called “draws” throughout construction. Common stages include: purchase of land, foundation, framing, lock-up (for example, doors, windows and roofing) and completion. The work is inspected by the lender at each stage to ensure it's complete before the next draw is made available. Most lenders charge a fee for this inspection that goes beyond the cost of the loan. Also, keep in mind this inspection is different from the ones you'll require as part of your permit, so be sure the work is up to code.

If you're buying a new construction home through a builder, your construction loan is secured directly with them so you won't need to get one yourself.

Starting point

Construction plans and blueprints on a desk with notes, coffee and a black marker pen.

First thing's first: you need to consider what type of home you plan to build and how large you want it to be. Specific rules vary by province, so make sure you're well informed before you start. You'll likely want to (and may be required to) enlist the help of a licensed architect and/or engineer to help develop your plans. 

When building, you might be inclined to align your build's design with your wildest desires and whims. That might be fine for your forever home and if you have no intentions of ever leaving but, if future resale is a consideration, you might want to avoid unusual elements or unconventional floor plans. A REALTOR® is a great resource to help guide you through the most common and sought-after features of your neighbourhood.

Custom designed open concept kitchen, living and dining room.

Another consideration is the land you're going to build on. Do you want to raise animals or have a farm? Is accessibility an issue or do you think it might be? How important is privacy? If you're building a custom home to retire in, think about the future of that location and how its accessibility could factor in later in life. 

Choose what you want, but choose wisely. If you are buying your own plot of land to build on (opposed to buying a new home through a builder with predetermined land) you may need a different type of loan. Vacant lots can come higher interest rates and require larger deposits. Be sure to discuss your intentions with your bank so you can look at all of your options.

Getting the mortgage

Couple consulting with a mortgage broker

A construction loan can be obtained at any major bank or broker. The loan can be a fixed or variable rate depending on your preference and payment needs. 

Pro tip: fixed rate vs. variable rate

The difference between a fixed rate and a variable rate mortgage is fixed rates set the interest rate for the term of the loan, whereas the interest rate of a variable rate mortgage may go up or down depending on market conditions. 

Be sure to ask your lender the draw dates and percentage payout of their loan, as well as their inspection fee at each phase.


Smiling couple looking over constructions plans

Once you're approved (congratulations!), the construction mortgage can secure the purchase of land with an initial draw or pay off any existing loan if the property has already been purchased. 

You'll be able to request subsequent draws from the lender as the construction moves forward, pending inspection.


Woman looking over construction plans

Timing is the key to ensure everything runs smoothly. Consider the schedule around the completion of your project, including payment of subcontractors and inspection fees. You'll also want to consider the sale of your current home or whether you'll need to find a place to live in the meantime.


Custom designed living room with overlook from the second floor.

Once the scheduled construction is complete and on-time, the bank or lender will convert the loan into a mortgage with regular interest and principal payments. 

A construction loan/mortgage, coupled with the assistance of licensed, professional trades and contractors could be the key to your dream home! Imagine the satisfaction from moving into a house tailor-made just for you. 

The article above is for information purposes and is not financial or legal advice or a substitute for financial or legal counsel.

Original Article from: Realtor

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If you're a millennial considering buying your first home, congratulations! You're probably excited until you remember: houses are expensive and—regardless of your current financial situation—you'll likely need to save money to afford one.  

This can be intimidating for anyone but, according to a recent survey, millennials in particular say it's become more difficult to buy a home. And, those feelings aren't just isolated to millennials who live in expensive housing markets like Vancouver, Toronto and Montreal. A majority from communities across the country agree

woman at kitchen table doing work

Do millennials struggle with short attention spans and a penchant for instant gratification? Who knows. Do they think saving for a down payment is the biggest hurdle to affording a home? They do. 

black man in a suit speed walking

Worry not! Where there's a will, there's a way and we hope these tips will help you exercise your delayed gratification muscles and save.

Set goals

Setting clear short and long-term goals can give you a roadmap towards your ultimate goal: homeownership.

It might start with bagged lunches and smaller investments but, in combination, those decisions can help bring you one step closer to where you'd like to be.

Pinpoint your priorities

Start by figuring out what you want in a home. Consider location, size and your desired current and future lifestyle needs. Compare your list with your preferred real estate listings to get an idea of what's available and how much it costs; this will help you adjust your expectations. 

Once you have a better idea of what you're looking for, find a REALTOR® to help you navigate the various stages of home buying and ownership. They're responsible for making the home buying process as easy as possible for you. They can also get you the information needed to make an informed decision: comparable prices, neighbourhood trends, housing market conditions and more.

Start saving

couple dancing in the kitchen

Once you know your price range, you can use a mortgage calculator to figure out how much you'll need to save for a down payment and an affordability calculator to see what you can comfortably afford in terms of monthly expenses (like living expenses and debt payments). 

birds eye view of person calculating and doing work on a laptop

From there, you can build a budget based on your goals. There are several tools, apps, techniques and systems for budgeting, but all of them start with tracking your income and expenses. For example, the envelope system helps you control your spending by putting a fixed amount of cash in an envelope every month for each expense category. Once you run out of money in your “groceries” envelope, you can't spend money on groceries until the next cycle. Whatever tools you choose, budgeting helps you clearly see how much your life costs, where your money is going and where there's room for adjustment. 

couple looking at finances

Saving money, working long hours and side-hustling requires discipline—so try to get comfortable with discomfort. When you feel burnt out, acknowledge it—give it space—but don't let it derail you. Practice things until they become good habits and prove the people who think you're wasting your life on Instagram and avocado toast wrong. Don't forget to reinforce your good behaviour by celebrating the small victories. 

Don’t be afraid to get help

girl at a bar staring at her phone

Does seeing your friends buy houses on social media make you feel isolated in your struggle? The truth is, you're not alone. 

According to Statistics Canada, despite being the most educated generation, concerns have been raised about millennials being “slower to launch.” 

young girl working as a barista

If you're struggling, open up about it. It might help relieve some of the pressure and hearing someone else's perspective could be a good reminder that everyone else is working hard to reach their goals, too. 

There are also programs and incentives to help make home buying easier, including: 

The new First-Time Home Buyer Incentive (launching September 2, 2019) is intended to help qualified buyers reduce their monthly mortgage carrying costs. 

The Home Buyers' Plan (HBP) allows you to borrow up to $35,000 from your Registered Retirement Savings Plan (RRSP) to buy or build a home.

The First Time Home Buyers' (FTHB) Tax Credit allows you to claim up to $5,000 for the purchase of a qualifying home, providing up to $750 in tax relief to eligible buyers.  

Saving for a home isn't easy, but if you have a plan and stick to it, you'll be on the right track to affording a home that's right for you. 

The article above is for information purposes and is not financial or legal advice or a substitute for financial or legal counsel.

Original Article from: Realtor

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People born between 1981 and 1996 (birth year definitions vary) who have reached adulthood in the early 21st century are dubbed “millennials”. It's an entire generation who have been collectively branded with a mix of stereotypes, including being smartphone-addicted avocado lovers who are content to live with their parents well into their 30s and who aren't interested in buying a home.

According to Statistics Canada, millennials’ economic well-being is quite varied as compared to previous generations.  But, millennials are still managing to buy their own houses and, subsequently, are impacting how real estate is bought, sold and marketed.

The demise of the starter home?

small interior view of kitchen, fridge and cupboards with light wood

Many millennials save money by living at home or taking advantage of affordable rental properties, even if it means getting into the market later. Others choose to dip their toes in the home buying waters with income and investment properties. By the time they're ready to buy a house of their own, they're in a better position to skip the traditional “starter” home.

Different priorities

photo of two millennial girls throwing hats off over a hilltop view

Being house poor isn't seen as a rite of passage by millennials. This doesn't mean they're not buying homes eventually, just that they also see value in prioritizing other things first, like travel, career opportunities and other investments. 

Government assistance

view of Parliament hill in Ottawa, ON

While it's too early to fully evaluate the effects of the federal government's latest efforts to help address housing affordability, the mortgage stress test, which came into effect in January 2018, added to millennials' worry they will never be able to own their own home because of tougher mortgage qualifying rules. It's expected changes to existing government programs and the introduction of others, like the First Time Home Buyers' (FTHB) Tax Credit and increase to withdrawal limits through the Home Buyers' Plan (HBP), will be tangible ways to make it easier for first-time home buyers looking to enter the market.

The internet economy

photo for 6 people's hands all on their cellphones

Millennials' affinity for technology – especially mobile devices – has helped change the way retailers operate. We've seen the shift on with 66% of visits to the site coming from mobile devices.  In general, the entire home buying journey is becoming more digitized: you can find open houses near you using smart home technology, take a complete tour of the properties that interest you without having to set foot in them and submit and accept an offer without a pen or paper. 

Now the largest generational segment of the Canadian population, millennials make up 27% of the Canadian population and are quickly becoming the largest segment of home buyers. All this ushers a new normal for the real estate industry, thanks to the changing values that accompany this influential generation's coming of age.

Original Article from: Realtor

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Wouldn't it be great if you could spot the next up-and-coming neighbourhood before it turns into a highly-sought after area? With a little research and by knowing what to look for, you can reap the benefits of buying in a neighbourhood on the cusp of revitalization.

Home values are always a good starting point to finding neighbourhoods that are beginning to turn the corner but several other factors go into the making of an up-and-coming neighbourhood. Here are a few clues:

1. Recent renovations

tools on work bench

If you notice an abundance of homes under renovation and repair, it could mean formerly downtrodden or lower-valued areas could be turning around. 

If the local city government is willing to invest money into local infrastructure, it can attract other developers looking to build their next project. When government and developers are all-in on an area, homeowners often become more invested in their own homes and community, as well. 

It might be worth taking a trip down to the city building permit counter to see whether staff have input on areas that have seen investment, and what they think the neighborhood might become.

Have you read: Buying an Older House? Here's What Unexpected Repairs Might Cost You

2. Proximity to other popular neighbourhoods

Downtown Montreal

Photo via Unsplash

As real estate values increase, people can get priced out of hot markets. These folks tend to look at spill-over markets that tend to mirror the attractive characteristics of the hot market.

Proximity to a desired neighbourhood often has positive effects for areas adjacent to it. When rents and home values increase, those closely impacted – like young professionals and families – move outward, seeking more a more affordable cost of living, and the cycle of redevelopment continues. 

3. Influx of young families and professionals

Young couple cooking in the kitchen

Photo via Unsplash

When young people are priced out of established neighbourhoods, they can often help lead the way to a less popular neighborhood's resurgence. 

The movement of artists, musicians, painters, tastemakers and other creatives can help change the feeling of a location, beautifying and adding character to it. Once they move in, restaurants and bars often follow.

Job growth and quality school boards are typical incentives for home buyers. Professionals starting businesses bring jobs, or at least more business to the area. Their kids go to schools and local businesses can run efficiently as they provide services to families, which can all help create more attractive areas from a home buying perspective.

4. Business expansion 

Starbucks coffee shop

Photo via Unsplash

High-end food chains and retailers possess big data on where they should invest their money next. They know where people are moving (and why) when they target a new location. They look for long-term growth in the local economy and they won't open unless they're sure the area can support their consumer base over the long haul.

There's also a follow-on effect as a result of trendier shops investing in an area. Larger chain retailers or even independent shops can follow suit when they see a big brand willing to put their money into a given area. It gives them faith that a larger pattern of spending and consuming is on the rise. 

5. Transportation 

Train arriving at station

Photo via Unsplash

Any development in an area that improves access to work is logically connected with housing. If a neighbourhood was once unattractive or downtrodden, its convenient proximity to employment centers, public transportation, freeways and bridges can lead to whole-neighborhood remodeling. 

Adding transit and transportation to any area will almost always benefit property values. If an area going through transition has plans to implement a transit system, this is a reasonable indication values will go up considering the area is now more accessible to a larger population base.

In southern Ontario's Greater Toronto Area, the bedroom community of Milton shot up from a population of 35,000 to 110,000 over ten years. Its close proximity to downtown Toronto, easy access to commuter transportation and aggressive residential development paved the way for the town's significant transformation.

6. Decrease in crime rates

Friends gathered around a laptop

Photo via Unsplash

Much of the transformation that occurs when a neighbourhood changes from worse to better fall under the umbrella of gentrification. People with higher incomes from neighbouring areas move in while local investments and infrastructure increase. Economic development follows and typically (but not always) crime rates fall. 

A neighbourhood with steadily falling crime rates is a good sign. Whether this indicates increased police presence, crime being pushed elsewhere or more law-abiding folks moving in and law-breaking folks moving out, it's a positive indicator. So how hard is it to find that gem home in a soon-to-be hot neighbourhood? It takes diligence, research and a willingness to get out and explore. Consider contacting your local REALTOR® to tap into their unique knowledge of the neighbourhoods where they work – a result of living and breathing these areas for years, or even decades. They also have access to in-depth data so know typical property values and are well-equipped to predict which areas are primed for change.

Original Article from: Realtor

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Seasons come and go, as do houses on the market! Curb appeal, less competition and serious buyers are just some of the many benefits to listing your home in the winter. Surprisingly enough, the winter months may also be the most wonderful time of the year…to buy a home. In fact, there are many benefits to buying a home in the off-season. Now that we have entered subzero temperatures, here are five reasons why you should brave the cold this season and join the hunt for your dream home!

A woman gesturing towards the stove in front of two men

1. Motivated seller 

What type of seller lists their home in the winter? A motivated one! Sellers who list in the winter either likely didn't have much luck in the peak real estate season or are eager to sell. This means the seller might be more willing to negotiate on selling price, closing costs, closing date or even terms of the sale in the slow winter months. Work with a REALTOR® to determine a negotiation strategy to ensure you aren't making unreasonable demands and are coming in with a fair offer.

Couple looking at a clipboard

2. Less competition 

In the same way there are fewer sellers in the winter, there are also generally fewer buyers. Worried about a crowd full of competition at your dream home's open house? Lower market activity means you are less likely to fall into a bidding war with other buyers. Between holiday planning, vacationing and a natural urge to hibernate, fewer people are inclined to look for a house in the winter season.

House in winter with snow on the roof

3. Reality check

In the winter months, chances are impeccable landscaping and well-manicured shrubs are replaced with blankets of snow and icicles hanging from the gutters. Without obvious elements of curb appeal, the buyer will get to see the house for what it truly is and will be less likely to overlook key functional elements.

Man opening a window in winter

4. Winter durability

Buying a home in the winter lets you see first-hand how the home functions in the colder months. Are the windows and doors draft-proof? Is heating evenly distributed throughout the house? These are important factors that are more difficult to evaluate in the spring and summer. All major systems including plumbing, heating, roof and gutters are put to the test.

Men lifting boxes out of a moving truck

5. Hiring movers is easier 

While it may not be easier to move all of your possessions in inclement weather, hiring movers is. Moving in the winter months when there are less people buying means there are fewer moving households that you need to compete with, simplifying the logistics of your moving day.

Little girl jumping out of a cardboard box

The weather outside might be frightful, but searching for a home in winter can be delightful! While it is true the market slows down in the winter, there are still many benefits to buying a home in the off-season.

Original Article from: Realtor
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Whether you're renovating, redecorating or spatial planning—you know there's an app for that. We're taking a closer look at seven mobile apps that will give you a leg up on your next home project.


This is an app for everything from a brand new build to a redecorating project. Since you can recreate all of your doors, windows and furniture in the app (right down to their exact measurements), you can rearrange an entire room and see what works before rolling up your sleeves and pushing heavy beds or couches around.

There are different ways to create a floor plan in magicplan, from individual rooms with well-lit photographs, to free form drawing or even an augmented reality (AR) feature that will scan the space and create a to-scale plan. Once your room is sized, tap the “Add Object” button and add everything from doors, plumbing, furniture and electrical in various styles and sizes. On your floor plan, tap where you want to place your object and then add it. From there you can move it along the wall or across the plan.

Rating: 4.5/5 magicplan takes some getting used to, and there are a lot of options within the  app, but nothing here is trying to trick you or make you do complicated 3D math. The ability to create a floor plan of your space without grabbing a ruler and pencil is super efficient.

Cost: Free + in-app purchases

Platforms: iPhone, iPad and Android devices

Download for iOS

Download for Android


Be your own designer with the DecorMatters app. With a free account, you can save your designs, build mood boards and portfolios, follow your favourite designers and be part of a vibrant and creative community. 

Full of design inspiration, DecorMatters lets you fill a room with with features like furniture, art and lighting options from their expansive library—including real products from your favourite stores.

Even cooler:  Its augmented reality features. Scan the floor of a room through the in-app camera and add to-scale products to your space in front of your eyes. There's plenty to explore in DecorMatters, but the technology behind the app is seriously impressive.

Rating: 4.6/5 It feels like a game with how much you can play around with the products. Cycle through décor, furniture and colours to see what you like best before committing to a style. It's a full room transformation without the price tag. 

Cost: Free + in-app purchases

Platform: iPhone

Download for iOS

Pantone Studio

This colour palette app invites you to “explore a universe of colour and discover harmonies and colour values”. Simply put, this is a colour swatch app with plenty of perks.

Sure there are a lot of features you can unlock for a price, but the free components of Pantone Studio are a great starting point to find complementary colour palettes. If you allow Pantone Studio access to your device's photo gallery, the app will create a five colour swatch based on the hues and tones in pictures you select. From there, you can drag the swatch to the bar at the bottom for a closer look and detailed read-out of the colours.

You can even use built-in AR technology to create a swatch in real-time using any object in your home. 

Rating: 3.8/5 This is an easy-to-use app to help harmonize a room and get creative with your colour choices. If you want to design a room around your favourite piece of art, upload the photo to Pantone Studio and the app will pick five colours to work with. From there, you can paint walls, find textiles and stain woods to help tie the room together. 

Cost: Free + Free Trial and in-app purchases of the Pantone swatches

Platforms: iPhone

Download for iOS

Morpholio Board

Do you like to gather all of your ideas in one place before you start a big project? Morpholio lets you create mood boards with photos from your device's camera roll and real products from an extensive library (complete with links to websites with more information) or photos from the web.

Visit your favourite websites and crop out images to add them directly to your board and when you're done, simply export your board to save it to your device's photo gallery.

This app comes with a handy feature tour right away so you can get familiar with the app before you start collecting ideas.

Rating: 4.5/5 There are many products to scroll through and tools to alter each image you add, but the mechanics are simple enough that it won't take long to get used to. This app is like kind of like Pinterest if you could cut and paste each pin onto a corkboard for a more holistic view of a mood or idea. 

Cost: Free to build boards + in-app purchases to unlock special features

Platforms: iPhone, iPad

Download for iOS

iPhone built-in measuring and level

If you have an iPhone or iPad, there's an app package that can come in handy during your renovations or redecorating: the Measure app, which uses AR to measure objects and distances. Follow the on-screen instructions and simply tap a point at one edge of your object and move your phone along its length until you need to make a turn. Anchor another point and keep going. Once you're done, tap the measurement on the screen to get a final reading. Then, if you swipe to the right, you'll also find the built-in level. The level works in any direction; you just need to tap to calibrate 0º and let the red or green screen tell you if you're level or not.

Rating: 5/5 The design of both features is super streamlined and simple to navigate, and the AR component of the Measure app is still new enough to be pretty thrilling.

Cost: Free

Platforms: iPhone, iPad. 

Hey Android users, don't feel left out. Search “Bubble Level” on Google Play for your own built-in level.

iHandy Level

This one is a pretty straightforward app. Can't reach your level buried somewhere in your garage? iHandy Level will get the job done. 

The level is actually very sensitive and will give you an accurate reading in degrees from a flat, vertical or horizontal position. You can even turn on a beeping sound that will help guide you hot or cold style.

Rating: 3.9/5 iHandy Level has a simple design but it requires frequent calibration. You can also add on tools like a protractor, ruler, Plumb bob and surface level as in-app purchases.

Cost: Free for the level tool + in-app purchases for additional tools

Platforms: iPhone and Android

Download for iOS

Download for Android


The iPhone's compass app can help you figure out what kind of light each room will get throughout the day—like soft morning sun from the east or hot, direct afternoon light from the west. Knowing what light you'll get is helpful, especially if you're decorating with plants or art, or installing skylights.

Android's Compass Galaxy is a comparable app, with simple calibration and accurate readings.

Rating: 5/5. Works like a charm!

Cost: Free

Platforms: built-in on iPhone, available to download for Android

While enlisting the help from professionals is always the way to go when it comes to major home renovations or large-scale projects, the helping hand these apps offer can give you a lot of freedom to really plan and visualize your project. Plus, with so many augmented reality features, you can see the finished project before it's even started! Pretty cool. 

Do you have a favourite home design app? Let us know what's worked for you in the comments or on our social media channels.

Original Article from: Realtor

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Staying at home for the holidays? Use some of your downtime to tackle a house project or two, and you can start 2020 with a fresher, cleaner space. Take the time to work on a project you would never usually have time for (like editing photos from the past year), get a head start on your New Year’s resolutions (by building a healthy pantry) and put away those ornaments and string lights (actually untangled for once). These eight ideas may just motivate you to put down the Christmas cookies.

Higby Design

1. Clean Up Your Digital Life

The end of the year is a good time to edit digital photo files — you get to reminisce over the past year and create room on your hard drive for the year to come. Delete the fuzzy, out-of-focus and unflattering shots right away, then narrow your collection down further by choosing to keep only the best image when you come across a bunch of very similar shots. Once that’s done, order yourself a book of your favorite snapshots from 2013.

While you’re at your computer, be sure to back up data using a cloud service or an external hard drive (or both) if you haven’t already done so. Collect all of your passwords in one secure place and clean up your virtual desktop.

Impact Remodeling and Construction

2. Organize Your Book Collection

Sifting through old books is sort of like going through photos — they offer a snapshot of your interests and passions at the time you read them. Work your way through your bookshelves one by one, setting aside books you no longer love in a pile to donate or sell.

S. B. Long Interiors

3. Wipe Down Glass Light Fixtures

This is one of those things that’s actually pretty quick and painless to do, but that we don’t necessarily get around to very often. Use a sturdy stepladder to reach the fixture, and wipe it with a dry cloth or duster. If that doesn’t cut it, move up to a spritz of glass cleaner and another wipe with a dry, lint-free cloth. Your lights will be so sparkling and bright, you’ll wonder why you didn’t do it sooner.

deSigneR - Architects and Interior Designers

4. Organize Your Wardrobe

Get some new clothes for Christmas? Make room in the closet by getting rid of a few old, worn or ill-fitting pieces. Sort what’s left by type (pants, skirts etc.) and then, if you’re feeling really ambitious, by color.

Houzz TV: See a Small Apartment Become a Glamorous Dream Home

Wettling Architects

5. Sort Out the Kids’ Stuff

After the holidays is a great time to weed out old toys and clothes from children’s rooms, since kids tend to be more focused on the new stuff they got as gifts. For very young children, you may want to do the editing on your own; older kids should get a say. It can help if you choose a children’s charity together and learn about how the items they give away will help a child who doesn’t have new toys or clothes.

Find an interior designer near you on Houzz

Evens Architects

6. Clean the Kitchen From Top to Bottom

Has marathon cookie baking left your kitchen looking a little worse for the wear? Give it some TLC before the new year. Clean out the pantry and fridge, set your oven to self-clean, wipe down the backsplash and walls, scrub the sink and counters and, last but not least, mop the floors.

KuDa Photography

7. Build a Healthy Pantry

Is one of your new year’s resolutions to eat more healthfully? If so, take this downtime as an opportunity to set the stage for healthier eating. Look at the raw ingredients you have and consider making some healthier swaps — whole wheat for white flour, quinoa or other grains for white rice, maple or brown rice syrup for refined sugar and so on. Make some healthy meal plans and shopping lists, and store them in your pantry where you can easily access them.

Portico Design Group

8. Put Away Holiday Decorations the Right Way

Commit to putting away holiday decor properly this year, and your future self will thank you. Wind Christmas lights around flat pieces of cardboard and stack the cardboard pieces in a box. Wrap delicate ornaments in tissue paper and pack them gently into a cardboard box (plastic can trap moisture and damage ornaments); pack less-fragile decorations in boxes with dividers meant for glassware. Old egg cartons are the perfect size and shape for storing small ornaments. Keep all of your holiday decor together, and label the boxes clearly.

Tell us: What home projects would you like to tackle over the holiday break? Share in the Comments.

Original Aritical from: Houzz

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On the northeastern coast of Vancouver Island, with cool neighbours like Nanaimo and Port Alberni, Qualicum Beach is designed for those prescribed to a coastal agenda. With a temperate climate and four kilometres of sandy beach along the Georgia Strait, Qualicum is an instant love affair. With a population of 8,943, there's enough space for everyone's beach towel!

Located within the traditional territory of Qualicum First Nation at the base of Mount Arrowsmith, Qualicum Beach is a distinct part of “Lighthouse Country,” a nearly 100km seaside stretch through Horne Lake, Qualicum Bay, Bowser and Deep Bay. Tidal flats and beachcombing beckon—as do the just-caught oysters and clams sold on the docks along the way.

It's no surprise then, that Qualicum’s natural beauty and easy access to both Victoria and Vancouver have made it a popular destination for tourists, with adorable rental cottages punctuating its pristine coast. Buyers of a certain age will be thrilled to learn that Qualicum is a thriving retirement community, and features the oldest average population in Canada with a median age of 65.9.

Photo courtesy of Town of Qualicum Beach, Facebook

Did you know?

  • At Free Spirit Spheres, you can sleep suspended in the trees. The spherical orbs are the kind of stuff grown-up dreams are made of and are kitted out with every possible tiny-home-for-a-night need. Just add falling stars to wish upon (*oh, and there are skylights too).

  •  A hotel in Bowser, just north of Qualicum Bay, made Ripley's Believe It or Not history for having a dog that not only served beer to patrons—but also collected their money and made change! “Mike” was trained to tend bar by his owners in the 1930s.

  • This summer, Qualicum Beach hosted their 61st Annual Ocean Mile Swim. A family-friendly event that features–you guessed it!–a mile-long swim in the ocean!

Things to do

Vancouver Island has the highest average winter temperatures in Canada,and with 14km of maintained trails, a paved promenade along the sea, 280-acres of town-owned parks and green space, there's little reason to stay indoors. Picnic spots abound with several nearby provincial parks: Rathtrevor Beach, MacMillan's surreal Cathedral Grove and Horne Lake Caves. From sushi to schnitzel, hiking to fiddling (the local all-ages Oceanside Jammers encourage play-by-ear fiddlers), life in Qualicum Beach is what most people seek from a restorative vacation.

Photo courtesy of Little Qualicum Cheeseworks

  •  At Morningstar Farm (home of Little Qualicum Cheeseworks and Mooberry Winery), you can order a genuine cow's milk latte from the cleverly named Calfé. Or, fill up a take-home bottle at, what's believed to be, Canada's first milk-on-tap dispenser.

  • Just 10 minutes away in Coombs, the legendary Goats on Roof Old Country Market has taken a roadside fruit stand to the next level. Through the roof, actually! While the goats get a lot of fanfare (you can actually email the resident goats' questions), the market sells more than 60 flavours of ice cream and Billy Gruff Bomber donuts that are loaded with bacon and caramel.

Photo credit: Old Country Market –Goats on Roof, Facebook

  • Looking for a touchy-feely experience? Deep Bay Marine Field Station in Baynes Sound has an interpretive centre with aquariums and touch tanks. Operated by Vancouver Island University, you can learn about local marine research projects, conservation initiatives and sign the kiddos up for a March Break Ocean Critter Camp.

  •  At Milner Gardens & Woodland, marvel at the rhododendrons and 10 acres of elaborate gardens or daydream in the shadows of ancient coastal Douglas firs. This 70-acre property was visited by Princess Diana and Queen Elizabeth—so, do as the royals do and enjoy an afternoon tea in the drawing room of Milner House.

Home sweet home

According to the Vancouver Island Real Estate Board (VIREB), in August 2019 a single-family home in Qualicum Beach, and the greater metropolitan area of Parksville, saw its benchmark price increase by 3% from the year before to $590,000. VIREB's president Kaye Broens, reports that “…sellers now recognize that the market has changed and are pricing their homes accordingly.”

The mix of homes in Qualicum range from townhomes to detached two- and three-bedroom properties with waterfront access or located in the town's residential hub.

Work with a REALTOR® to help you find your dream home or investment property in Qualicum Beach today!

Original Article from: Realtor 

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With the booming sharing economy and travellers often preferring to forgo traditional hotel stays, the notion of renting out a room in your home (or the entire house itself) could seem appealing. But before you jump into peer-to-peer short-term rentals, there are some things you should consider:

Costs of hosting: starting up, cleaning, higher utility bills and more

Becoming an Airbnb host requires some startup cash along with ongoing expenses. These include the costs to set up and furnish the space, ongoing utility and cleaning fees which is usually not more than $30 per room.

You'll want to make sure each guest space is attractive and has all the amenities that a weary traveller needs such as fresh backup sheets and plenty of towels. A savvy host can reasonably furnish an empty room for about $1,000. However, $500 can do the trick if you already have an extra bed. Big box stores can help supply furniture for a range of pricing. 

The upside of being a host is that if you work hard, possess excellent customer service skills and treat the platform like your own personal business, the revenue generated from the listing can surpass the initial startup costs and provide a nice monthly return. 

Have you read: Is Buying a Home and Renting It Out a Good Investment?

Young man and woman shaking hands


If your property is controlled by a homeowners' association or co-op, check its rules to make sure you're allowed to host; some may restrict Airbnb activity, while others may have no issue. If you rent, you'll want to get your landlord's blessing. 

A proportion of Airbnb hosts could very well be renters, who may or may not be telling their landlord. It is recommended to get your landlord's approval through a signed agreement. In most Canadian provinces, tenants cannot rent out their apartments without the approval of their landlords. 

Airbnb Canada details here how tenants should go about this process.

Bike hanging on living room wall.

Taxes and business licenses

Depending on where you live, you might require a business license and you might owe local taxes on any income you earn.

Quebec law requires short-term rentals of less than 31 days to obtain a licence from Tourism Quebec. Vancouver has proposed regulations that only allow the issuing of short-term rental licences for a primary residence — meaning the host, whether owner or tenant, must live in the dwelling. This rule targets hosts with multiple investment properties who operate as commercial hosts and eat into the housing stock.

Toronto has proposed a two-pronged approach to licensing, requiring both companies such as Airbnb and hosts to register and pay an annual fee. Hosts of short-term rentals in Toronto would be required to pay an annual fee ranging from $40 – $150. 

As tax is a relatively complex topic, Airbnb has provided some information about local regulations in different Canadian markets. Above all, it's good to consult a tax professional to get more specific information.

Clean + Declutter

You'll want to tidy your space, present it in the best possible light and hide your valuables before you photograph it.

Like the listings you love to peruse here on, the photos and listing title are the first thing a potential guest will see on Airbnb. This is your opportunity to catch their attention. 

You can either take your own photographs or contract out a professional photographer. Many hosts opt for professional shots, given how important eye-catching photos are for your space's profile.

Before photographing, ensure that you prep by arranging suitable lighting conditions and use a quality camera (now available on most smartphones).

Woman standing at bottom of stairs smiling

Insurance and liability

Airbnb's Host Guarantee provides up to $1 million in insurance coverage for property damage in 29 countries, including Canada, the United States and the United Kingdom. Airbnb's insurance is not a substitute for homeowner's or renter's insurance and it doesn't protect against theft or personal liability.

Airbnb states that damage to a host's property (home, unit, rooms, possessions) in every listing is covered up to $1 million USD. However, hosts must provide documentation as part of the resolution process. Payments made through the Host Guarantee are “subject to Host Guarantee Terms and Conditions,” meaning there are exclusions, limitations and conditions. As well, it's common for Airbnb hosts to receive emails from Airbnb, at random, informing them that various terms and conditions have changed. 

Call your insurance company to see what is covered, as some home insurance policies cover short-term rentals. But if there are multiple short-term visits, the insurance company might require you to buy a business policy that would cover a hotel or a bed and breakfast. 


Airbnb's host guarantee doesn't protect against wear and tear to your place, but you can charge a security deposit to cover possible damage.

Installing a reasonable security deposit is a no-brainer move for new hosts. Airbnb allows hosts to set up a security deposit to cover minor damages that would not be covered under the Host Guarantee. For example, if a guest breaks a door handle while staying at your property, you'll want to replace that before the next guest comes.

However, Airbnb won't consider this damage to be major and won't cover it under the Host Guarantee. As a result, this becomes an out of pocket expense for you, unless you charge the guest a security deposit. When guests make a reservation, they are not immediately charged for the deposit – only if a host makes a claim.

Even if a host is only renting a single room, a security deposit is a safe move just in case anything gets damaged. 

Couple meeting with another woman.

Getting paid

Airbnb could require you to refund a guest's payment if you cancel a reservation at the last minute, forget to leave the key, misrepresent your listing, don't clean your home or otherwise fail to meet Airbnb's hospitality standards. Airbnb suggests making sure you're available during the guests' scheduled check-in to address any concerns. 

Airbnb's payment system is quick and efficient. Payments are sent through direct deposit after the guest completes their first night (regardless of the length of stay). 

When a guest books a host's space, they also agree to the host's cancellation policy, which dictates the percentage of the booking costs (minus Airbnb's cut), if any, they will get back. Most moderate policies allow a guest to cancel within two days of the first night to get their money back. Less moderate policies allow the host to collect more of the booking money. 

Host cancellations also happen from time to time. One study found host cancellations are the top complaint on Airbnb, representing about 20% of all complaints. 

Depending on when a host cancels a stay, they'll be deducted either $50 or $100. If a host cancels three or more reservations within a year, Airbnb may deactivate the listing.

To Airbnb or not to Airbnb 

If you talk to enough long-time Airbnb hosts, they'll be able to tell you an endless number of stories about inspiring and interesting guests who shared their home. Others might have bad experiences. There are clear potential advantages and disadvantages to becoming an Airbnb host.

However, if all the regulatory checks are taken care of, the space is up to par and you're taking your hosting responsibilities seriously, the platform can serve as a nice way to earn extra cash and meet interesting travellers from around the world.

The article above is for information purposes and is not financial or legal advice or a substitute for financial or legal counsel.

Original Article from: Realtor 

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Aside from connecting the lower and upper floors, an elegant staircase can also take a home’s design to the next level. But there are countless ways to design this key element in a multistory home. If you’re looking for staircase designs, this countdown of the top 10 staircase photos uploaded to Houzz in 2019 might help you find your way.

Birdseye Building

10. Classic Character

The newel post that anchors the staircase in this Vermont farmhouse was custom-made by Birdseye. Paired with the space’s wide-plank floors, white shiplap walls and warm wood treads, the vintage-style piece sets the tone as homespun but polished.

Pacific Hardwood Flooring

9. Bright White and Wood

Embellished woodwork and glass, abundant natural light and a substantial traditional staircase come together in this Los Angeles-area home to create a sophisticated entryway. Beneath the stairs, wide planks of ashy European oak from Pacific Hardwood Flooring keeps the room looking fresh.

Find a flooring professional near you on Houzz

The Fox Group

8. Warm and Welcoming

A medium-warm wood set against bright white in this Salt Lake City home designed by The Fox Group establishes an immediate sense of cozy farmhouse charm. Overhead, a more contemporary gold light fixture updates the look and adds another element of warmth.

Shop for lighting

Thos. Moser

7. Transitional Charm

With a complementary old-fashioned rocking chair in the background and neat, geometric metalwork, this staircase doesn’t stick to just one style. Wood accents, added by custom furniture maker Thos.Moser, introduce more character.

Timeless Interiors

6. A Touch of Colorful Tile

By decking these stair risers in colorful patterned tile, the team at Timeless Interiors incorporated a fun, unexpected component to an otherwise refined space in New York. Alongside the graceful curve of the staircase, the rich dark-wood railing and the ornate metalwork, the tile strikes a balance between laid back and luxe.

Robert H. Delafield, Inc.

5. Contemporary Storage

Form and function shine in this Tampa, Florida, staircase. Aside from the striking contemporary railing made by local fabricator Vasquez Custom Metals, the staircase stands out with its clever storage spaces. General contractor Robert H. Delafield and other design pros made the most of an often-overlooked space with natural wood cubbies that are playful and practical.

Solitude Homes

4. Shades of Wood

Solitude Homes’ rustic staircase in this Idaho home features a statement-making wood railing in a slightly richer stain than the wood floors. Combined with the house’s open shelving, a comfy carpet runner, white walls and other wood accents, the stairs feel immediately inviting.


3. Surprise Shelving

Another home making smart use of its under-the-stairs space, this Los Angeles-area property, developed by NUMI Home, makes tucked-away storage the star of the show. With clean lines, simple shelf styling and that bold pop of saturated blue, it’s no wonder the shelves-and-staircase combination was a hit among the Houzz community.

8 Clever Ideas for the Space Under the Stairs

Kathryn J. LeMaster Art & Design

2. A Reading Rainbow of Risers

Who says you can’t have a little fun with your staircase? Artist and designer Kathryn J. LeMaster gave this Little Rock, Arkansas, stairway a literary look by painting colorful book spines along the risers. The result? A library’s worth of details to love.

Park City Design Build

1. Floating Modern Features

The modern Utah staircase that users most saved to their ideabooks this year mixes clean lines with mountain views. The team at Park City Design Build wanted to emphasize the walls of glass that look out over the surrounding natural scenery in the house, so airy details like the cable railings and custom floating wood stair treads are meant to keep sight lines clear and dramatic.

Original Article from: Houzz 

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Vancouver Is Awesome founder Bob Kronbauer with dog Frankie, his wife Kate and son Arlo at their new home that’s not in Vancouver. Photo courtesy Bob Kronbauer

The issue surrounding affordability in Vancouver is nothing new. No matter what your opinion or your income, the one thing most everyone can agree on is that Vancouver is an expensive place to live.

That fact was driven home again recently, when Bob Kronbauer, founder and editor of Vancouver Is Awesome, which shares office space and owners with the Vancouver Courier, moved out of the city he has passionately repped for more than a decade. Bob, his wife Kate and son Arlo have joined an exodus of young families feeling Vancouver’s financial pinch. They have relocated to a much smaller, more affordable town. Kronbauer now makes the commute into the city four days a week.

“I came to the conclusion that I wouldn't be able to own a house in Vancouver a couple years ago, and I have already mourned that fact,” Kronbauer told me last week. “We could have bought a condo, but I grew up in Vernon, in a house, I wanted my son to have the same freedoms and joys that come along with that. I'm buying him a drum kit for his birthday this weekend. We're planting a tree that we'll watch grow over the years that we live here.”

Back in his early 20s, after a short stay in Vancouver, Kronbauer moved to Southern California. He immersed himself in the skateboard industry, landing a gig working for Spike Jonze’s company Girl Skateboards. He returned to Vancouver in the early 2000s, and thought that, compared to L.A., Vancouver felt like Shangri La. He couldn’t figure out what all the complaining was about.

“I was like, ‘This is the best!’ and everyone else was like, ‘This is No Fun City!’” he told the Courier in 2017.

Around the same time Kronobauer returned from the states, Vancouver was also considering whether it should put in a bid to host the 2010 Winter Olympics.There was so much public discourse at the time that then mayor Larry Campbell held a citywide plebiscite that saw a record number of citizens turn up at the polls. Somewhat surprisingly, the “yes” side won by nearly two-thirds, and the rest is gold medal memories.

A few years after that vote, Kronbauer decided to do something else for the city, founding the then-ultra-positive Vancouver Is Awesome website on Valentine’s Day 2008. Over the last 10 years, it has grown into an empire of sorts, spinning off into books, podcasts, a T-shirt line, award-nominated TV shows and a massive reach on social media.

How is it that a person who has arguably done so much to boost the morale of this city can’t live here?

“I don't feel like the city owes me anything for ‘passionately repping’ it for all those years while I was a renter,” Kronbauer told me. “I made good money off of that ‘repping,’ and I continue to do so. We made the decision as a family. The kid had a veto, but he wanted to move. I feel extra good about us all having a say in it, and it not being about yanking the kid out of his school and away from his friends so we could own a home.”

It could be argued that Vancouver’s affordability crisis has been a great thing for small towns. With the influx of young families comes new businesses such as breweries, restaurants and tourism ventures. As such, many smaller towns in B.C. are experiencing renaissance-like upswings in economy, culture and livelihood.

And despite what you may hear about Vancouver, it’s apparently still awesome. Newcomers continue to flood in, searching for places to rent and own, as they have done since this city was incorporated. Why? Vancouver has always been viewed by those looking in as a great place to live — expensive, “no fun” or otherwise.

As for Kronbauer, the man who promotes the awesomeness of Vancouver for a living, he seemingly has no regrets on leaving it, or spending his first Christmas in a decade outside of the city limits.

“I'm so happy to have moved out of the city,” he exclaimed. “No mixed emotions about it. I'd be driving out to the sticks on the weekends to fish and camp, so I basically just flipped that schedule upside down. Now I drive into town during the week and live in the sticks on the weekend. My son also gets to see his grandma every day as opposed to every month. And my house feels like a palace!”

Kronbauer and I haven’t always agreed on some of the issues facing this city, but we can agree on this: home is where the heart is.


Original Article from: Vancouverisawesome
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moderate income housing project 1

One building is proposed for 3680 East Hastings (left) and a second is proposed for 3600 East Hastings (right). Rendering BHA Architects

Vancouver council referred another three rezoning applications under the city's Moderate Income Rental Housing Pilot Program (MIRHPP) to public hearings in the new year. The referrals were made at council's Dec. 10 meeting.

The public hearings get underway Jan. 21, 2020.

Council already approved the first three of 20 projects allowed under the pilot program in December — two on Renfrew Street in East Vancouver and, despite significant pushback from neighbouring residents, one on Larch Street on the city’s West Side.

To qualify under the MIRHPP, proposals must devote 20 per cent of the residential floor area to units for moderate income households earning between $30,000 and $80,000.

Average starting rates for moderate income rental units for East Side buildings are $950 for studios for average household incomes of $38,000; $1,200 for one bedrooms for households incomes of $48,000; $1,600 for two-bedrooms for household incomes of $64,000; and $2,000 for three-bedrooms for household incomes of $80,000.

moderate income housing project 2

The proposal is for a five-storey rental building for a site at 1990 to 1956 Stainsbury Ave. near Victoria Drive. Rendering Carscadden Stokes McDonald Architects

January’s public hearings will deal with PCI Developments’ rezoning applications for a pair of 14-storey buildings on East Hastings Street — one at the corner of Boundary Road and the other at the corner of Kootenay Street.

The projects faced general neighbourhood opposition at a joint open house last June, but they also earned some support. Together, the two East Hastings buildings would create a total of 212 rental apartments, 43 of which would be for moderate income households — the one at 3680 East Hastings at Boundary Road would produce 118 rental units, 24 for moderate income households, while the one at 3600 East Hastings at Kootenay would produce 94 rental units, 19 for moderate income households.

Carscadden Stokes McDonald Architects submitted the third rezoning application going to public hearing Jan. 21. It’s for a site at 1956 to 1990 Stainsbury Ave. near Trout Lake.

The proposal is for a five-storey building. Approximately 13 of the 80 rental units proposed would be for moderate income households About 59 people attended a May open house for the Stainsbury proposal. The city received 67 responses about the project through comment sheets, letters, emails and online comment forms.

Original Article from: Vancouverisawesome
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For some people, living in a city loft is the epitome of style; think skyline views, plank hardwood floors, exposed brick walls and heritage features offering inimitable character. With open floor plans and central locations, lofts make ideal crash pads for downtown living. However, the loft lifestyle isn't for everyone. 

Here are a few things to know before deciding if a loft is the right home for you. 

The high rise of loft living  

Photo by Jason Briscoe on Unsplash

Lofts today are seen as upscale urban dwellings for city slickers, but this wasn't always the case. In the 1950s and ‘60s, New York City's decommissioned factories and industrial warehouses became popular housing alternatives for artists and bohemians. 

Lower costs and high ceilings made these spaces perfect canvases for galleries and workshops of large-format artists, like Andy Warhol, Jackson Pollock and Willem de Kooning. Warhol famously converted a loft on East 47th Street in Midtown Manhattan into a studio called The Factory, which became a denizen for artists like David Bowie, Jean-Michel Basquiat, Debbie Harry and Lou Reed. Rent cost $100 a month at the time. 

Andy Warhol at ‘The Factory’, 1966, via Kristine on Flickr

As uptown art buyers turned up for exhibitions and downtown happenings, the lure of the loft lifestyle prompted many to buy and retrofit lofts of their own. As the affluent moved in, market values went up and lofts became hot commodities. 

“Over the next few years, magazines praised the versatility and the creativity of loft design,” writes Sharon Zukin in Loft Living: Culture and Capital in Urban Change. “In many lofts, the integration of work space, living areas, and art objects was paralleled by a fluid adaptation to structural features (primarily light, floor and volume) and “incidental” arrangements.”    

Loft living was instrumental in defining the Industrial aesthetic. And perhaps more importantly, the popularity of lofts redefined a way of living in the city. 

The difference between hard lofts and soft lofts 

Demand for the “loft look” has inspired many developers to replicate loft aesthetics in newly-constructed developments. Known in real estate as soft lofts, these constructions mimic characteristics of typical lofts, such as open concept spaces, large windows, high ceilings and exposed features. 

Photo by Yucel Moran on Unsplash

By contrast, hard lofts can be found in heritage buildings, vacant factories and other places that have been repurposed for residential living. While these industrial buildings tend to be a little rougher around the edges, they often abound with character via exposed brickwork, original wood beams and other inherited traits. 

Photo by Orlova Maria on Unsplash

Two-storey lofts  

Photo by Antoine Gayraud on Unsplash

Unlike single-floor lofts, two-storey lofts have the advantage of offering occupants more privacy. Two-storey lofts often preserve the open concept feel by limiting the reach of the second storey. Often, this top tier overhangs the first floor and is finished with open walls, so the bottom floor is kept in view. Bedrooms are the most common use for the second floors, as added distance allows for more privacy. Two-storey tall ceilings and walls are often utilized for an expansive gallery of windows. 

Pros and cons of loft life  

Photo by Nathan Van Egmond on Unsplash

Because soft lofts tend to be more modern constructions, they're often equipped with more modern furnishings, plumbing and electricity. Hard lofts, on the other hand, may require more work and repairs, depending on the condition of the property. Tall ceilings can mean tall energy bills, too. 

While hard lofts were once located in rundown parts of the city, many of these areas have gentrified and transformed into vibrant urban centers thrumming with activity. For young professionals who work in city centers, lofts are often well connected and ideally located for short commutes and enjoying the cultural advantages city life has to offer. 

Arguably, the primary feature of a loft is an open-concept layout. This setup is ideal for those who feel at home in tall and airy spaces but, for others, it can lack privacy and coziness. These spaces are ideal for singles or couples but can become cramped when children enter the equation. Likewise, hosting company can pose the occasional challenge, especially for a more private person. 

Decorating your loft  

Lofts leave space for a fair deal of decorative freedom, but also pose some unique challenges. Here are a few design tips to help you make the most of your loft lifestyle. 

Define spaces

Via Jennifer D. Ames on Creative Commons

Use large pieces of furniture, such as L-shaped couches, bar counters, bookcases, or even folding screens to help divide and define spaces in your loft. In small spaces, curtains can make for good hanging room partitions. Install a curtain track so they can be easily drawn or closed. 

Opt for oversized art 

Stay true to the loft's legacy by investing in a large painting or sculpture. Small pieces tend to get lost on tall ceilings and in open spaces, whereas larger prints and installations have obvious impact and can help to organize space. 

Add contrast with soft furnishings 

Photo by Israa Hilles on Unsplash

A large area rug lends warmth to hardwood or concrete floors typically found in lofts. Try curtains instead of blinds for window coverings, as they can bring contrast to gridded industrial panes, while still exposing their character. Look to Urban Modern design for examples of how to embrace this aesthetic. 

Embrace character  

Photo by Matthew Henry from Burst

Think twice before covering up raw features of your loft like exposed brick walls or open ducts and beams in the ceiling. These characteristics are prized by fellow loft buyers. 

Ready to embrace the loft living? Work with a REALTOR® to help you find the perfect space.

Original Article from: Realtor

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Moe Pourtaghi

"Nothing brings me more joy than seeing my buyers & sellers have success in their Real Estate endeavours. I hope you find the articles on my blog inspiring and educating in your ventures." - Moe Pourtaghi

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The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the REBGV, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the REBGV, the FVREB or the CADREB.