SOLD! 10460 Gilmore Crescent: 3 Bed 2 Bath House For Sale in Richmond BC

This property is now Sold.

10460 Gilmore Crescent
Richmond BC, V6X 1X4, Canada

RICHMOND BC HOMES
GREATER VANCOUVER BC REAL ESTATE FOR SALE
House | Townhouse | Apartments-Condos | Real Estate
Richmond | Vancouver | Ladner | Tsawwassen

Thank you for visiting our video. We specialize in the purchase and sale of residential housing in Richmond, British Columbia. Whether you are relocating within Richmond, searching for an investment property, or leaving Richmond for another area, my experience can help you make the right decisions. Please contact us or take your time exploring my channel and make use of the resources available to you.

Please visit:
http://www.michaelcowling.com or
http://www.michaelcowling.com/10460-gilmore-crescent-richmond-bc-v6x-1x4/
for more information.
Call Michael Cowling at 604-276-2335 or email him at mc@michaelcowling.com for showings.

Property Information:
Sub Area: Bridgeport
MLS® No.: V1094183
Bedrooms: 3
Bathrooms: 2
Total sq.ft.: 2,442
Lot sq.ft.: 10,057


Description:
Tastefully remodelled home with 3 bedrooms up and in-law suite down. Remodelled kitchen with cabinets, counter tops, and newer engineered hardwood flooring throughout, large sunny south deck and patio. Tones of storage space, garage space for 4 cars, plenty of parking. Ideal home for a small business operator. Close to schools, and easy fast access to Vancouver.

--------------------------------------------------------------------------------­-----
RE/MAX Michael Cowling And Associates Realty
Serving Richmond, Vancouver, Ladner, and Tsawwassen
http://www.michaelcowling.com

FOLLOW me on FACEBOOK
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FOLLOW me on TWITTER
https://twitter.com/#!/MichaelCowling

SOLD! 2820 River Road: 5 Bed 6 Bath Luxury Home in Richmond BC

SOLD 2820 River Road, Richmond, BC, V7C 1A1, Canada

RICHMOND BC HOMES
GREATER VANCOUVER BC REAL ESTATE FOR SALE
House | Townhouse | Apartments/Condos | Real Estate
Richmond | Vancouver | Ladner | Tsawwassen 

Thank you for visiting our video. We specialize in the purchase and sale of residential housing in Richmond, British Columbia. Whether you are relocating within Richmond, searching for an investment property, or leaving Richmond for another area, my experience can help you make the right decisions. Please contact us or take your time exploring my channel and make use of the resources available to you.

Please visit:
http://www.michaelcowling.com or
http://www.michaelcowling.com/2820-river-road-richmond-bc/
for more information.
Call Michael Cowling at 604-276-2335 or email him at mc@michaelcowling.com for showings.

Property Information:
Sub Area: Terra Nova
Bedrooms: 5
Bathrooms: 6
Total sq.ft.: 6,215
Lot Size sq.ft.: 13,765

Description:
Peacefully nestled in a bird sanctuary at the mouth of the ocean and the river with panoramic views in Richmond's most prestigious location. This stunning home's open plan offers water, mountain and garden views from virtually every room of the house. 18-25 foot ceilings and large custom wood and curved glass windows enhance this experience even further as does the beautiful indoor waterfall garden. The 2 spacious gourmet kitchens are a cooking lover's dream. The top floor is dedicated to a private master bedroom with its own sitting area and a spacious bath featuring a steam, curved glass shower which easily fits two. The media room, which boasts a top of the line sound system throughout the home as well as a movie theatre, sits adjacent to the games room. Lutron home works lighting makes keeping the home bright a breeze. A spacious office ushers in business guests upon arrival. This 6215 square feet of living space home further features 5 bedrooms, 4 full and 2 half baths, impeccable tropical gardens with magnolias and palm trees, timed underground sprinkler system, 2268 square feet of outdoor decks, an outdoor hot tub and 4 car garage. A truly artistic entertainment home! 
--------------------------------------------------------------------------------­­----------
RE/MAX Michael Cowling And Associates Realty
Serving Richmond, Vancouver, Ladner, and Tsawwassen
http://www.michaelcowling.com

FOLLOW me on FACEBOOK
http://www.facebook.com/michaelcowlingrealty

FOLLOW me on TWITTER
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SOLD #212-8880 No 1 Road: 2 Bed 2 Bath Condo For Sale in Richmond BC

This property is SOLD

#212 - 8880 No. 1 Road
Richmond BC, V7C 4C3, Canada

RICHMOND BC HOMES
GREATER VANCOUVER BC REAL ESTATE FOR SALE
House | Townhouse | Apartments-Condos | Real Estate
Richmond | Vancouver | Ladner | Tsawwassen

Thank you for visiting our video. We specialize in the purchase and sale of residential housing in Richmond, British Columbia. Whether you are relocating within Richmond, searching for an investment property, or leaving Richmond for another area, my experience can help you make the right decisions. Please contact us or take your time exploring my channel and make use of the resources available to you.

Please visit:
http://www.michaelcowling.com or
http://www.michaelcowling.com/212-8880-no1-road-richmond-bc-v7c-4c3/
for more information.
Call Michael Cowling at 604-276-2335 or email him at mc@michaelcowling.com for showings.

Property Information:
Sub Area: Seafair
MLS® No.: V1091993
Bedrooms: 2
Bathrooms: 2
Total sq.ft.: 930


Description:
Updated south facing 2 bedroom 2 bathroom in popular Apple Green. Newer laminate flooring, paint,  well kept. Convenient West Richmond location on bus routes and easy walking distance to Safeway and Seafair shopping centre. Recreation facilities include: clubhouse, entertainment facilities, indoor and outdoor swimming pools and pond with gardens.

--------------------------------------------------------------------------------­-----
RE/MAX Michael Cowling And Associates Realty
Serving Richmond, Vancouver, Ladner, and Tsawwassen
http://www.michaelcowling.com

FOLLOW me on FACEBOOK
http://www.facebook.com/michaelcowlingrealty

FOLLOW me on TWITTER
https://twitter.com/#!/MichaelCowling

50 Ways to Green Your Home and Save

You can search the 50 ways to green your home by category or scrolling down the list.  (Updated July 2014) Location

1. Green neighbourhoods

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

2. Transit-oriented density

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

3. Score your location

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

4. Lower-cost luxury

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

Home improvement

5. You choose, you save

BC Hydro and FortisBC offer a variety of incentive and rebate programs for home upgrades and rebates.

6. Install a high-efficiency heating system

Make sure it’s ENERGY STAR rated.

7. Weatherize your home

From windows to doors to insulation and weather stripping. Don’t forget to seal your ducts.

8. Insulate your pipes

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

9. Insulate your hot water heater

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

10. Install a programmable thermostat

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

11. Replace your furnace filter

This optimizes performance, as clogged filters reduce airflow, forcing your furnace to work harder.

12. Get the most from your fireplace

Here's how to make it efficient.

13. Use curtains

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

14. Use an electric fan

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

15. Install ceilings fans

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

Water

16. Fix leaks, fix leaking taps

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

17. Install a filter

Stop buying costly bottled water which adds to the landfill.

Lighting

18. Change your light bulbs

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

19. Motion detector lights

Turn lights off outside when not in use.

20. Keep it dark

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

21. Holiday lights

Use LED lights.

Kitchen

22. Replace your fridge

An old energy guzzling fridge costs you about $90 a year  to operate. Replace it with an ENERGY STAR fridge. BC Hydro will also not only come and pick up your old fridge free of charge, they’ll give you $30.

23. Replace your freezer

Buy an ENERGY STAR freezer and save money with lower operating costs.

Bathroom

24. Low flow shower

Hot water accounts for 25% of your energy costs. Showers can be the largest single contributor to overall hot water use in a home, accounting for 15% of total household energy use. Save with a low-flow showerhead.

25. High efficiency of dual flush toilets

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

Office

26. Use smart strips

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

27. Buy energy smart electronics

Buy energy smart electronics and save.

28. Recycle your old electronics

Here's how.

Yard improvement

29. Conserve water

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

30. Less lawn and low-maintenance lawns

Lawns waste water. Instead, conserve and beautify using indigenous plants such as ferns, tiger lilies and hostas. Or try a low-maintenance lawn that is made up of a diverse mix of hardy, drought-tolerant, slow-growing turf grasses, that require less mowing, fertilizing and watering than conventional lawn species.

31. Elbow grease

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

32. Drip irrigation

It saves water compared to sprinklers.

33. Grow your own

How much more will you spend on food this year? Even a few miniature fruit trees and a small vegetable garden in a raised bed or in containers on your deck will help keep you healthy and save you dollars. Lettuce, spinach, tomatoes, cucumbers, strawberries and blueberries thrive in our climate. Learn more.

34. Preserve your poduce

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

35. Bee friendly

We need bees to pollinate, so plant a few bee-friendly annuals such as asters, marigolds, sunflowers, zinnias; or perennials such as clematis, foxgloves, hollyhocks, roses or shrubs such as Buddleia. Consider becoming an urban bee keeper, some municipalities like Vancouver allow bee keeping in your backyard.

36. Go chemical-free

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

37. Plant fruit trees

They’ll give you shade and fruit. Growing guide.

38. Compost

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

Green and clean

39. Clean green

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

40. Upgrade your washing machine

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

41. Green laundry detergent

Use phosphate-free, biodegradable detergent.

42. Install a clothesline

Dryers use a large amount of energy.

43. Get a rack

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

Living Green

44. Recycle

Recycling keeps materials that can be recovered (paper, glass, metals, plastics, food etc) out of the landfills; and in the case of organics like paper, food, yard waste, it significantly reduces greenhouse gases from landfills. Learn more.

45. Buy local

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

46. Don't use paper or plastic

Use cloth bags when you shop or reuse your plastic bags

47. Backyard chickens and bees

Become involved in your own food production, raise chickens for their eggs or bees for their honey in your backyard.

Financing

48. Borrow green

Most financial institutions offer “green” mortgages, including: • BMO Eco Smart Mortgage offers home buyers preferred interest rates on qualifying green properties. • RBC Energy Saver™ Mortgage gives home buyers a $300 rebate for a home energy audit and preferred interest rates. • Vancity offers a Bright Ideas Home Renovation Loan at prime +1% to home buyers and owners making green renovations. • CMHC offers a 10% Mortgage Loan Premium refund and possible extended amortization for buyers purchasing an energy-efficient mortgage or making energy saving renovations.

49. Loan programs

Pay-as-you-Save (PAYS) loan program will help home owners and businesses finance energy efficiency improvements through a loan from BC Hydro or FortisBC. Pilot programs starting in November 2012 in certain BC locations.

Resources

50. Green Tool Kit

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

SOLD #108-8975 Jones Road: 2 Bed 2 Bath Condo For Sale in Richmond BC

This property is SOLD

#108 - 8975 Jones Road
Richmond BC, V6Y 3Y7, Canada

RICHMOND BC HOMES
GREATER VANCOUVER BC REAL ESTATE FOR SALE
House | Townhouse | Apartments-Condos | Real Estate
Richmond | Vancouver | Ladner | Tsawwassen

Thank you for visiting our video. We specialize in the purchase and sale of residential housing in Richmond, British Columbia. Whether you are relocating within Richmond, searching for an investment property, or leaving Richmond for another area, my experience can help you make the right decisions. Please contact us or take your time exploring my channel and make use of the resources available to you.

Please visit:
http://www.michaelcowling.com or
http://www.michaelcowling.com/108-8975-jones-road-richmond-bc-v6y-3y7/
for more information.
Call Michael Cowling at 604-276-2335 or email him at mc@michaelcowling.com for showings.

Property Information:
Sub Area: Brighouse South
MLS® No.: V1089450
Bedrooms: 2
Bathrooms: 2
Total sq.ft.: 1,241


Description:

REGENT'S GATE by Polygon 2 bed 2 bath on south east corner with huge 600+ square foot balcony. Large kitchen with eating area, crown moldings, gas fireplace, in-suite laundry, huge en-suite with soaker tub, separate shower and 2 sinks.Large walk-in closet. Storage and extra storage locker with secured parking. Gated adult 19+ community with extensive facilities including a pub, pool table darts, activity room, exercise room, Jacuzzi, two guest suites, workshop, lounge, sun-room & outdoor patios. Pet friendly. Strata Fee includes heat, hot water, gas & sewer. Building has been rain screened and has a newer roof.
--------------------------------------------------------------------------------­-----
RE/MAX Michael Cowling And Associates Realty
Serving Richmond, Vancouver, Ladner, and Tsawwassen
http://www.michaelcowling.com

FOLLOW me on FACEBOOK
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FOLLOW me on TWITTER
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Make Sure You're Prepared for a Disaster

Earthquakes, fires and floods are obvious potential disasters, but so is losing back-up disks or tripping over a cable and knocking out a computer system. These can result in the loss of important data. Even a frozen pipe that bursts can result in a potential disaster.

Everyone needs a disaster plan. It should provide information and protect you, your family and friends from personal injury while in your home.

Preparing a disaster plan begins with:

• Having medical data about you and your family, for example, information about allergies and medical conditions such as diabetes. 
• Having up-to-date next-of-kin or emergency contact information.  Disaster relief workers will need to know who do you contact if there is an emergency and permission is needed for a medical procedure.

Audit potential hazards

How safe is your home? Have a look around and identify and then correct potential dangers, including: 
• book shelves, cabinets, photos or paintings in glass frames not properly secured to the walls; 
• glass in windows and mirrors; 
• cords and wires across floors where you, your family or visitors might trip; and 
• areas under desks and tables which need to be kept clear to provide shelter.

Training and drills

Make sure you and at least one family member (or if you live alone, one of your neighbours) are trained in first aid, including the Heimlich maneuver, injecting an Epi pen in the case of a bee sting or food allergy, and cleaning and bandaging minor wounds.

• Hold an annual fire drill in your home and review emergency procedures. 
• Test fire alarms and know how to use fire extinguishers. 
• Know the location of shut-off valves for water, gas and power – and how to shut them off.

Emergency procedures

Plan emergency route in your home – whether it’s detached or an apartment condominium.

Write down a checklist to follow during an evacuation which includes:
• shutting down computers and other equipment; 
• accounting for family members and/or friends and pets  during an evacuation; 
• closing doors and locking your home.

Safeguarding your assets

Back-up copies of your computer data and vital records including important passwords and store off-site.

Make copies of important documents such as your passport, driver’s license, credit cards and insurance policies and store off site, in an easily accessible location.

Install surge protectors for all computers and phones, and battery back-up systems.

Preparation	• Consider how your home would be secured after a disaster. • Establish a meet-up location in case your home is damaged or unusable. • Establish agreements with clean-up and restoration companies who can remediate your home to a usable condition.
Communication	• Establish communication through cell phones or radio transmission. • Arrange for an off-site contact to become a message centre notifying family and friends.
Data and Finances	• Duplicate and store vital records including financial and legal documents, and back-up disks in an off-site facility. • Develop procedures for post-disaster financial transactions so you have ready cash on hand.

Emergency equipment and supplies

Make sure you have fire extinguishers, smoke and carbon monoxide detectors and alarms. Create a schedule to test and monitor them.

Buy or create and maintain an emergency kit which contains a three-day supply of water and non-perishable food and other necessities such as a flashlight with spare batteries, face masks and tools such as a hammer and mini-saw. Review the contents annually as part of your emergency drill.

Store the kits in an area least vulnerable to destruction in a portable, water-proof container. Use the following list as a guideline.

Sample safety kit

• emergency contact list  • at least one first aid kit with gauze and tape, antiseptic wipes, anti-bacterial ointment, a cold pack, non-latex gloves, a CPR breathing barrier, medications such as pain relievers and stomach remedies  • a three-day supply of non-perishable food  • enough water to supply 12 litres per person  • a battery powered or wind-up radio with extra batteries  • at least one fire extinguisher  • work gloves and tools – hammer, pliers, wrenches, knife  • masking and duct tape  • easy-to-operate camp stove with two canisters of fuel  • candles and water proof matches  • a whistle

• a signal mirror  • pots and pans, dishes, utensils, aluminum foil  • blankets or sleeping bags  • a sewing kit and scissors  • toilet paper  • anti-bacterial soap, liquid detergent, bleach  • garbage bags  • mylar blanket  • written instructions on how to turn off gas and water if authorities advise  • notebooks, pens, pencils  • reading material  • cash to buy meals and supplies  • camera and film

What to do in a(n):

Earthquake – sample guide

Before
• Have enough supplies to last for three days or more. 
• Know where safe spots are in each room—under tables, desks or supported doorways. 
• Know where danger spots are in each room—near windows, hanging objects or unsecured furniture such as large paintings, light fixtures and book shelves.

During
• Duck, cover and hold on. Take cover under a desk or table or sit/kneel beside a strong interior wall. 
• Stay away from windows, bookshelves and filing cabinets. 
• Never use an elevator. 
• Outside avoid power lines and buildings. 
• If a representative is in a vehicle, they should pull over away from buildings, power lines, bridges and overpasses and stay in their vehicle. 
• Anyone in a crowd should seek cover and try not to get trampled.

After 
• Expect aftershocks and duck, cover and hold on. 
• Never use candles or matches where there may be broken gas or propane lines. 
• Send someone trained or go yourself to turn off the outside gas valve, and the furnace if required. 
• Use the telephone only for emergency, life-saving calls. 
• If indoors, stay there if possible. If outdoors, avoid damaged buildings, power lines and poles. 
• Apply first aid to anyone injured and avoid moving seriously injured victims unless necessary. 
• Turn on a computer, TV or radio for information. 
• If you decide to evacuate, take emergency supplies. 
• Place HELP signs in windows. 

Fire/explosion – sample guide

Before
• Know escape routes; and 
• Know where fire extinguishers are located and how to use them.

During 
• Douse small fires with fire extinguishers. For a spreading blaze, use the fire alarm and evacuate, closing doors. 
• Stay close to the ground where smoke and fumes. 
• If clothing catches fire—Stop…Drop…Roll. 
• Never use elevators. 
• Go to pre-determined gathering spot and call 911 to notify the fire department. 
• If anyone is trapped in a room, place a cloth (a coat or jacket) around/under the door to prevent smoke from entering. Signal for help from a window.

After
• Never return to the office until the fire department tells you it is safe.

Flood – sample guide

• Turn off your furnace and gas (from outside). 
• Avoid wet wires, outlets and electrical equipment. 
• Turn on your battery-powered radio for emergency bulletins. 
• Do not drive or walk through a flooded area. 
• Do not begin clean-up until electrical outlets and systems have been inspected.

Severe weather - sample guide

• During a wind storm, avoid windows since they can break, scattering glass. 
• Anyone outside should avoid power lines and poles, trees and unsafe structures. 
• Avoid driving. 
• If anyone is caught in a vehicle during a snowstorm, stay with the vehicle. Use the emergency kit kept in the trunk which should contain a mylar blanket, a candle and matches, food, water, a flare to signal your location, a set of warm clothing and medical supplies.

(Source: REBGV)

SOLD #304-8391 Bennett Road: 2 Bed 1 Bath Condo for Sale in Richmond BC

#304 - 8391 Bennett Road
Richmond BC, V6Y 1N4, Canada

RICHMOND BC HOMES
GREATER VANCOUVER BC REAL ESTATE FOR SALE
House | Townhouse | Apartments-Condos | Real Estate
Richmond | Vancouver | Ladner | Tsawwassen
RE/MAX West Coast

Thank you for visiting our video. We specialize in the purchase and sale of residential housing in Richmond, British Columbia. Whether you are relocating within Richmond, searching for an investment property, or leaving Richmond for another area, my experience can help you make the right decisions. Please contact us or take your time exploring my channel and make use of the resources available to you.

Please visit:
http://www.michaelcowling.com or
http://www.michaelcowling.com/304-8391-bennett-road-richmond-bc-v6y-1n4/
for more information.
Call Michael Cowling at 604-276-2335 or email him at mc@michaelcowling.com for showings.

Property Information:
Sub Area: City Centre
MLS® No.: V1087025
Bedrooms: 2
Bathrooms: 1
Total sq.ft.: 837


Description:
Quiet bright top floor 2 bedroom/1 bath tastefully renovated with newer paint, laminated flooring throughout, kitchen has newer cabinets, sink & faucet, counter top, tiled backs plash & tiled floor, modern lighting & bathroom tiled wall. Bright West-facing balcony has an open view to the garden, good size in-suite storage, generous bedroom size & good floor plan. Well maintained building has been updated w/ double vinyl windows, interior carpets, and vinyl sidings. Excellent location, walk to transit, restaurant & shopping centre. Great buy for 1st time home buyers or investors. Rentals allowed & pet friendly. Maintenance fee includes Richmond Utilities.

--------------------------------------------------------------------------------­-----
RE/MAX Michael Cowling And Associates Realty
Serving Richmond, Vancouver, Ladner, and Tsawwassen
http://www.michaelcowling.com

FOLLOW me on FACEBOOK
http://www.facebook.com/michaelcowlingrealty

FOLLOW me on TWITTER
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SOLD 3622 Solway Drive: 5 Bed 3 Bath Half Duplex For Sale in Richmond BC

This property is now SOLD.

3622 Solway Drive
Richmond BC, V7E 3T5, Canada

RICHMOND BC HOMES
GREATER VANCOUVER BC REAL ESTATE FOR SALE
House | Townhouse | Apartments-Condos | Real Estate
Richmond | Vancouver | Ladner | Tsawwassen

Thank you for visiting our video. We specialize in the purchase and sale of residential housing in Richmond, British Columbia. Whether you are relocating within Richmond, searching for an investment property, or leaving Richmond for another area, my experience can help you make the right decisions. Please contact us or take your time exploring my channel and make use of the resources available to you.

Please visit:
http://www.michaelcowling.com or
http://www.michaelcowling.com/3622-solway-drive-richmond-bc-v7e-3t5/
for more information.
Call Michael Cowling at 604-276-2335 or email him at mc@michaelcowling.com for showings.

Property Information:
Sub Area: Steveston
MLS® No.: V1086482
Bedrooms: 5
Bathrooms: 3
Total sq.ft.: 2,420
Lot sq.ft.: 4,224


Description:
Great investment opportunity, why buy a townhouse when you can own a nice piece of land. Perfect starter home for a small family, no need to pay for any monthly strata fee. Lower floor can provide approximately $1250/month mortgage helper. Ideal for 2 families or one large extended family. Close to all amenities, schools, transportation & a short stroll to the dyke.

--------------------------------------------------------------------------------­-----
RE/MAX Michael Cowling And Associates Realty
Serving Richmond, Vancouver, Ladner, and Tsawwassen
http://www.michaelcowling.com

FOLLOW me on FACEBOOK
http://www.facebook.com/michaelcowlingrealty

FOLLOW me on TWITTER
https://twitter.com/#!/MichaelCowling

SOLD 3620 Solway Drive: 5 Bed 3 Bath Half Duplex for Sale

This Property is now SOLD

3620 Solway Drive
Richmond BC, V7E 3T5, Canada

RICHMOND BC HOMES
GREATER VANCOUVER BC REAL ESTATE FOR SALE
House | Townhouse | Apartments-Condos | Real Estate
Richmond | Vancouver | Ladner | Tsawwassen

Thank you for visiting our video. We specialize in the purchase and sale of residential housing in Richmond, British Columbia. Whether you are relocating within Richmond, searching for an investment property, or leaving Richmond for another area, my experience can help you make the right decisions. Please contact us or take your time exploring my channel and make use of the resources available to you.

Please visit:
http://www.michaelcowling.com or
http://www.michaelcowling.com/3620-solway-drive-richmond-bc-v7e-3t5/
for more information.
Call Michael Cowling at 604-276-2335 or email him at mc@michaelcowling.com for showings.

Property Information:
Sub Area: Steveston
MLS® No.: V1086473
Bedrooms: 5
Bathrooms: 3
Total sq.ft.: 2,473
Lot sq. ft.: 6,760

Description:
ATTENTION FAMILIES/INVESTORS/DEVELOPERS. Beautiful ½ duplex. Tastefully updated including high end carpeting, wainscoting, bathrooms, kitchens, windows, roof, and more. 5 bedrooms in total, 2 fully self-contained spacious homes, 2 bed lower in-law suite with private entrance. Great location in Steveston with over 6700 SF south facing lot. Owner occupied and easy to show with notice

--------------------------------------------------------------------------------­-----
RE/MAX Michael Cowling And Associates Realty
Serving Richmond, Vancouver, Ladner, and Tsawwassen
http://www.michaelcowling.com

FOLLOW me on FACEBOOK
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FOLLOW me on TWITTER
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What Stratas Need to Know About Electric Vehicle Charging Stations

Electric vehicles are gaining popularity in Metro Vancouver. These include:

·         battery electric vehicles;

·         plug-in hybrid electric vehicles; and

·         extended range electric hybrid vehicles.

What does this mean for strata corporations and strata lot owners?

The Condominium Home Owners’ Association of BC (CHOA) with the partnership and support of the BC Ministry of Energy and Mines has identified options and procedures in a newly released guide, Installation of Electric Vehicle Charging Stations on Strata Properties in British Columbia.

Part 1 of the guide explores the various aspects a strata corporation needs to consider when installing an electric vehicle charging station (EVCS) in a new or existing multi-family strata corporation. It covers legislative restrictions and regulations, and limitations created by the registered strata plan, easements and covenants and strata corporation bylaws.

Part 2 provides an overview of the technical requirements for EVCS in strata titled properties, an overview of technology, an outline of installation costs and requirements, as well as operational costs.

For a free copy of the guide, visit http://www.choa.bc.ca/ and click on electric vehicle charging station (left-hand side).

Did you know?

There are more than 27,000 strata corporations in BC, collectively representing more than 600,000 strata-titled properties including residential, commercial, industrial, hotels, leasehold marinas and leasehold property.

(Source: REBGV)

Changes Affect Buyer’s Rights

The Real Estate Development Marketing Act¹ (REDMA) has received significant attention in recent years.

While REDMA applies to a wide variety of multi-unit properties, including time shares, leasehold interests and cooperative interests, it is most often associated with pre-sale strata developments.

History

REDMA came into force in 2004 at the beginning of a market upswing. Many purchasers signed pre-sales contracts and completed their purchases before the financial crisis of 2008. Others, when the crisis unfolded, found themselves committed to closing on properties at prices that were far higher than the pre-crisis values. At the same time, mortgage qualification rules tightened. Many buyers found themselves unable or unwilling to complete their purchases.

The fallout of the financial crisis led to judicial scrutiny of the protections contained in REDMA. The courts viewed REDMA as consumer protection legislation and interpreted its provisions generously in favour of consumers². Rescission of many contracts ensued for seemingly trivial breaches of REDMA.

Yet if REDMA was treated as consumer protection legislation, it also provides developers with significant benefits. Developers may change anything that affects the price, value or use of the property, and, so long as those changes are disclosed in an amended disclosure statement, a purchaser cannot rescind the contract.

Recent case law has seen the courts recognize the dual purpose of the legislation to both protect purchasers and to facilitate the efficient and profitable pursuit of real estate developments. The B.C. Court of Appeal recognizes these competing purposes and holds that only negative changes need to be disclosed in an amended disclosure statement³.

However, an earlier decision of the Court of Appeal was clear that errors in disclosure must not create different rights for different purchasers⁴. A change to a development may be negative to one purchaser, positive to another, and irrelevant to yet another. How will these decisions be reconciled?

Recent changes to REDMA

Following several purchaser-friendly court decisions, the B.C. Legislature made significant changes to REDMA which came into force on May 29, 2014⁵. Some proposed changes are sensible and are not obviously detrimental to purchasers. For example, developers may now:

•         provide separate disclosure statements for each phase in a phased development; and

·         provide a consolidated disclosure statement rather than each of the disclosure statements for the development.

However, there are important changes in remedies available to purchasers and the handling of deposits.

REDMA provides three remedies: rescission, unenforceability, and damages; this article will address the first two.

Previously, a purchaser could rescind a contract if entitled to a disclosure statement or amended disclosure statement they never received. There was no time limit for rescission.

As a result of changes to REDMA, the right to rescind the contract expires one year after closing. This right to rescind is automatic if a disclosure statement is not received – but a purchaser can rescind only if the information in that disclosure statement would have been “reasonably relevant to the purchaser in deciding to enter into the purchase agreement.”

In addition, under Section 23 of REDMA – Agreements Void for Non-Compliance – a contract is unenforceable against a purchaser if Part 2 of REDMA (the heart and soul of the legislation) is breached. This encompasses a wide variety of breaches and applies to a number of situations where rescission doesn’t apply. This remedy is not available after closing.

However, certain breaches of Part 2 are excluded from the reach of Section 23 as a result of the new amendments, which incorporate a test of reasonable relevance to the purchaser. These changes take away the “slam dunk” argument available to purchasers when REDMA appears to have been breached. Developers will be emboldened to vigorously defend purchasers’ claims for return of their deposits.

Deposits

The recent amendments to REDMA also change how deposits are handled in ways particularly troubling for purchasers. REDMA always permitted developers to get a deposit without any adjudication of a purchaser’s claim that REDMA was breached. Section 18 provides that a trustee must release the deposit to a developer if the developer certifies:

•         the purchaser has no right of rescission;

•         the purchaser has failed to pay a deposit;

•         the contract permits the developer to terminate the contract; and

•         the developer has terminated the contract

Release of the deposit is based solely on the certification of the developer, not an independent person or the court. The purchaser may pursue the matter in court, but in the meantime the developer has the deposit and may use it. This is a concern given that a purchaser’s contract is often with a single-purpose company that will become asset-less upon sale of the units in the development. This is in stark contrast to the provisions of the Real Estate Services Act, which ensures the security of the deposit pending resolution of a dispute between seller and buyer.

The recent amendments include a small, but significant change to Section 18 that allows a developer to get the deposit if the balance of the purchase price (not only a deposit) is not paid and upon the developer certifying there is no right of rescission. As a result, if a purchaser exercises their right of rescission prior to closing, the developer may still get the deposit when the purchaser refuses to complete the transaction.

A developer may honestly believe there is no right of rescission (even though the purchaser has delivered notice

of rescission) and get the deposit. This effectively makes the developer judge, jury and executioner with respect to whether a purchaser has a right of rescission.

Notably, Section 18 of REDMA makes no reference to a contract being unenforceable. It is only where the developer acknowledges a right of rescission that it cannot get the deposit. A contract may be unenforceable in circumstances that do not provide for a right of rescission. In those circumstances, REDMA allows for the release of a deposit to a developer in circumstances in which the contract is unenforceable.

Conclusion

It is important to understand all of the risks of the intended purchase. Pre-sales come with additional risks that may not be obvious to purchasers. It is always appropriate to seek independent legal advice about the risks of purchasing a pre-sale.

1 S.B.C. 2004, c. 41

2 Pinto v. Revelstoke Mountain Resort Limited Partnership, 2011 BCCA 210

3 Woo v. Onni Ioco Road Five Development Limited Partnership, 2014 BCCA 76

4 299 Burrard Residential Limited Partnership v. Essalat, 2012 BCCA 271

5 REDMA, supra, as amended by the Miscellaneous Statutes Amendment Act, 2014, ss. 56 - 63

6 Ng (Re), 2011 CanLII 13607 (BC REC)

Exerts from Article by Wesley McMilliam – Lawyer
(Source: REBGV)