New property listed at 302 200 CAPILANO RD in Port Moody.
BEAUTIFUL & BRIGHT 2 bdrm + den condo in the prestigious "Suter Brook" community. Gourmet kitchen w/ breakfast bar, S/S appliances & granite countertops. Living & d/r features 9 ft ceilings, cozy F/P, engineered H/W floors & sliders that lead out to an expansive covered deck (approx. 185 SF). Master bedroom features large WI closet & 4pc ensuite. Den makes a great office or storage. Bedrooms on either sides of the unit. 1 secure underground parking & spots available to rent from strata. Amazing amenities which include exercise centre, amenity/games room & 2 guest suites. Close to Suter Brook & Newport Villages, Rocky Point Park, Buntzen Lake, Westcoast Express & steps to new Evergreen Skytrain Line. This unit is a MUST SEE!
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New property listed at 3728 OAKDALE ST in Port Coquitlam.
Don't miss this very clean & well maintained 4 bedrm home in much sought after Lincoln Park. Well maint. by the original owners. Nice big lvgrm/dinrm w/ flr to ceiling F/P & French drs opening onto a 12x20 s/d overlooking the large private b/yd complete w/ 12x20 patio, & lane access for RV pkg (or build a det. gar ). Big bright kit w/ large E/A & lots of cupbds & counter space. Good sized master bdrm w/ W/I closet & nicely updated 2 pce enste w/ new vanity, granite counter tops & ceramic flrs. Lots of crown & basebds thru-out. Fully fin bsmt w/ 4th bdrm, updated 3 pce bath & a lrge L-shaped recrm w/ gas F/P. New furnace Oct '11. Roof Nov '14. OPEN HOUSE Sat & Sund Jan 30 & 31st from 1 to 4.
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New property listed at 2119 LAMPREY DR in Port Coquitlam.
Well designed to feel like a detached home on large, quiet corner lot across from park. Wow interior and exterior renovations - including roof and hot water tank 2014, furnace 2007, new decking and fence, mostly new windows and easy care vinyl siding. You can simply move your furniture into this modern, bright, spacious family home. High-end main floor vinyl flooring perfect for children, pets and easily passes for hardwood. Pot lights, new modern profile baseboards and white stone setting for gas fireplace in large comfortable living room with separate dining space accessing the deck via French doors. The family chef will love this wonderful vaulted kitchen with 2 big windows, lots of maple cabinets and drawers, quartz counters, glass tile backsplash, gas stove and stainless steel appliances. Charming in-law/teenage space down with gas fireplace, laundry, 2 bedrooms and laundry. Ideal location within minutes of school and bus. Marvelous alternative to townhome living with yard and no maintenance fees.
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New property listed at 2902 WOODSTONE CRT in Coquitlam.
Gorgeous – 3 Level home situated in a cul-de-sac and close to shopping, schools and new Evergreen Line! Bright and Spacious home with vaulted ceilings, 4 Bedrooms up, laminate flooring and 3 fireplaces. The main floor features a formal living room, dining room, den, large gourmet kitchen with island, updated cabinets, granite counters, s/s appliances and a large family room with French doors that open to your 18’ x 13’ covered deck. Basement contains 2 bedroom in law suite with sep entry and media room. There is no grass to cut here! Lovely landscaped maintenance fee front and backyard with an above ground pool. Open house Jan 30th Sat & Jan 31st Sun 2-4pm.
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New property listed at 3078 PLATEAU BLVD in Coquitlam.
WELCOME TO YOUR LUXURY SHOW HOME. Stunning, TOP QUALITY Renovations & Upgrades. Well OVER $500K of DESIGNER FINISHINGS in this 6 bdrm & 6.5 bath, 6448 sq ft home. 9881 sq ft North/South facing lot. Enter to high ceiling foyer & living rm w/designer fireplace. "Masterchef" redesigned Gourmet Kitchen w/high end appls & big center island. Wok kitchen fully renovated! Sunken family rm w/elegant fireplace & private balcony. On main - Den & 2nd Master w/gorgeous 5pc bath! Upstairs boasts South VIEWS from master w/ double closets & dream master bath. 3 more bdrms up with all w/new ensuites. NEW lighting, flooring, paint, plumbing & MORE! Bsmt boasts media rm, rec rm, den & kitchen! Zen water feature in landscaped garden. WOW!!
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New property listed at 12 21960 RIVER RD in Maple Ridge.
SHOWS LIKE A GREAT 10, GREAT 3 bedroom, 2 bath END unit is ready for you to move in!! All the upgrades have been done for you, 1 year old hot water tank, newer stainless steel appliances, new laminate flooring, newer paint, new carpet, new lighting. The kitchen has new counters and sink, lots of counter space with an eating bar. Enjoy this spacious floor plan that offers sliding doors to the patio. Located close to everything including the West Coast Express, single garage and 1 extra parking stall round off this fantastic unit. Call today to view!! Measurements are approx., should be verified by buyer or buyers agent if important.
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New property listed at 623 WESTLEY AVE in Coquitlam.
OAKDALE is one of the cities finest neighbourhoods! Large corner lot near Coquitlam/Burnaby border. This property is amazing in the spring and summer when the gardens are in full bloom. Upstairs features vaulted ceilings, 3 bedrooms, 2 bathrooms, oak kitchen, spacious living room with fireplace, separate dining area and separate laundry. Downstairs features separate entry, full kitchen, large living room, 1 bedroom, 2 other rooms (easy bedrooms) and separate laundry. Roof is approximately 12 years old. Easy access to schools, SFU, parks, trails, recreation facilities, bus, new upcoming SKYTRAIN, West Coast Express, Lougheed Mall and many other amenities and services. WOW!
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New property listed at 805 2980 ATLANTIC AVE in Coquitlam.
This EXCEPTIONALLY DESIGNED, OPEN, CONTEMPORARY, BRIGHT, SPACIOUS, SOUTHEAST CORNER SUITE offers UNOBSTRUCTED CITY, MOUNTAIN, ROOFTOP GARDEN (30,000sq) & WATERFALL VIEWS FROM EVERY ROOM. Gourmet kitchen w/High End stainless appls, & granite counters. Floor to ceiling windows throughout. Large master w/ beautiful ensuite, large den w/big window & French dr, currently used as bdrm; a large covered balcony. STEPS TO COQ MALL, T & T SUPERMARKET, Restaurants, Aquatic Ctr, Library, Lafarge Lake, Evergreen Line Stn, Westcoast Exp. Schools & Douglas College. Levo is known to be the most efficient building in the area w/Utility bills ranging 40% less than the average, energy efficient windows, fully equip w/ 3 Elevators, electric car charging stn, onsite caretaker, Pets Welcome & Rentals Allowed.
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New property listed at TH7 4250 DAWSON ST in Burnaby.
OMA2 Built by Millennium in a convenient Brentwood location. Beautiful and bright ‘loft style’ townhome with 18’ floor to ceiling windows. An open, functional floorplan easy for furniture placement and entertaining. Two bedrooms (on opposite ends), two bathrooms and dreamy chef’s kitchen with a breakfast bar looking onto a cozy fireplace. Best parking in the development with private access from both the courtyard and underground. Full time concierge, indoor pool/hot tub/gym, playground, meeting/party room. Close to the amazing Brentwood Centre, Home Depot, Save On foods, Skytrain.
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New property listed at 1106 CLERIHUE RD in Port Coquitlam.
First time Buyer? Young family? Downsizing? Rarely available 2 bedroom and den end unit in the Summit. Features include laminate flooring throughout the dining area, living area, and kitchen. Gas fireplace in the living room. Large west facing balcony overlooking Colony Farm. Master bedroom has full ensuite and walk in closet. Den currently being used as child's bedroom. 6' x 12' patio off the downstairs bedroom. There is also a small grass area and patio off the dining area. Roof replaced in 2013. New hot water tank. Pet friendly complex! Showings start with Open House Sunday Jan 24th from 2-4pm.
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New property listed at 108 3075 PRIMROSE LANE in Coquitlam.
This gem is nestled in a resort-like complex. The perfect balance of elegance and charm greet you as you enter the foyer, and continues into the large kitchen & open concept dining/living room. The tastefully decorated master suite has two closets/ 4 piece ensuite with separate shower. A huge private deck is your oasis perfect for entertaining. With water features/lagoon, and manicured gardens you are surrounded by beauty. Workout in the gym, dip in the pool or relax in the hot tub/sauna. A short stroll to mall/T&T, all levels of great schools, the West Coast Express, Lafarge Lake, Aquatic Center, and soon the Skytrain. With many updates, and attention for detail, the owner's love of the home is evident. OPEN HOUSE: Sun Jan 24 2-4pm.
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New property listed at 13345 MCCAULEY CRES in Maple Ridge.
NATURE IS YOUR NEIGHBOUR! Wonder family home backing onto greenbelt & "McCauley Rock" in sought after "Rock Ridge" area. Easy to add a mortgage helper, just needs kitchen. Upstairs are 3 generous sized bedrooms, including large master bedroom with vaulted ceilings, full en-suite and looking out onto greenbelt. Huge kitchen with breakfast bar, stainless steel appliances, and adjoining family room with sliders to deck overlooking yard and greenbelt. Downstairs is a den, recreation room, bedroom and full bathroom, easily set up for suite with shared laundry. Bonus triple garage (double deep on one side), tile roof, large lot and home priced for immediate sale. CALL NOW!
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New property listed at 2 1705 PARKWAY BLVD in Coquitlam.
An excellent opportunity to own a beautiful bright detached home in Tango complex built by Liberty Homes in the desirable Westwood Plateau. This unique home boasts of an open floor plan with high ceilings, slate tile foyer, solid hardwood floors, and carpeted bedrooms. Kitchen features maple cabinets, matching appliances, and pantry. Powder room on main floor & master bedroom featuring an acrylic soaker tub. A fully finished basement with a recreation & media room, a bedroom, and den converted to 2nd bedroom. Steps away to transit, walking/biking trails, and Westwood Golf and Country Club and just minutes drive to schools, shopping areas, and Coquitlam Centre Mall!
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New property listed at 11421 236A ST in Maple Ridge.
Fantastic 3 bdrm and den family home with great floor plan in popular Cottonwood area. This home is ideal for families: cozy family room off the kitchen, open dining room and living room concept. 2800 sq ft on 2 levels, functional and open with lots of good light. Good size master bdrm with walk in closet, designer wallpaper and 3 piece en-suite. Huge den downstairs that can be used as a rec room, office or bdrm. Daylight basement is unfinished and waiting for your ideas. Double garage, flat yard, close to schools, parks, buses, and Maple Ridge town Centre. Great solid house, just needs some paint and cleaning. Situated on a quiet street, walking distance to schools and buses.
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New property listed at 12156 234 ST in Maple Ridge.
Split level with 3 bdrms & 3 bathrms, on large lot backing onto farm field. The home requires full renovation except new roof August 2016. The oak kitchen has nook, dining room with slider to sundeck, living room with gas fireplace, family rm with slider to concrete patio & wood stove, sundeck required replacement, master bdrm with 3pce ensuite & walk-in closet. Great value for home needing updating in great location.
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New property listed at 1479 NANTON ST in Coquitlam.
First showings at the OPEN HOUSE Saturday January 30th 1 pm to 4 pm. Also OPEN HOUSE Sunday January 31st 1 pm to 4 pm.
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New property listed at 1402 BRIARCLIFFE DR in Coquitlam.
Completely renovated 5 bedroom home in a great neighborhood. This beautiful and spacious home offers hardwood floors throughout main floor, designer colors, living room with gas fireplace, dining room great for entertaining, amazing kitchen with Cherry cabinets, granite countertops, stainless steel appliances and eating bar. Family room is just off the kitchen and has a gas fireplace & slider to the deck. There is also a 2 piece powder room on the main level. Upstairs there is a 4 piece bath, laundry room and 4 bedrooms, one of which is currently being used as a walk in closet. Large master bedroom with ensuite to die for with double stand up shower with floor to ceiling tile and a double vanity. The daylight basement offers a large one bedroom with separate entrance.
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Appeal options help B.C. homeowners who have rising property assessments
 

The assessment of a modest house in a neighbourhood of larger more luxurious homes may reflect the land’s potential to support a bigger house.,

Photograph by: Mark van Manen , Vancouver Sun

A little-known provision of the British Columbia Assessment Act could become a bigger factor in protecting single-family homeowners from the effect of rising property assessments in Vancouver’s high-priced market, a prominent appraiser and tax agent argues.


Section 19.8 is designed to protect long-term homeowners in a neighbourhood from land-use changes, such as rezoning or subdividing. These changes can drive up property values by assessing a property based on potential for redevelopment rather than its actual use.

“As we densify core locations (in Vancouver) and put in place policies to allow higher densities, the importance of (Section 19.8) is going to increase,” said Paul Sullivan, an appraiser and tax agent with the firm Burgess, Cawley, Sullivan & Associates Ltd.


Homeowners have until Jan. 31 to appeal their assessments, and in a year like 2016, with thousands of Metro Vancouver single-family homeowners feeling assessment shock from increases of more than 30 per cent, appeals may also increase.


“In a year when assessments have increased significantly more than in previous years, I suspect there will be more appeals,” Sullivan said.

Only a tiny fraction of owners appeal assessments, said Jason Grant, B.C. Assessment’s regional assessor for greater Vancouver, which has more than 200,000.


Sullivan said homeowners also have another option to take the immediate shock out of their property tax bills, if they qualify. They can defer paying property taxes if they meet certain criteria under a program the province offers. It is essentially a low-interest loan, which can be repaid at any time.

The Section 19.8 provisions apply to only a small number of properties. Under B.C. Assessment’s count, only 448 homes in the city of Vancouver qualify for relief under the provision, and “it really doesn’t apply in very many situations,” said Grant.


An example, Grant said, would be the only house on a street that is re-zoned for a 10-storey apartment building.

Other qualifying examples, published on the B.C. Assessment website, include single houses on lots capable of being subdivided or on land that is rezoned for commercial purposes.


Grant said assessors make an effort to identify additional properties that might qualify and contact the owners to let them know they might want to appeal their assessments under the provision.


“Those kinds of situations don’t happen very often, so I’m not surprised (the number receiving the relief) is only 448,” Grant said.

Homeowners have the same Jan. 31 deadline to appeal for consideration under Section 19.8.


“Last year, we only received appeals on one per cent of properties, period,” Grant said. “I would say it is very uncommon for (the provision) to be appealed.”


However, Sullivan predicts that some homeowners will start testing the definition of “existing use” under the Section 19.8 provision in places where modest, older homes are being replaced with multi-million-dollar mansions.

His argument is that the homeowner’s modest house represents a lower-value existing use compared with the lot’s potential to support a 10,000-square-foot mansion, even though there is no other change to zoning.

“That’s what I’d try to persuade a court,” Sullivan said.


Assessments are important to homeowners because municipalities use them to set property tax rates. While municipalities adjust rates to account for rising values, assessment increases beyond the average for a municipality set homeowners up to absorb a bigger proportion of the tax burden.

Homeowners in hot markets, where buyers have bid up prices on modest housing, risk losing the $570 provincial homeowners grant, which was designed as a small amount of tax relief to cushion residents from dramatically rising values.


The province on Monday announced an increase to the threshold for starting to phase out the grant to $1.2 million from $1.1 million in 2015, with the cutoff for receiving no grant assistance rising to $1.35 million from $1.25 million.

The new thresholds ensure 91 per cent of B.C. homeowners will receive the grant. However, as recently as two years ago the province had set a threshold under which 95 per cent of homeowners were eligible for the assistance.

In Metro Vancouver, that leaves almost 26,000 homeowners over the threshold to start losing the grant, according to calculations made by the property information firm Landcor Data Corp. Without the recent change, about 52,000 were in line to lose the assistance.

depenner@vancouversun.com

Twitter.com/derrickpenner



How to launch an appeal of your property assessment

Review your assessment: Determine if the informations is correct and whether the assessment represents fair value. Check against the information BC Assessment provides online about your neighbours and recent property sales.

Call BC Assessment: Based on comparisons, if you believe your assessment is out of line, ask to talk to an appraiser to review your file and correct any errors.

Request a review: If your discussion with the appraiser doesn’t answer your concerns, you can ask for a review by the Property Assessment Review Panel by submitting a written request spelling out the details of your property assessment and reasons for requesting the review.

For a request under Section 19.8

• The property in question must be less than 2.03 acres.

• It must be the owner's principal residence, where they have lived for at least 10 years.

• The land must have potential for redevelopment that puts its market value higher than its existing residential value.

The deadline for all residential appeals is Jan. 31


Source: BC Assessment


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Empty Nester now?

 

When children leave the family home, parents often discover that the home is too large for their needs, and consider downsizing.

 

In 2016 Property Assessments in B.C. went through the roof and the positive side is that Sellers can use that built-up equity in their homes. You will soon be FREE!

 

Downsizing is a perfect solution to reducing such things as mortgage payments, property taxes, home maintenance, and utility bills. Downsizing enables you to use the equity to put towards improving your lifestyle by freeing you up to travel more, invest in a vacation home or even help your children or grandchildren with their education.

 

I will help you through every step of the process - including everything from helping you get the highest possible price for your existing home to finding a new home that best meets your needs.

 

Call me so we can disuss your BEST options 778-241-8946

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New property listed at 22890 GILBERT DR in Maple Ridge.
Silver Ridge Home now accepting applications for a new family. This show home quality home is a "10" - Features open concept floor plan with large windows framing nature as your masterpiece, 9ft ceilings, gourmet style kitchen, 3 large bedrooms up & private 4th bedroom down, wetbar, large foyer enter on 2 levels, oversized garage for cars & toys, extra storage. This home is awaiting your application... Open House Sat-Sun 2:00-4:00pm.
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