Tips On Staging Your Kamloops Home To Get It Ready For Sale. It can be a very daunting task to start the process of staging your home to prepare to put it up for sale. In our experience there are a number of simple and inexpensive things you can do to help make your home more appealing than other homes for sale in your area of Kamloops. I have compiled a list of simple things you can do to help make the sale process easier and get the most money for your home.
1. Start with a open mind and new perspective
Often times home owners become very emotionally attached to a home and the decor. It is important to detach from the property and try to see your home through buyers’ eyes. Think minimalist and the ‘hotel room’ look. This will help make your home shine.
I can’t emphasize this one enough. It is important to go through all common areas of your home first as these areas are the first rooms buyers see. You want your home and have the feeling of space. Here are simple decluttering ideas for your home:
Make the entry way as spacious as possible. Large furniture and decor can get in the way of buyers entering your home.
Remove all items off of your counters in the kitchen and bathrooms.
Remove all magnets and cluttery bulletin boards from common space.
Remove all heavy drapery or window headers exposing the windows which will allow for more natural light to fill your home.
Remove all items that are not needed from closets and storage space. Get storage containers to pack items away that are not needed for the time you are listed for sale. If you can afford a storage locker remove all items from your home that are not needed.
Eliminate excessive knick knacks and personal items from the home. Plain homes show best!
3. Freshen up & brighten up
Paint colours are a huge component of the way a home presents. Choose a neutral colour palette. Presently neutral, spa-like colours are very popular. They give buyers an inviting feeling when walking into a home. Light paint colours also make a home appear more bright and feel more fresh. You want Buyers to see themselves living in your home. Fresh neutral colours will help them with this vision.
4. Curb appeal
During some seasons of the year it is hard to have beautiful curb appeal in Kamloops due to the weather. Here are a couple ideas for each time of the year:
All Year: Freshly paint your outside doors especially the front door. Put up a new mailbox if you have a tired looking one and new modern house numbers are easy ways to create a fresh look. This is also a way to keep the cost down.
Summer: Trim shrubs and bushes, tidy up all the flower beds, keep the lawn cut and plant some fresh flowers to give the home some colour. If you don’t have a garden placing planters outside the main entry way and on a patio makes the home feel more pleasant.
Fall: Clean up the leaves and dead plants in the garden. Put out fall flowers and plants that add colour to your home. There are always beautiful planters available in the fall that liven up a front entry way or porch.
Winter: Don’t go crazy with the decorations! Tasteful holiday decor is acceptable but don’t put up so much that it draws a crowd. Don’t leave your decor up until the end of January. Clean up your Holiday decorations as soon as possible. Keep the pathways clear and well maintained.
Spring: Clean up the gardens after the winter melt. Plant some spring flowers and plants that will bring some colour to your garden. Check over the outside of your home and touch up any areas that are looking worn from over the winter (ie trim paint, outside doors).
5. Make sure your home is in top condition
Easy updates that are inexpensive will help with the sale of your home.
Replace faucets that drip or are outdated.
Take out old bathroom mirrors that date a bathroom and replace with a nice modern framed mirror.
Replace hardware on cabinets (ie dated gold pulls to brushed nickle is a good choice)
Replace worn or damaged counter tops.
Replace or professionally clean worn flooring. Carpet cleaning goes a long way.
Replace burnt out light bulbs and change out dated or broken light fixtures.
Replace torn screens.
Touch up knicks and damaged walls.
Place fresh towels in the bathroom and eliminate any used or old looking towels.
Replace furnace filter regularly and before putting your home up for sale.
6. Make the master bedroom gender neutral.
A clean, tidy master bedroom is important. It is also important to pick colours that are neutral and not geared to only one gender. Stage the master bedroom with nice throw pillows and ensure that the linens are made up nicely on the bed. Remove any extra furniture to give the illusion of a large room with lots of space. Many people have multiple dressers in a bedroom, eliminate at least one.
7. Clean, Clean, Clean and Clean!
Homes that are clean make buyers feel like the property has been well cared for and in turn well maintained. Make sure you clean the following:
Nooks and crannies of the kitchen where crumbs collect.
Tops of baseboards often get very dusty.
Window coverings, especially horizontal blinds tend to collect dust and dirt.
Scrub that bathroom!
Clean windows and screens.
Wipe down walls, doors, door frames and light switches.
Vacuum the carpets…twice
8. Beware of scale
Large furniture is popular and can be very comfortable however it takes up a lot of space. Remove furniture that is large and re-arrange the furniture to fit in a way that makes the home feel more spacious.
9. A great smell makes your home more memorable
If you have time before a showing bake some cookies or something that will spread a tasty smell throughout your home. Leave a couple samples out for the buyers coming through your home. It will make it more memorable.
10. Invest some money
If you can afford to do so updates to flooring can go a long way. Old carpeting can turn a buyer off. Changing the flooring out to something more modern will give you a very good return on investment. If flooring is looking old and worn it will make buyers feel like the home is old and worn even if the home is in great condition. Buyers have trouble seeing past simple things like flooring.
Kitchens and bathrooms are one of the best investments you can make in your home. If you are trying to decide where to invest your money you will get the best return from kitchens and bathrooms.
If you are thinking about getting your home ready for sale and don’t know where to start give us a call. We would be happy to come to your home and get you moving in the right direction. Contact Us!
I found that even though this article was written mainly for the Vancouver and Lower Mainland market area the advice that they have also applies to the Kamloops market. It is important to pick the right Realtor for you. There are a number of Realtors to choose from and it is hard to know where to start.
This article appeared on the Province website on February 7th, 2014 and was written by Michael Bernard.
With the average home selling for more than $600,000 last year in Vancouver, buying and selling real estate is a serious business where a single mistake can cost you thousands of dollars.
Those mistakes can include hiring the wrong real estate agent, so it pays to listen to the experts before you sign on the dotted line. The leaders of the two major real estate boards covering southwestern B.C. recently offered some tips on how to choose the right agent – whether you are buying or selling a home.
“You really want to know what experience the realtor has before you engage them,” said Sandra Wyant, president of the Real Estate Board of Greater Vancouver. “If you are looking to purchase a condominium in downtown Vancouver, you want to be looking for an expert in that area and in stratas.”
Wyant says friends and family can be a real help in choosing a realtor.
“They will be very honest about their experience with a realtor. And ask the realtor for references, as well.”
If you are new to Metro Vancouver or don’t have friends or relatives to ask, both boards offered ways to size up an agent you are considering.
“If you have open houses in the area you are seeking to buy or sell in,
you can pop into the open house and interview the realtor who is doing those open houses,” Wyant said. “During the interview, you might ask the realtor how many transactions they handled in the past year so you can get a good sense of their experience in the business.”
Ray Werger, president-elect of the Fraser Valley Real Estate Board, said the Internet has great tools, such as LinkedIn or Google or realtor.ca, for checking out realtors.
“I would want to know if they are a well-rounded person and what kind of person are they outside of the ‘business veneer’,” he said. “Do they work in the community? Do
they have their own website and what sort of marketing do they do and what sort of price range do they work in?” Both Wyant and Werger put a high premium on communication and listening skills when sizing up a realtor.
“Do they listen well to the questions you are asking or are they selfabsorbed and pumping themselves up?” Werger asked.
Wyant also stressed that good realtors “put your needs above their own,” something that should become obvious during an interview.
People buying or selling a home should also make sure the realtor will meet their expectations about how often they communicate with them.
Ron Todson, who is the Fraser Valley board’s current president, said that when he was active in real estate sales, some clients wanted to hear from him every few days, while others only wanted to hear when they had an offer on their home or when he had a home to show them.
Todson said he had a set system of communicating any offers or other activity to the client every Thursday and would meet the client once a month. Regardless of your communications needs, the most important thing is to make sure you are comfortable with your realtor and that the relationship is a good fit, he said.
Here is a list of all the areas of Kamloops that have new residential housing developments. These developments consist of multi-family condominiums, townhouses, duplex units, bare land strata developments and single family homes. To view all home listings and properties for sale in Kamloops click here.
Carradale Court (1250 Aberdeen Drive) is Aberdeen’s newest single family (bare land strata) subdivision. This development features 2 and 3 bedroom plans. There will be 40 single family detached homes and a choice of 9 floor plans. Located in the West Highland Development on Aberdeen Drive and is across from the Aberdeen Elementary School.
Cobblestone Pointe (770 Hugh Allan Dr) a new development is one of Aberdeens newest developments. It will consist of 20 duplex style homes in a bare land strata. They back on to a green belt and will have valley and mountain views. It is located on Hugh Allan and Highway 5a (old Merritt Highway). This development is sold out but resale units may come available.
Harrison Views (1200 Howe Rd) is a new condo style development on the corner of Harrison Place and Howe Road in Aberdeen. Each unit comes with stainless steel appliances and granite countertops. There are one and two bedroom units with beautiful valley and river views.
Livingston Court (1365 Aberdeen Dr) is a new multi-family townhouse development in the Aberdeen West Highland area. These homes consist of two bedroom and den as well as three bedroom units. Some of the units back on to green space and have nice valley and mountain views. These homes have nice open floor plans and the choice of two colour schemes.
Pacific Ridge Estates is a new development on Pacific way at Links Way. It is in the beginning stages of development and will feature 24 units. It is going to be a gated community with beautiful valley views. It is located among many walking trails and close to shopping and schools. These homes are higher end rancher style homes with daylight walk out basements. This development will feature nice green spaces and most units are duplex style with one unit fully detached and one row of 3 units.
The West Highland development is located at the intersection of Aberdeen Drive and Pacific Way. This development features a variety of dwellings including single family and multi-family homes. Phase one of the development includes 34 single-family lots, two multi-family sites and a mixed-use commercial-residential site. 90 to 110 units could be built in the first phase.
For more info about the Aberdeen neighbourhood click here.
To view all homes and properties for sale in Aberdeen click here.
Plateau at Riverbend is situated in the Saddleback Hills and is located north of Batchelor Drive off of Stagecoach Drive. This area is one of the newest single family developments in Batchelor and consists of brand new homes and serviced building lots. These homes and lots are found on Saddleback Drive, Latigo Drive and Doubletree Crescent.
Saddleback Hills is located north of Batchelor Drive. Stagecoach Drive and Saddleback Drive are two streets in Batchelor where this particular development will be found. There are a variety of homes for sale such as single family detached homes, bare land strata detached homes and duplex style bare land strata homes.
Quails Roost Court is located off of Quail Drive in Batchelor Heights. This is one of the newest developments in Batchelor. The homes are perched on top of a hill and boast beautiful views of the river and valley below.
The Views at Saddleback (900 Stagecoach Dr) is located at the foot of Saddleback Drive off of Grasslands Boulevard. This is a bare land 48 unit strata development and features single family detached homes and duplex style homes. Many of the units in this development feature valley and river views.
To view all homes and properties for sale in Batchelor Heights click here.
Crestline Park (2592 Crestline St) This Bare Land Strata development is located off of Crestline Street in Brocklehurst. This strata has homes with open modern floor plans and feature three floor plans, rancher style, basement entry and two storey. All homes have unfinished basements and fenced yards. There are nice views of the hills and walking trails are close by. Each home has a single car garage and two parking stalls.
Mayfair & Riverbend are seniors oriented independent living condos with lots of amenities. There are also support services offered at this development. Amenities include fitness centre, theatre room, games room, workshop, community garden & more. The complex is pet friendly and wheelchair accessible. It is very close to shopping and transportation.
Suncrest Place(1923 Parkcrest Ave) This smaller style bare land strata development features duplex style homes that have nice modern finishes, single car garages and nice yards. There will only be 10 units in this development.
Sunset Ridge (1900 Ord Rd) is a development off of Ord Road set against the northern hills in Brock. This is a leasehold development with low bare land strata fees. There is the option to pay out the lease to transfer the property to a freehold interest. These homes are built green with low-e windows, 30 year roof and high efficiency furnace. All the homes in this development are modular/manufactured homes that sit on a foundation. Some homes do have a basement.
West Briar Estates development is located west of Crestline Street in Brock. This area is mainly single family detached homes on lots that are a minimum of 5,000 square feet. The homes built in this area are predominantly basement entry style homes with two car garages and open floor plans. There are a few ranchers also built in this area. There are not any more lots available and some homes are now coming up as re-sale homes in this area.
Campbell Creek Village is located close to the Wildlife Park 20 minutes from the Downtown core. There are a number of building lots on Dallas Drive, Badger Drive and Badger Place available for purchase including cul-de-sac lots. New homes are also available for purchase. Hiking trails surround this beautiful area of Kamloops.
Dallas Town Centre is a new development located on Dallas Drive. This development is a mix of commercial and residential. Condominium units range in size from one bedroom, one bathroom to larger three bedroom, two bathroom units. These units are complete and ready for occupants.
Hidden Trails at Mount Dufferin is the newest subdivision going in to the Dufferin area. It is located at the end of Pacific way and is bordered by Kenna Cartwright park. There are currently plans for numerous single family lots (4 phases) and two multi-family developments. Rockress Drive is Phase 2 of this development and services are in for the new homes that will soon sit on these lots. There are a few homes already built on Rocress Drive and more are being built monthly.
To view all homes and properties for sale in Brock, Campbell Creek, Dallas, Dufferin & Southgate click here.
Coldwater Terrace (1939 Coldwater Dr) is Juniper Heights newest bare land strata development. It is located in the West end of Juniper Heights and features single detached homes and duplex style homes. There are both rancher style homes and basement entry. Each home has a two car garage, 9 foot ceilings on both the main and basement levels and is fully landscaped.
The Juniper Benchlands area is located at the eastern portion of Juniper Heights. Many homes have breathtaking views that stretch as far as Kamloops Lake. There are a number of new homes built in this area as well as lots ready for development. This area is predominantly a single family detached development with larger homes typically over 2,500 square feet in size. The newest streets in this area are Similkameen Place, Birkenhead Drive and Place, Cheakamus Drive and Place and Kicking Horse Drive.
Juniper West is located to the west of Highland Drive. Juniper West sits on the western portion of Juniper Heights and boasts beautiful views of the valley below. The newest stretch of Juniper West is along Coldwater Drive that was recently extended westward towards Rose Hill. There are also building lots on Galore Crescent. Many new, pre-existing homes that have been built over the past couple years are located on Stikine Street and Kechika Drive and Kechika Court. New, two storey duplexes are located on Highland Court. These homes are situated near the new commercial area of Juniper.
Golden Vista Suites is a Seniors orientated development in North Kamloops. There are 46 freehold strata units in this development. There is a choice of studio and one bedroom apartment style living and there is also a common room and patio for socializing. There is a bonus of 55% reduction in property taxes for 10 years from the City of Kamloops.
Library Square (689 Tranquille Rd) is a three phase strata condominium residences above the new North Kamloops Library and commercial complex. This new development is conveniently located between the North Hills Shopping Centre, the new Holiday Inn and Cottonwoods community centre. Each unit has a spacious maple kitchen, in-suite laundry, storage locker, a large balcony and underground secure parking. Currently Library Square is selling phase three. This complex is in a great location close to numerous amenities.
Copperhead Corner (1711 Copperhead Dr) is Pineview’s newest townhouse development. These homes are located on the corner of Copperhead Drive and Hugh Allan Drive. These homes are a two storey design with the garage under the main floor. Each unit comes with a single car garage, two bedrooms and two and a half bathrooms. Located within steps of walking trails, the park and transportation. All units have been sold in this development but will come up for resale.
Mesa Estates at Sedona Pines development is on Azure Place, located in Upper Sahali. Homes here have stunning northern views of the mountains and valley below. This is a bare land strata development and consists of single family homes that are over 2,000 square feet.
Landmark One & Landmark Two (775 McGill Rd) is conveniently located across the street from the Thompsons Rivers University on McGill Street near Summit Drive in Southgate. The first phase is complete and features a four storey, 32,800 square foot building development. This development also includes about 9,000 square feet of retail space. Landmark Two is an extension of the first development and features 38 one and two bedroom units. The units range in size from 935 square feet to 1,400 square feet.
Monarch Drive development is located between Springhill Drive and McKinnley Court. This new development consists of primarily single family homes. There are lots ready for development and new homes at various stages of completion.
Summit Pointe is a new condominium development on the corner of Springhill Drive and Summit Drive. The units in this development feature geothermal heating and cooling, excel custom kitchens, granite counter tops, six appliances and a common fitness facility. The units have beautiful northern views. There is also secure, underground parking.
To view all homes and properties for sale in Juniper Ridge, North Kamloops, Pineview and Sahali click here.
Guerin Creek is a new high end development in South Kamloops just off of Summit Drive. Many of the homes have high end finishing and appliances. Current homes in Guerin Creek are two level designs with a basement. The lot sizes do vary. Many of these homes have amazing views of the Thompson River Valley looking north.
The Mosaic is located in the heart of South Kamloops. These units are built with high end materials such as hard wood floors, heated tile and custom kitchens. Features on demand hot water and stainless steel appliances. There is also secure underground parking and private entrances.
Arbutus Estates Villas have unobstructed views of the South Thompson River. Each unit features high end finishing such as hardwood flooring, granite counters and ceramic tile. There is a double garage and a security system. Each unit has over 1,200 square feet on the main floor with the same square footage in the basement.
The Mission Hill (975 Victoria St W) development is located on the south side of the Thompson river overlooking Victoria Street West and is west of the Overlander bridge. There is a choice of one, two and two bedroom plus den units with a gourmet kitchen and a large balcony perfect for entertaining. The development will feature walking paths, gathering spaces and lighting features. This development is located within walking distance of the Thompsons Rivers University and very close to the Kamloops downtown core.
Belmonte(512 Belmonte Dr) is a new Townhouse development located above the 10th fairway in Sun Rivers. These garden style townhomes are executive style with a ‘taste of Tuscany’. These homes are south facing and come in a variety of floor plans.
Golf Ridge Townhomes are low maintenance living where owners can lock up and go. These executive homes are are complete and ready for new owners. They feature granite countertops, stainless steel appliances, hardwood floors and crown mouldings.
Ironwood which is now selling (Phase I was sold out and they are currently selling Phase II), is bordered by natural areas on the west side of the development and Stoneridge Adult community on the east. Many of the homes sit on 6,500 to 12,000 square foot lots and are built in an “Old World” architectural style like an English country neighbourhood.
The Pointe, which is now selling lots, consists of unobstructed view lots with contemporary modern architecture. This is an adult orientated development. Located close to the Talasa development, the Pointe is in a great location with easy access.
Talasa: There are three stages of the Talasa residential condominiums. Each building consists of four storeys. The units have stainless steel appliances, granite counter tops, walnut and charcoal themed flooring and luxurious contemporary accents throughout. Talasa units have geothermic heating and cooling systems and use sustainable materials and eco-sensitive initiatives. The Talasa development includes a shopping and restaurant development, exercise facilities and a residents club (phase 4). Phase 3 is currently nearing completion.
Visao lots are located at the east end of Sun Rivers. They feature large executive lots with beautiful views of the valley and golf course. There are homes for sale currently in Visao in various stages of construction.
To view all homes and properties for sale in South Kamloops and Sun Rivers click here.
Courtland Park is located in the Orchards walk development on Valleyview Drive. These units are built green. The units have 3 bedrooms, 2.5 bathrooms, 9 foot ceilings and two car tandem garages. There are no age restrictions, pets and rentals are allowed in this development.
Orchards Walk is a bare land strata development located on Valleyview Drive. Orchards Walk consists of a number of single family homes that have small private yards. Homes range in size from two bedroom, two bathroom homes to much larger. The bare land strata fees for this development are currently $117 per month.
Beachmount Estates located on Bank Road is a new single family development bordering the North Thompson River. Currently the site of “The Mansion” Beachmount Estates offers 34 building lots in phase 1 that are available for purchase. There are also a number of homes that are in the finishing stages and will be ready for occupancy in the next few months. Many homes have beautiful views of the river and easy access to the park and walking trails. This new development is located in the heart of Westsyde and is close to schools, transit and shopping.
Copperwood Estates (3031 Westsyde Rd) is a new development located on Westsyde Road. This bare land strata development consists of rancher style duplex homes and two storey duplexes. The ranchers have unfinished basements and over 1,000 square feet on the main floor and the two storey designs have over 1,500 square feet on two floors and no basement. Each home will have a single car garage. This development is sold out so Buyers will only have resale units to consider.
The Estates at Riverbend is a single family home development that sits above Westsyde Road minutes south of Westmount. Grasslands Boulevard is the main road that meets Westsyde Road. There are plans to eventually hook up Grasslands Boulevard in Batchelor Heights with Riverbend. The properties in this development have nice river views and are set against the Lac Du Bois Grasslands Park.
Rockliffe at Ida Lane is a bare land strata development near the Dunes golf course in Westsyde. This development mainly consists of larger single family homes. The homes have nice south east views of the city and hills.
Stansfield Road, Hayward Place and Bank Road are the site of the newest Westsyde development. There are a number of serviced building lots ready for new homes. The lots range in size from just over 4,000 square feet to over 7,000 square feet in size. They are located close to transportation, schools, parks and shopping.
Westlinks at the Dunes is a bare land strata development with fully detached homes that sit along the 5th fairway of the Dunes golf course. There is a combination of rancher style homes and two storey layouts. Homes range in size. There are also lots ready for development.
Vancouver, BC – November 15, 2013. The British Columbia Real Estate Association (BCREA) reports that a total of 6,673 residential sales were recorded by the Multiple Listing Service® (MLS®) in BC during October, up 26.5 per cent from October 2012. Total sales dollar volume was 34.5 per cent higher than a year ago at $3.6 billion. The average MLS® residential price in the province was $540,432, up 6.3 per cent from October 2012.
“The fall housing market is shaping up to be the most active in four years,” said Cameron Muir, BCREA Chief Economist. “Persistently low mortgage interest rates and an element of pent-up demand have driven home sales higher in the province’s large Lower Mainland and Vancouver Island markets.”
“While the rebound in consumer demand has been significant, home sales are trending near the long-term average and any continued acceleration will depend on stronger economic and employment growth,” added Muir.
Year-to-date, BC residential sales dollar volume was up 8.2 per cent to $33.6 billion, compared to the same period last year. Residential unit sales were up 5.1 per cent to 63,020 units, while the average MLS® residential price was up 2.9 per cent at $533,321.
This article appeared in the Kamloops Daily News on December 18th, 2012 and was written by Mike Youds.
Housing market analyses twinkle like the stars as people search for signs of where the economy might be heading in 2013.
The Canadian Real Estate Association is the latest to weigh in, trimming its sales forecast for this year and next. The industry association expects home sales this year to slip 0.5 per cent relative to 2011. Just three months ago, it was projecting a 1.9 per cent rise.
Sales next year are expected to drop another two per cent.
While that’s not great news for those hoping for signs of a stronger economic recovery, it’s not the sound of a bubble bursting, either.
At best, there are faint signs that the market is moving in any direction.
Overall, the province is tracking downward in dollar value and in sales, but that trend is driven by Vancouver and Victoria, where markets have softened, said Dave Peressini, president of Kamloops and District Real Estate Association.
“I think at the end of November we were up about three per cent, but you’re really looking at a local market,” Peressini said. “The fact that we are holding on in sales and dollar value up a little bit, I think tells you the market will be that way in 2013.”
The average Kamloops MLS price in the third quarter of 2012 was $369,000, showing a 3.1 per cent rise over the same quarter last year.
Peressini finds more encouraging signs over the long range.
“We do have an expanding population and some fairly strong, long-term employers and low mortgage rates. The economic fundamentals are there.”
The CMHC recently released a forecast calling for very modest increases of housing starts in Kamloops in 2013, said Paul Fabri, a Kelowna-based analyst with the Crown corporation.
“That’s consistent with the forecast for the province overall.”
There were 23 housing starts in Kamloops last month compared with 24 for the same month in 2011.
“The difference is, essentially, one housing project,” Fabri said.
There were 17 single-detached starts in November, down from 23 in November 2011. Growth in the multiples market, to 29 from 12, almost made up for the difference.
Overall in 2012, single-detached starts rose to 250 from 225 last year while multiple starts went in the opposite direction, dropping from 258 to 185.
The figures indicated that local new-housing market is in a period of stability rather than growth, but that’s preferable to the market declines and possible collapse some were predicting earlier in the year.
Scotiabank reported last week that the Canadian housing market seems to have made a soft landing with cooler but steady sales and price stability.
Nationally, sales in October were down about 10 per cent from the spring, but only marginally below the average pace of the past decade, reported bank economist Adrienne Warren.
Some of that adjustment could be attributed to regulatory changes that took effect in July, including a lowering of the maximum amortization period to 25 from 30 years.
A Kamloops developer is in the midst of preliminary work on an 80- to 100-room hotel to be located at the heart of the Sun Rivers commercial and residential area.
Darryl Caunt, president of Mibroc Group of Companies, confirmed Friday he is pursuing the idea, which remains at the conceptual stage.
“It was in the master plan right from the beginning,” Caunt said of a hotel at Sun Rivers. “But that was located farther up the hill.”
Rather than developing the hotel far from the Talasa multi-family development, Caunt said he is looking at including it at the town centre.
“We’re putting concepts together. We still have to attract an owner-operator and flag (affiliation with a chain). We’re putting concepts to paper and have to solicit.”
Sun Rivers, the golf-course and housing development on TIB lands, commissioned an economic study to determine if a hotel is feasible.
“We know the numbers. We know the summary and we know it’s very good,” said Sun Rivers vice-president Leslie Brochu.
“It’s looking exceptionally positive and we’re looking forward to something happening next year.”
Brochu said the study found the Talasa development within Sun Rivers — multi-family units that will be anchored with a commercial and amenity area — was the best location for a hotel.
“We’ve determined the best site is in commercial centre and zoning is there.”
Tourism Kamloops chief executive officer Lee Morris said she’s not surprised at the plans because the local hotel sector has “had a good, five-year run of increases.”
Morris said the hotel would likely cater to a higher-end traveller and the corporate market, seeking views and golf.
She also noted major reinvestment at city hotels, including the new Kamloops Coast Hotel and Conference Centre in Aberdeen and Hotel 540 downtown.
“There’s enough optimism in future growth that reinvestment is happening, and we believe it, too.”
Caunt — a builder and developer who is donating his time as general contractor for a new indoor baseball facility for the Kamloops Minor Baseball Association — said whatever design comes out of planning must ensure residents who purchased units at Talasa are at the forefront and lends itself to creating a busy and vibrant atmosphere.
Mibroc has completed its third phase at Talasa and sold about two-thirds of the homes in that phase.
He also said the hotel won’t affect a commitment to build commercial space and a residents’ centre, including fitness club, what Caunt called “our original commitments to our homeowners.”
This feature article appeared in the Kamloops this Week on February 9th, 2012 and was written by Jeremy Deutsch.
If you take a drive around the North Shore, it’s not hard to see — there is plenty of construction and new development.
In recent years, the cityscape of the community has started to transform.
The list of new developments and projects is as long as a drive-thru lineup during a lunch rush at the new Brocklehurst Tim Hortons outlet.
There is the new Holiday Inn and the Golden Vista Suites on Cherry Avenue.
Construction is underway on a pharmacy/residential building along Tranquille Road, while plans continue to roll along for a four-tower, 410-unit development on Cottonwood Avenue.
In Brocklehurst, there is the RiverBend seniors complex and the new Tim Hortons, while the airport got a $25-million makeover.
But, when the topic of the resurgence of the North Shore is discussed, it seems to land back at Library Square.
Standing on his sixth-floor balcony, Bill Anhorn can literally see for miles.
From his Library Square apartment, he has a view of Eighth Street heading north to Batchelor Heights, west toward the airport and east right over Northills Mall.
As the first manager of the North Shore Business Improvement Association (NSBIA) more than 20 years ago, Anhorn likes what he sees from his balcony.
“This is central to everything,” he told KTW.
For the spry senior, Library Square is within walking distance of everything he needs — the ANAVETS 290 building, the White Spot Restaurant and the mall.
After his wife passed away from cancer three years ago, Anhorn, who was living in Cottonwood Manor at the time, but then moved to the Hamlets in Westsyde, said he wasn’t quite ready to stay at a seniors’ home, so he looked at Library Square.
In 2011, he decided to make the move and, as he puts it, “come back home.”
Library Square is a unique development consisting of 151 residential units mixed with two commercial areas and the North Kamloops public library.
It was one of the first P3s in Kamloops, a public-private partnership, and has been credited with anchoring the resurgence of the neighbourhood.
“This is really going to be the centre of development,” said Anhorn, who has championed the North Shore since he moved to the city in 1968.
He said when the North Shore as a business area was first conceived, the common complaint was there was not enough traffic.
Now, he jokes, people complain there is too much.
Originally, developer Casey VanDongen was looking at building something downtown but, with the city and the Thompson-Nicola Regional District working on development incentives and the new Holiday Inn being built, the president of Tri-City Contracting opted for the North Shore and Tranquille Road.
“We thought this might come around to something, and it did,” he said.
VanDongen admits he took a risk when he decided to take his development to the North Shore and break ground on the project in 2008.
But, four years later, he wouldn’t change a thing.
He said the city has been a good partner along the way, adding the neighbourhood needed a development like Library Square to kick-start its resurgence.
Construction on the third and final phase of the development will begin later this year and, though VanDongen admits the market isn’t exactly hot, units are selling.
NSBIA manager Peter Mutrie has always been the North Shore’s most-vocal cheerleader.
He also sees Library Square as an anchor piece for the neighbourhood, but suggested its success is just part of the transformation in the area.
Mutrie believes there is an attitude change in North Kamloops, where people are happy to do business in the community and young families are taking an interest in becoming residents.
“I’m hearing, ‘Boy, the North Shore sure has changed in the last few years’,” Mutrie said.
As more people in the community own their own homes, Mutrie said ownership comes with a greater interest in taking care of the area.
“It gets to be attractive and other people want to be a part of it and be here,” he said.
The days when realtors would steer clients away from the North Shore appear long gone.
Kirsten Mason has been a real estate agent in Kamloops for four years.
She said people are taking a closer look at all areas of North Kamloops because homes are cheaper than south across the river.
The average assessed value of a home on the North Shore, including North Kamloops and Brocklehurst, in 2012 is $303,000, compared to $404,000 in Sahali and Aberdeen.
Mason noted it is a mix of buyers, from young families to seniors and investors, who see a future in the community.
In a tough real-estate market still affected by the fallout from the 2008 economic meltdown and subsequent recession, real-estate sales in some neighbourhoods on the north side of the Thompson River have remained steady over the last three years.
According to the Kamloops District Real Estate Association, home sales in Brocklehurst have essentially remained even from 2009 to 2011, making up 13 per cent of all the sales in the district.
However, North Kamloops hasn’t been as fortunate.
The neighbourhood saw its share of sales in Kamloops drop to 6.4 per cent in 2011 from 7.6 per cent in 2010 and 7.8 per cent in 2009.
Though Mason, who lives in Brocklehurst, noted there remains a negative stigma attached to living in North Kamloops, she always encourages her clients to take a good look at the area.
“There’s some really nice neighbourhoods for kids to grow up in,” she said.
This feature article appeared in the Kamloops this Week on February 9th, 2012 and was written by Jeremy Deutsch.
Part of what has attracted so many new developments to North Kamloops can be found in the North Shore Neighbourhood Plan.
The 176-page document is a comprehensive land-use blueprint intended to guide the growth of the North Shore for the next 20 years.
It is full of initiatives, from green building-tax incentives to the design of green streets, all while encouraging density and infill development.
It took three years to complete before finally being approved in 2008.
Since its inception, the city has tackled or completed one-third of the medium or high priorities on the plan’s policy and capital-projects checklist.
Some of the larger projects include the completion of the North Shore Spirit Square at Yew Street and MacKenzie Avenue, a green-street pilot project on Fleetwood Avenue and the North Shore Transit Exchange.
They are projects worth millions of dollars.
“We’ve made huge progress on it [the neighbourhood plan],” said David Trawin, the city’s director of development and engineering services.
In the last four or five years, he noted, interest in development in North Kamloops has outpaced that seen in the downtown core, in part because there is more vacant land.
“It’s [the North Shore] kind of rediscovered itself in another way and now we’re actually seeing some development and interest by a lot of groups,” Trawin said.
This article appeared in the Kamloops Daily News on February 8th, 2012 and was written by Michelle Young.
Kamloops beat the national average in terms of population growth between 2006 and 2011, but it lagged slightly behind B.C.’s average.
Statistics Canada released initial figures from its 2011 census Wednesday that showed Kamloops has 85,678 residents. That’s up 6.6 per cent from 2006. B.C. as a whole saw its numbers rise seven per cent between 2006 and 2011.
Venture Kamloops executive director Dan Sulz said the city’s growth during tough economic times bodes well. “To me, that’s good news as opposed to what you hear in the world economy with people shutting down business and moving out of town,” he said. “We’ve not only sustained, but we’ve grown over that period.”
That’s attractive to business owners looking for places to set up or branch out, because it indicates a growing base for workers and customers, he said.
Mayor Peter Milobar said the census growth rate matches what City staff predicted using building permits and household averages. They estimated a 1.25 per cent increase per year. “We’re almost bang on,” he said.
Those figures are used when the City seeks funding or grants from the provincial and federal governments, he said. It also helps when the City looks at shopping areas, road networks and other infrastructure. “We have to be mindful of planning ahead on projects. We have to be ready to move if need be, for infrastructure grants,” he said.
City administrator Randy Diehl said a slightly higher growth rate would be nice, but the 6.6 per cent in five years is manageable. “When you have zero or no growth, your economy tends to be in big trouble. It’s not sustainable, people have a hard time making a living,” he said. “When you get higher than 2.5 to three per cent, it’s difficult for local government to keep up with the pace of change and demand on service from pipes and pavement to softer services like parks and recreation.”
While City council has been raising the idea of building a new performing arts centre in Kamloops, that’s driven more by the arts community than the population numbers, Diehl said. “It’s about the community that makes use of those facilities that wants more,” he said.
City community development supervisor Randy Lambright said the census figures match what was forecast in KamPlan as far back as 1997.
The stats also showed the number of homes in Kamloops was at 36,900 in 2011, compared with 34,100 in 2006 — a jump of about 8.1 per cent or 558 homes per year, he said.
That, too, was in keeping with the City’s predictions. “We’ve always said if we grow at 500 plus dwellings a year, that’s very manageable,” he said.
It’s a pace that lets the City keep up with infrastructure demands and doesn’t dump a huge tax burden on residents, Lambright said.
Knowing the City’s predictors are so close to reality helps keep on top of cost estimates so there aren’t massive fluctuations in utility or tax rates, he said. It also helps manage the available land supply, preventing sprawl and containing the growth, he said.
Statistics Canada will be releasing more information in the coming months, which Sulz is eagerly anticipating. “I’m really looking forward to finding out some of the details. I’m interested to see what age demographics are moving to each community.” Some of the age demographics are being released in late May, while Statistics Canada will be putting out information about households, families, homes and language in September.
How do we compare?
Statistics Canada released information Wednesday from the 2011 census that shows population increases for the following cities in B.C. that are comparable to Kamloops:
* Kamloops, 85,678 in 2011, 80,376 in 2006, up 6.6 per cent
* Nanaimo, 83,810 in 2011, 78,692 in 2006, up 6.5 per cent
* Kelowna, 117,312 in 2011, 107,035 in 2006; up 9.6 per cent
* Prince George, 71,974 in 2011, 70,981 in 2006, up 1.4 per cent
* Chilliwack, 77,936 in 2011, 69,217 in 2006, up 12.6 per cent.
This article was written by Jeremy Deutsch of Kamloops This Week on January 9th, 2012.
For some, a mobile home is an affordable alternative to buying a house or an apartment.
But, when a fire breaks out, they can be particularly deadly — especially older mobile units.
“They are a concern to us,” Kamloops Fire Rescue Chief Neill Moroz told KTW.
He said the problems tend to arise in older units that have a wood-panelling finish on the interior, because a fire can spread faster than in new models built with drywall.
Mobile homes in general also tend to be smaller and more confined, which can make it harder to escape, while putting occupants closer to flammable material.
Older units have become such a concern in recent weeks that the B.C. Coroners Service and Office of the Fire Commission have taken the unusual step of issuing safety warnings to owners and operators of mobile-home parks in the province.
The two provincial organizations noted studies that show fires in mobile homes tend to be more devastating than in other forms of housing.
The warnings come after seven people were killed in a five-day span in five separate fires around B.C. at the end of 2011.
One of the fires in Sicamous took the life of a father and his two young children.
Mobile-home fires can also be a challenge for firefighters due to the speed in which the units burn.
“When a fire reaches a certain point, it’s extremely dangerous for our firefighters to enter,” Moroz said.
There are steps mobile-home owners can take to reduce the fire risk.
Moroz said every unit should have working smoke detectors and occupants should have a way of getting out from every room.
The B.C. Coroners Service has also put together several recommendations, including:
• Have furnaces inspected at least once a year and clean the blower and filters often to prevent overheating.
• Keep the furnace area clear of clutter.
• Ensure electrical wiring and appliances are in good working order.
• Watch for signs of wiring trouble, including flickering lights for no apparent reason; warm, inoperable, strange-smelling or discoloured switch plates or outlets; sparking or electrical arcing; or a blown fuse or tripped circuit breaker.
• Never run extension cords under rugs.
• Avoid the use of space heaters if at all possible. If it is essential to use one, use a CSA-approved model and ensure it is well away from drapes, bedding, clothing and other flammable materials.
• Consideration should be given to replacing wood-based combustible wall coverings with gypsum board products, which slow the progression of fire.
This article appeared on the Canadian Real Estate Magazine site and was written by the Editorial Team.
Canadian Real Estate Magazine takes a look at the investment opportunities in Kamloops.
Set in the Thompson Nicola Valley in the south central interior of British Columbia, Kamloops is a transportation hub with a diverse economy.
Five major arterial highways converge on Kamloops, as well as two train companies and an airport. It’s also home to Thompson Rivers University, serves as a regional medical centre, and has promoted itself as the tournament capital of Canada for its hosting of various sports events.
Additionally, there’s a pulp mill, clean water, a resurgent mining industry, strong tourism, and lots of sunshine. There is a lot going on in the Kamloops economy, and that’s helped minimize risk for investors.
Housing prices have slipped between 10%-25% since peaking in 2008, but sales have started to pick up again, says Trudy Montgomery, associate broker with Re/Max Real Estate in Kamloops.
The drop was influenced by the global economy, she said, but Kamloops has avoided anything like a real estate bubble.
“We’re hoping it’s showing that this market will never do what the Lower Mainland market has done where it will bubble up,” Montgomery says. “This isn’t that kind of market.”
Elton Ash, regional executive vice president for Re/Max of Western Canada, says Kamloops is more balanced than the nearby Okanagan region in terms of price.
There’s less of an oversupply in condominiums as seen in Kelowna, and Kamloops has a lower ceiling on its luxury home market. The median residential price for a house in Kamloops in February was $333,800, according to the Kamloops and District Real Estate Association. The largest share of sales, 36 total, occurred in a $280,000 to $319,999 range.
There were 25 sales under $200,000 and just seven over $480,000. Investors have benefited from a strong rental market, backed by especially by the student population. “There’s a huge rental demand because it’s a university town and also because there are lots of jobs here,” says Montgomery.
The favourite for investors are duplexes and triplexes, but they are in short supply and there’s little room left to build in the city. Another option is a house with a basement, says Montgomery, often selling for $320,000 to $400,000. Monthly rents can be $1,200 or $1,300 for the upstairs, and $900 or $1,000 for basements, she says.
“Even if (basement units) are unauthorized, it’s a very common thing because there’s very little accommodation,” says Montgomery.
Mining has returned as a major industry to Kamloops recently, highlighted by Highland Valley Copper, operating the largest copper mine in Canada. The nearby mines had been closed for years, says Montgomery.
“Just in a year, the mining industry got very solid,” she says. “That’s provided jobs and spurred on the economy.” Additionally, the Domtar pulp mill has provided steady employment, and environmental measures have kept the air pollution to a minimum.
One of the largest and most unique draws of Kamloops’ economy is its push to be a sports centre. Montgomery says the city recently built “Softball City” with 10 fields, as well as three rugby pitches.
Some $50 million has been invested in new and renovated sports facilities to host tournaments and training camps. It’s boosted the tourism industry, especially in hotels, and introduced Kamloops to an increasing audience.
Hiking trails and biking trails also attract residents looking for an active lifestyle. Since opening in 2005, the city’s new water treatment plant has also been attracting visitors from afar, as it’s the largest operating facility in North America to use membrane treatment.
The resulting clean water has also been a draw to new residents, fixing a previous problem with water issues.
This article appeared in the Kamloops Daily News on April 5th, 2011 and was written by Robert Koopmans. There are many things to keep in mind when renovating your home in Kamloops. This article explains two prevalent issues that I often come across (outstanding permits and liens) and can easily be prevented.
When it comes to building or renovating a home, not many people think legal counsel needs to be part of the construction team.
That’s often a mistake, say two local lawyers, as there are many statutes governing differing aspects of the construction industry — failure to be aware of them can prove costly.
Hal Hicks and Sam Dabner, both associate lawyers at Fulton and Company in Kamloops, spoke to a crowd at the Canadian Home Builders Association’s annual home show Saturday, giving people a sense of the kinds of situations when they need to be aware of the law, and when they need to consult a lawyer.
Dabner said one of the big areas people often run into trouble is with permits.
The City requires building permits be sought for all kinds of new construction, as well as renovations that alter the structure of the home.
Any changes to houses that alter internal systems — plumbing and electrical, for example, or modify walls, rooms or the layout — will inevitably require a building permit. It’s possible finished work will also need to be inspected.
As an example of how stringent the permit process really is — Hicks recently obtained a permit in order to install a new dishwasher in his house.
The reason for permits? The City wants to ensure that houses in Kamloops are safe and conform with B.C.’s building codes.
“It’s good public policy,” said Dabner.
And what happens if you don’t get one? Dabner said the City can issue stop-work orders on projects, even if they are already underway. People can also be told they must return their house or structure to its condition before the work began. If work is done without a permit, homeowners can see their insurance affected. Real estate sales documents require owners to declare improvements done without a permit.
The easiest way to avoid problems with the City — ask quetions, said Dabner. There is no need to call a lawyer. Call City Hall. The building department is always prepared to help people sort out when or if they need a permit.
Another area of home ownership that frequently sees people in need of legal help is when they hire contractors or others to do improvements.
The renovation market has been growing by leaps and bounds in recent years and inevitably, not everyone is happy with the work done, its cost or how long it took to get it done.
In these kinds of situations, contracts rule supreme, both lawyers agreed. There is big value in written contracts, as long as the contract is well understood by both parties. People must be careful what they sign to ensure they are not giving away avenues of recourse should something go wrong.
Unfortunately, much work in homes — especially lower cosy renovations — are often done with nothing more than a verbal agreement. At the least, people should always get a written quote specifying how much a job will cost and how long it will last, Dabner said.
If a dispute arises involving sums less than $25,000, small-claims court can prove a worthwhile option. The court is designed with unrepresented litigants in mind. Most cases are settled long before trial, when parties meet with judges in settlement conferences.
“If someone’s (claim) is way off base, the judge will usually tell you you are not likely to win or are going to lose,” Dabner said.
There is one last area of the construction industry many homeowners are not aware about, an area that bears great potential to cause grief.
B.C.’s Lien Act is designed to protect contractors or suppliers from doing work or providing materials and not getting paid. The act allows people who are owed money for work or materials to place a lien on a property’s title.
Liens can cause homeowners problems, by preventing them from taking measures that involve changes to title — the sale of property being the most common.
Hicks said the most common scenario that affects homeowners is when they hire a contractor to do work but that contractor fails to pay his sub-contractors or suppliers.
A lien is placed on title by those who are owed money by the contractor, Hicks said, and the homeowner is stuck, unable to clear their title until the debt is paid.
The remedy? Holdback. The act allows homeowners to withhold 10 per cent of a final bill for a maximum of 55 days, in order to protect against the possibility of seeing titles locked by lien.
In such cases, holdback money can be diverted to unpaid sub-contractors and suppliers. Keeping holdback on the bill protects homeowners from paying twice for the same work, or seeing their titles locked up in protracted disputes between other parties.
The bottom line — homeowners who are ignorant of the laws that govern the construction industry run the risk of bearing costs or other down the road. When in doubt, ask a lawyer, both agreed. The cost of seeking advice early will always be more cost-effective than hiring a lawyer to sort through problems after the fact.
There are ways that property owners and home buyers can save money. On February 25th, 2011 the Vancouver Sun created a list of the Top 25 Grants and Rebates which I have adapted to only include those available in the Kamloops area.
1. HOME BUYERS’ PLAN
Qualifying home buyers can withdraw up to $25,000 (couples can withdraw up to $50,000) from their RRSPs for a down payment. Home buyers who have repaid their RRSP may be eligible to use the program a second time. For more information click here. Enter ‘Home Buyers’ Plan’ in the search box.
2. GST REBATE ON NEW HOMES
New home buyers can apply for a rebate of the federal portion of the HST (the 5% GST) if the purchase price is less than $350,000. The rebate is up to 36% of the GST to a maximum rebate of $6,300. There is a proportional GST rebate for new homes costing between $350,000 and $450,000. For more information click here. Enter ‘RC4028′ in the search box.
3. BC NEW HOUSING REBATE (HST)
Buyers of new or substantially renovated homes priced up to $525,000 are eligible for a rebate of 71.43% of the provincial portion (7%) of the 12% HST paid to a maximum rebate of $26,250. Homes priced at $525,000+ are eligible for a flat rebate of $26,250. For more information click here.
4. BC NEW RENTAL HOUSING REBATE (HST)
Landlords buying new or substantially renovated homes are eligible for a rebate of 71.43% of the provincial portion of the HST, up to $26,250 per unit. Click here for more info.
5. BC PROPERTY TRANSFER TAX (PTT) FIRST TIME HOME BUYERS’ PROGRAM
Qualifying first-time buyers may be exempt from paying the PTT of 1% on the first $200,000 and 2% on the remainder of the purchase price of a home priced up to $425,000. There is a proportional exemption for homes priced up to $450,000. For more information click here.
6. FIRST-TIME HOME BUYERS’ TAX CREDIT (HBTC)
This federal non-refundable income tax credit is for qualifying buyers of detached, attached, apartment condominiums, mobile homes or shares in a cooperative housing corporation. The calculation: multiply the lowest personal income tax rate for the year (15% in 2010) x $5,000. For the 2010 tax year, the maximum credit is $750. For more information click here.
7. BC HOME OWNER GRANT
Reduces school property taxes by up to $570 on properties with an assessed value up to $1,150,000. For 2011, the basic grant is reduced by $5 for each $1,000 of value over $1,150,000, and eliminated on homes assessed at $1,264,000. An additional grant reduces property tax by a further $275 for a total of $845 for seniors, veterans and the disabled. This is reduced by $5 for each $1,000 of assessed value over $1,150,000 and eliminated on homes assessed at $1,319,000+. For more information click here.
8. BC PROPERTY TAX DEFERMENT PROGRAMS
Property Tax Deferment Program for Seniors. Qualifying home owners aged 55+ may be eligible to defer property taxes. Financial Hardship Property Tax Deferment Program. Qualifying low-income home owners may be eligible to defer property taxes. Property Tax Deferment Program for Families with Children. Qualifying low income home owners who financially support children under age 18 may be eligible to defer property taxes. For more information click here and enter ‘Property tax deferment’ in the search box or contact your municipal tax office.
9. CANADA MORTGAGE AND HOUSING (CMHC) RESIDENTIAL REHABILITATION ASSISTANCE PROGRAM (RRAP) GRANTS.
This federal program provides financial aid to qualifying low-income home owners to repair substandard housing. Eligible repairs include heating, structural, electrical, plumbing and fire safety. Grants are available for seniors, persons with disabilities, owners of rental properties and owners creating secondary and garden suites. For more information click here.
10. CMHC MORTGAGE LOAN INSURANCE PREMIUM REFUND
Provides home buyers with CMHC mortgage insurance, a 10% premium refund and possible extended amortization without surcharge when buyers purchase an energy efficient mortgage or make energy saving renovations. For more information click here.
11. ENERGY SAVING MORTGAGES
Financial institutions offer a range of mortgages to home buyers and owners who make their homes more energy efficient. For example, home owners who have a home energy audit within 90 days of receiving an RBC Energy SaverT Mortgage, may qualify for a rebate of $300 to their RBC account. For more information click here.
12. LOW INTEREST RENOVATION LOANS
Financial institutions offer ‘green’ loans for home owners making energy efficient upgrades. Vancity’s Bright Ideas personal loan offers home owners up to $20,000 at prime + 1% for up to 10 years for ‘green’ renovations. RBC’s Energy Saver loan offers 1% off the interest rate for a fixed rate installment loan over $5,000 or a $100 renovation on a home energy audit on a fixed rate installment loan over $5,000. For information visit your financial institution.
13. LIVESMART BC: EFFICIENCY INCENTIVE PROGRAM
Home owners improving the energy efficiency of their homes may qualify for cash incentives through this provincial program provided in partnership with Terasen Gas, BC Hydro, and FortisBC. Rebates are for energy efficient products which replace gas and oil furnaces, pumps, water heaters, wood stoves, insulation, windows, doors, skylights and more. The LiveSmart BC program also covers $150 of the cost of a home energy assessment, directly to the service provider. For more information click here.
14. BC RESIDENTIAL ENERGY CREDIT
Home owners and residential landlords buying heating fuel receive a BC government point-of-sale rebate on utility bills equal to the provincial component of the HST.
15. BC HYDRO APPLIANCE REBATES
Mail-in rebates of $25 – $50 for purchasers of ENERGY STAR clothes washers, refrigerators, dishwashers, or freezers until March 31, 2011, or when funding for the program is exhausted. For more information click here.
16. BC HYDRO FRIDGE BUY-BACK PROGRAM
This ongoing program rebates BC Hydro customers $30 to turn in spare fridges in working condition. For more information click here.
17. BC HYDRO WINDOWS REBATE PROGRAM
Pay no HST when you buy ENERGY STAR high-performance windows and doors. This offer is available until March 31, 2011.
18. BC HYDRO MAIL-IN REBATES/ SAVINGS COUPONS
To save energy, BC Hydro offers rebates including 10% off an ENERGY STAR cordless phone. Check for new offers and for deadlines. For more information click here.
19. TERASEN GAS REBATE PROGRAM
A range of rebates for home owners include a $50 rebate for upgrading a water heater, $150 rebate on an Ener-Choice fireplace (both good to March 31, 2011) and a $1,000 rebate for switching to natural gas (from oil or propane) and installing an ENERGY STAR heating system (good to Feb. 29, 2012). For more information click here and in the search box enter ‘rebates’.
20. TERASEN GAS EFFICIENT BOILER PROGRAM
For commercial buildings, provides a cash rebate of up to 75% of the purchase price of an energy efficient boiler, for new construction or retrofits. For more information click here and in the search box enter ‘gas efficient boiler program.
There are many stratas in Kamloops that cater to adults. The adult oriented complexes included below don’t necessarily have specific age restrictions but are geared towards adult living. I have compiled a list of stratas on the South Shore that are Adult Oriented. To view the 55+ Seniors complexes click here. The stratas discussed only include those that are available for sale, no co-ops or government facilities are included in this list. The areas included are Aberdeen, Dallas, Dufferin, Pineview, Sahali, South Kamloops including Downtown and Valleyview.
Aberdeen Estates @ 1055 Aberdeen Drive. This luxury award winning townhouse development has large open units, high end finishings and 2 car garages. Located on the corner of Aberdeen Drive and Pacific Way, Aberdeen Estates is steps to transportation and close to many amenities. Pets are allowed.
Braeview Place @ 1950 Braeview Place. This adult oriented development contains townhouse units with multiple levels. Units are commonly 3 bedrooms with 3 bathrooms and have two car garages. Pets and rentals are allowed. This complex is within walking distance of shopping, restaurants and transportation.
Dunraven @ 2030 Van Horne Drive. This adult oriented gated development has detached homes on small, low maintenance lots. Many homes are two levels and often basement entry or bungalow style. This popular strata is minutes from all amenities.
Fairway Gardens @ 2290 Garymede Drive. This townhouse strata is designated a 19+ strata. The units are bungalow style homes. Each home has a 2 car garage, deck and private yard. Pets are allowed with restrictions. This complex is close to the Aberdeen Golf Links and Aberdeen amenities.
Highland Gate @ 2365 Abbeyglen Way. This adult oriented townhouse development consists of executive style town homes with 3 levels of living space. All units have 2 car garages and 3 or more bedrooms. These townhouses are a two-storey design with bedrooms above the main floor living. Pets are allowed.
Ravenwood @ 2022 Pacific Way. This adult oriented townhouse development has two car garages, and living space on two floors. Most units are bungalow style with a full basement. Pets and rentals are allowed.
Van Horne Terrace @ 2020 Van Horne Drive. This adult only gated development has detached homes on small, low maintenance lots. There are both bungalows and basement entry style homes with two car garages.
Sierra Vista Estates @ 2080 Pacific Way. This adult oriented bare land strata development is located close to transportation and shopping. Each unit in this strata is detached home typically with a two car garage and small yard space.
Click here to search for available properties in Aberdeen.
Gateway Estates @ 7545 Dallas Drive. This modular or mobile home development has an adult only area. Each home has it’s own great features and range in size from a single to a double wide.
Brigadoon: 1750 Pacific Way. This gated adult oriented community is steps from restaurants and shopping. Units typically have two bedrooms on the main floor and are bungalow style homes. Each unit has a two car enclosed garage. Pets are allowed in this complex.
Hillside Lofts @ 1390 Hillside Drive. These executive style condominium units are equipped with underground parking, granite counter tops, open concept living and admittance intercom. Centrally located and seconds from shopping and transportation. Rentals are allowed.
Juniper Court @ 2526 Nechako Drive. This adult oriented complex is located in the beautiful area known as Juniper Heights or Juniper Ridge. These units have valley and river views. Pets are allowed in this complex.
1951 Lodgepole Drive. This is an adult oriented bare land strata with detached homes. Each home has a small private yard, single car garage and extra parking. Most homes are 2 bedrooms without basements.
Click here to search for available properties in Dallas, Dufferin, Juniper Heights or Pineview.
Bonavista Estates @ 1580 Springhill Drive. This adult oriented development has bungalow style homes with two car garages and over 1,000 square feet of living space on the main floor. One pet allowed and no rentals.
Crestview Heights @ 1575 Springhill Drive. This is an adult oriented bare land strata development. Units have two car garages, are detached units and have full basements. Small pets are allowed.
Loma Bella & Terra Vista @ 875 Sahali Terrace. This adult oriented development has high end, executive townhouses ranging in size from two to three bedrooms. Rentals and pets are allowed.
Pine Ridge Estates @ 1795 Summit Drive. This is a 16+ adult oriented townhouse development. Homes have a single car garage, private patios over 2,000 square feet of living space. These homes are multi-level, two storey homes. Pets are allowed.
Sahali Estates @ 137 McGill Road. This adult oriented strata development had units ranging in size from two to three bedrooms. Some of the units in this building have amazing river and valley views. There is a tennis court, RV parking, community garden and pets are allowed.
Wedgewoods @ 1555 Summit Drive. Adult 12+ complex. Each unit is a two storey design with a basement and covered parking for one vehicle. Wedgewoods is minutes from all amenities. Pets allowed and no rentals.
Click here to search for properties available in Sahali.
Arbutus Estates @ 15 & 45 Hudsons Bay Trail. This gated adult oriented development consists of executive townhouses ranging in size from 2 to 4 bedrooms with beautiful views. There is an outdoor pool, exercise centre, clubhouse and recreation facility. Homes have 2 or 3 car garages. Pets are allowed.
The Dorchester @ 370 Battle Street. Luxury living in the Downtown core. Geothermal heating and cooling, Heated tile, granite counter tops and 9 foot ceilings. Secure underground parking with extra parking.
Elm Tree Place @ 423 1st Avenue. This is an adult oriented 12 unit townhouse development. Lots of privacy in a great location within walking distance of the downtown amenities, transportation, shopping and many professional offices.
Executive Manor @ 1089 McMurdo Drive. This is a 16+ complex located close to the Sagebrush Theatre in South Kamloops. Units have in-suite laundry and open parking. There are no pets or rentals allowed.
Monarch Place @ 683Victoria Street. This adult oriented building has an elevator, secure parking, storage locker and an admittance intercom. The units range in size from one to two bedrooms and have in suite laundry.
Nicola Towers @ 525 Nicola Street. This is an adult oriented building located close to many amenities. There is secure underground parking, an elevator and admittance intercom. This is a concrete building. Rentals are allowed.
Park Place @ 900, 950 & 970 Lorne Street. Adult oriented building with indoor pool, hot tub and exercise room. There are both condominium units ranging in size and multi-level town houses with two car garages. There is secure underground parking.
Plaza Suites @ 490 Lorne Street. These units are adult oriented condos. There is an admittance intercom, underground secure parking and an elevator. Located close to Riverside Park and downtown amenities.
Plaza Suites @ the Station @ 510 Lorne Street. This adult oriented condominium development is located close to riverside park, shopping and restaurants. There is secure parking, storage lockers and an elevator. Many units have beautiful river views.
Victoria Landing @ 619 Victoria Street. This adult oriented building is a concrete condominium with units ranging in size from one bedroom to a much larger two bedroom unit. There is secure underground parking, elevator and admittance intercom.
Wellington Place @ 1085 12th Avenue. This is an adult oriented building with an indoor pool, sauna, games room and elevator. Many condos have in-suite laundry and underground secure parking.
Click here to search for properties available in South Kamloops and Downtown.
Meadowlark Terrace @ 1651 Valleyview Drive. This is an adult oriented bare land strata development. There is an indoor pool, meeting room and RV parking. Each home in this development is detached and is on a low maintenance lot.
If you are looking for stratas that cater to 55+ adults click here.
To view all properties available for sale in Kamloops click here.
This article was released by the British Columbia Real Estate Association mid-August 2010. There are a number of graphs and sales data in the original document including Kamloops specific information. To view the original document (link removed). I have included the basic information below.
The British Columbia Real Estate Association (BCREA) reports that Multiple Listing Service® (MLS®) residential sales in the province declined 42 per cent to 5,784 units in July compared to the same month last year. On a seasonally adjusted basis, MLS® residential unit sales in the province declined 19 per cent in July from June 2010. The average MLS® residential price climbed 6 per cent to $491,832 in July compared to the same month last year.
“A relatively large number of homes for sale have created the most favourable supply conditions for home buyers in more than a year,” said Cameron Muir, BCREA Chief Economist. MLS® active residential listings were 21 per cent higher in July than at the start of the year on a seasonally adjusted basis. However, with newly listed MLS® residential units now declining, tighter market conditions may emerge this fall.
Year-to-date, BC residential sales dollar volume increased 16 per cent to $24.2 billion, compared to the same period last year. Residential unit sales rose 4 per cent to 48,127 year-to-date, while the average MLS® residential price climbed 13 per cent to $504,281 over the same period.
Kamloops has a number of 55+ seniors living complexes. Most Seniors living is comprised of apartment or condominium living although there are a couple of townhouse developments and mobile home parks dedicated to the 55+ age group. Here is a list of complexes that specialize in 55+ living in Kamloops.
Ashley Court: 338 Nicola Street: This sought after complex is centrally located. There is an admittance intercom, secure parking, an elevator, community room and is suitable for the disabled. There are no rentals or pets allowed in this complex. Units in this building consist of one bedroom, one bathroom to the larger two bedroom two bathroom.
Desert Gardens: 554 Seymour Street: This very popular complex has a seniors’ community centre that holds daily activities and clubs. The complex also features secure parking, an elevator and is suitable for the disabled. Units range in size from a one bedroom with one bathroom, to a larger two bedroom and a den with two bathroom unit. Pets are allowed with restrictions.
Manor House: 360 Battle Street: This 55+ Seniors orientated complex is in a great location, walking distance to numerous down town activities including the YMCA/YWCA. There is secure parking, admittance intercom and an elevator. There is also a community room for activities. The units in this complex range in size from a one bedroom, one bathroom to three bedroom two bathroom units. There are no pets or rentals are allowed in this complex.
Windsor Apartments: 411 Nicola Street: This seniors complex is close to all downtown amenities. There is secure parking, an elevator, a fitness facility, a sauna, a whirlpool and admittance intercom. Units range in size from one bedroom, one bathroom to two bedrooms and two bathrooms. There are no rentals or pets allowed in this complex.
To view all the homes for sale in this areaclick here.
Desmond Manor: 840 Desmond Street: This seniors orientated townhouse development is located with in minutes of shopping and transportation. Each unit is self contained with a parking stall out front. Pets are allowed in this complex. Most units are two bedrooms and one bathroom with over 1,000 square feet of living space on one level. This is a smaller strata with only 7 units in total.
Orchard Court: 860 Nicolani Drive: This seniors orientated complex is located in a nice area of Brocklehurst. It is close to transportation, shopping and McArthur Island. There is an admittance intercom, elevator, community room and secure parking. Included with each unit is a enclosed garage or carport. The strata fees include digital cable. There is a rental restriction and one cat or one dog is allowed.
Golden Vista Suites: 375 Cherry Avenue: This is a brand new seniors development in North Kamloops close to shopping, medical clinics and transportation. This 46 unit strata consists of modern studio and one bedroom suites. There is a common community room and patio in this complex for the residents to enjoy as well as admittance intercom and elevator.
The Willows: 120 Vernon Avenue: This complex is located very close to shopping, transportation and medical clinics. Units range in size from one bedroom to two bedrooms and include storage lockers. Pets are allowed with restrictions. This complex has an admittance intercom and an elevator.
Riverdale Mobile Home Park: North Kamloops: This is a popular 55+ park for seniors. Close to downtown, transportation, walking trails and shopping.
To view all the homes for sale in these areasclick here.
Curlew Gardens: 1975 Curlew Road: This seniors 55+ townhouse development is centrally located in Valleyview. Each unit has an open design with two bedrooms and two bathrooms on the main floor with nearly 1,200 square feet of living space and a full basement. There is also an enclosed single garage. There are no pets and restricted rentals are allowed in this complex. There is RV parking.
Valleyview Place: 2169 Flamingo Drive: This centrally located Valleyview complex is within walking distance of shopping and transportation. There is an admittance intercom, elevator, extra storage and secure parking. The units range in size from one bedroom, one bathroom to a larger two bedroom two bathroom layout. There are rental and pet restrictions in this complex.
Oakdale Mobile Home Park: 2400 Oakdale Way: This park is split into two sections, the family section and seniors 55+ section. The Oakdale Park is very well maintained sought after park. It is situated close to the rivers trail and transportation. Homes in this park range in size from smaller single wide modular homes to larger double wide homes. Each home is on a small piece of property and usually has some private yard space.
To view all the homes for sale in the Kamloops areaclick here.
Many consumers are unclear as to how the HST affects their home purchase or sale. Here is a short guide on how HST will affect you when purchasing or selling your Kamloops home.
The Home Seller:
• You will have to pay HST on any of the goods and services that you would have had to pay GST on before like legal fees and commissions.
• For all resale homes, the buyer will not pay HST when purchasing your home. Buyers may find it more appealing to purchase previously owned homes to avoid paying the HST.
The Home Buyer:
• Like the home seller, you will have to pay HST on any goods and services like your legal fees, home inspections, etc.
• When purchasing a previously owned home, you will not pay HST on the sale price.
•If you are are purchasing a brand new home the HST will affect your sale price, with that said, you are eligible for rebates depending on the value of the home.
See the table below for the rebate rates (rebates are for homes that are intended for use as a primary residence):
The B.C. Real Estate Association recently released their 2009 Fall Housing Forecast. I have included the info specific to Kamloops below. You can also view the full PDF at the bottom of the page.
The Kamloops housing market is exhibiting balanced conditions and stable home prices, with buyers and sellers on equal footing. MLS® residential sales in Kamloops are estimated to decline 2 per cent this year to 2,200 units. However, an increasingly diversified local economy has lessened the impact of the recession and will contribute to a double digit rebound in home sales next year.
While an increase in home sales to end users has been evident of the past several months, recreation buyers have yet to come back into the market in significant force. Recreation buyers typically lag improved market conditions and are expected to increase their buying activity in 2010. MLS® residential sales are forecast to rise 18 per cent to 2,600 units in 2010. From a historical perspective, homes sales in 2010 will post a similar level to that recorded in the 2003-2004 period. Despite the financial crisis and a global recession, the average MLS® residential price in Kamloops is estimated to be down 2 per cent on an annual basis from a record $307,369 in 2008.
In contrast to the last 18 months, home prices in Kamloops are expected to be relatively stable in 2010, albeit forecast to climb 2 per cent to $308,000 as an annual average. Larger price appreciation in 2010 is less likely as improvement in the economy will be offset by expected increases in mortgage interest rates during the latter half of the year.
After declining 24 per cent in 2008, housing starts in the Kamloops CA are estimated to fall an additional 28 per cent to 415 units this year. A slowdown in the expansion of the housing stock helps support home prices in both the new and resale housing markets. However, lower inventory levels and stronger consumer demand is expected to induce increased new construction activity in 2010. A total of 545 housing starts are forecast for the Kamloops CA next year, with the largest increase occurring in single detached construction.