10119 South Shore Road, Lake Cowichan

Waterfront Property on Lake Cowichan

Back view of property

Back view of property

This is it! One of the nicest lots on the Lake. 100 feet of waterfront, sandy beach, large flat site, secluded entrance, private side yards. Located only a couple minutes from March Meadows golf course, this place has it all. Two new pilons installed in 2015, the cabin was renovated inside in 1997, sleeps 9+, washer and dryer, new roof. Ideal vacation cabin, lots of space for RV’s, floatplanes, boats, etc. or live in the cabin while you build your dream home.  This place wont last.

Offered at  $699,000

 

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Inside of cabin

 

Side of cabin

Side of cabin

 

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View from master bedroom

 

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View from cabin deck

 

Private Driveway

Private Driveway

 

 

 

314 W 15th Ave, Vancouver

Westside Beauty

Perfect townhome. This lovely split level corner suite has a feeling of openness with high ceilings, plenty of windows & vaulted ceilings in loft bedroom. Lovingly maintained with renovations done in 2010. Features include gas fireplace, modern kitchen with stainless steel appliances, gas stove, crown moulding throughout, oak flooring and large private south facing patio. Beautiful street within walking distance to shopping, restaurants, transit & schools.

Offered at $1,099,000

314 W 15th Ave, Vancouver

Kitchen and Dining Area

 

314 W 15th Ave, Vancouver

Private backyard

 

314 W 15th Ave, Vancouver

Loft bedroom with vaulted ceiling.

Will Your Furniture Fit?

vancouver, real estate, todd johnson, sutton

Todd Johnson real estate

When shopping for a new house or condo, most buyers consider such factors as neighbourhood, proximity to schools, number of bedrooms and bathrooms, size of the kitchen, and more. These are, of course, all important considerations. But there’s one question that few buyers ask – until it’s too late. “Will our furniture fit?”

This may seem like a trivial concern. But if you’ve invested thousands of dollars in a new living room suite, you’re going to be very disappointed if it looks too crowded in your new home.

Here’s a tip: measure rooms in your current home that contain the furniture you like most. This could be the living room, rec room, master bedroom or even the patio. Then imagine how much smaller – if at all – that room can be and still accommodate the furniture.

When you view condos or houses on the market, take those measurements with you. That way, you’ll be able to quickly determine if room sizes are going to be an issue.

And don’t forget to take a good look at entry ways. If you have a large wrap-around sofa, for example, you’re going to want to make sure you can get it through the door!

141 E 21st Ave, Vancouver

Luxury Home with Laneway off Main St

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Front of main house

West of Main, 2 year old luxury home with laneway. No expense was spared in this multi-generational home. In-floor radiant heat throughout the home as well as air conditioning. The main floor and upstairs consist of 5 bedrooms, 3 bathrooms, chef’s kitchen with Bosch appliances, large deck and plenty of space for family and entertaining. The master has unobstructed mountain views and  4-piece ensuite bathroom. Below are two self contained suites, one can be locked off as a suite or opened up to be shared with the main home. The legal suite downstairs has 2 beds and a full bath. The laneway has a bedroom and den, kitchen, living room and one car heated garage. Rents for over $7200/mo.

Offered at $3,088,000

HIGH-40

Laneway

 

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Unobstructed Mountain Views

 

Practically new home with modern appliances.

Two year old home with modern appliances.

Strata Living : What You Need to Know About Age and Pet Restriction bylaws

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Many people live in condominiums because they are a great lifestyle choice. As condo owners we share a broad range of facilities and assets that enable us to enjoy more leisure time and fewer of the obligations of maintaining a detached home. While we no longer have to clean the gutters, mow the lawn, or wash the windows, we do have to be reminded that, when we move into strata communities, we share the lifestyle choices of our fellow owners. In many strata corporations those lifestyle choices are controlled through the strata bylaws. The Strata Property Act permits both age and pet bylaws that apply to owners, tenants and occupants of the strata corporation.

Pet Restrictions

The Schedule of Standard Bylaws, which form part of the Act, permit a reasonable number of fish or small aquarium animals, a reasonable number of caged mammals, up to two caged birds and one cat or one dog. If your strata corporation has amended or repealed the standard bylaws, they will automatically apply; however, if your strata has passed and filed a bylaw that applies to pets, the strata bylaw will prevail, provided it complies with the Act, the BC Human Rights Code and any other enactment of law. There are literally hundreds of variations of pet bylaws across the province with different objectives, but each strata has to decide what works best for its community.

Before your strata adopts a new amendment to its bylaws, consider the reasons why you are doing this. You may already have a bylaw in effect that can resolve a problem without the need for additional bylaws. A common example is nuisance. There is no need to adopt a pet bylaw that requires an owner to keep their pet quiet, when the standard nuisance bylaw is sufficient. Strata corporations also believe that if they adopt a bylaw that limits the size of a pet, it will be a solution to noise problems, without considering that a small dog that is not controlled by an owner may be just as aggressive or disruptive as a large dog. The number of pets may also be an issue. A strata may pass a new bylaw that increases or decreases the number of pets or certain pets. Strata corporations are also required to accommodate persons with certified assistance pets such as guide dogs. As a result, when considering bylaw amendments, it is always prudent to obtain legal assistance.

Age Restriction

Age restriction bylaws are permitted under the Act only for the purpose of limiting the age of occupancy. Under the current legislation, an age restriction bylaw may apply to ages between 19 and 55, and the strata corporation sets the minimum age of occupants. This may have a significant impact on your purchase in a community, especially if you are planning a family or plan to have other occupants in your strata lot who do not comply with the age restrictions.

When a pet bylaw or age restriction bylaw is passed, the bylaw does not apply to the current pets or any current occupants in the building who may not conform to that bylaw. If the standard bylaw applies, and an owner has one dog, and the strata corporation passes a new bylaw that prohibits dogs, the dog currently living with the owner is exempt until the pet is no longer living in the unit. That owner cannot replace the pet and must comply with the bylaws. The same conditions apply to a person who is underage at the time the bylaw is passed.

Buyers need to exercise a high standard of care when they are considering an apartment, townhouse or bare land strata. Read the current registered bylaws closely and never makes assumptions. Just because you see pets or children does not mean they are permitted under the bylaws.

- See more at: http://www.rew.ca/news/strata-living-what-you-need-to-know-about-age-and-pet-restriction-bylaws-1.2098048#sthash.A6RG9o5d.dpuf

Home Staging Tips – Appeal to All Five Senses

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If you want to sell your house quickly, you need to look at it as a commodity rather than your home – a product and a lifestyle to be sold in the open market. You have to essentially become a retailer with a product to sell.

A general rule I follow when preparing a home to impress potential buyers is to satisfy as many senses as I can in each room. Use these tips as a guide to create a special experience during viewings, and keep them in mind when walking through your house.

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#1 Smell

There was a time when it was rare to hear of someone having allergic reactions to typical scents such as perfume, candles, incense and air fresheners, but it has increased to a degree that it is best to avoid having these scents linger in your home during showings and open houses. A scent that will appeal to people with allergies and everyone else in general is the smell of freshness that comes with cleanliness. Just before a showing or open house, wipe all the floors with hot water and a mild cleaning solution.

The smell of cookies or bread baking, or coffee brewing, makes it very obvious that you are working hard to impress. If you feel that it will work for your particular target market, go for it – but for experienced buyers, it will only look like a phony act.

#2 Touch

Buyers respond positively when they touch something that is velvety soft and plush. They cannot resist a blanket strewn over the end of a bed or the back of a chair, luscious bed linen and curtain fabrics, or extra plush white towels. Equally memorable (and not in a positive way) is when they touch something sticky or gooey on a banister, door handle or cabinet pull. This is a big turn-off, so make sure that everything they may touch is clean.

#3 Taste

If possible, leave a candy bowl or cookie jar available for people to help themselves. Leave a small, discreet card of thanks next to it that says something like, “Thank you for stopping by. Please treat yourself.”

#4 Hearing

If you are fortunate enough to have stereo speakers wired throughout your house, play soft background music that caters to your target market. If not, play music in the living room or family room on low volume. Currently, soft jazz seems to be the overall favourite genre but other gentle music works well too.

#5 Sight

Lighting

It is very important to consider lighting when preparing a room for staging. It will improve a potential buyer’s ability to determine whether the space is large enough for their needs, so it is important to illuminate all of the walls. If you cannot see a portion of a room due to a lack of lighting (such as a dark corner), a room may appear or feel smaller than it really is.

Use as much natural light as possible. This may require cutting back the overgrown bushes or pruning a tree around the exterior of the house. If appropriate, remove drapes to open the space and allow more sunlight into the room. If the drapes are in style, of good quality, and positioned so they do not interfere with the window, leave them up but keep them wide open.

Add extra lamps everywhere they look natural. Position a lamp on a table or place a floor lamp next to a chair. Every lamp needs to be anchored by a piece of furniture or it will look awkward and unnatural.

Colour

Colour is a fabulous, versatile tool when preparing a house for sale. It can depersonalize, create a mood, add warmth, attract or distract attention, encourage the direction of the tour, and increase memory. All of this can be done with little money and time. For more on the use of colour on walls, see Home Staging Tips #3: Paint it Right.

The use of vibrant colours can attract attention to a particular highlight of a room, such as a fireplace, custom window or architectural detail. Place a large piece of art above the fireplace that consists of reds, oranges and/or yellows, and it becomes the focal point. Vibrant colour can also be used to distract the eye away from a less desirable aspect of the room, such as an outdated fireplace, by creating a focal point in another area of the room – such as above the couch. Stage the room to display a desirable lifestyle and you’ve just minimized the importance of the fireplace to acquire a certain design or feel in the room.

Whatever vibrant colour you choose to use as your attention-getter, do not use it for any other purpose. Reserve that colour only for attracting (or distracting) attention. The other colours used in a room should be the chosen primary, secondary, and tertiary colours. Repeat a colour in a room at least three times so it does not look like an accident.

Using colour to highlight a special feature in your home will also increase the chances that potential buyers will remember your house over someone else’s. The house will be remembered through reference to the attention getter, for example, “We loved the house with the bold painting above the fireplace. Remember? The room was so inviting and warm.”

Accessories

I firmly believe that hardware is jewelry for the home; for example, cabinet hardware, sink faucets, lighting fixtures and bathroom accessories. Consider what jewelry or accessories can do for a plain black suit. If you want to make a large impact on a room, change or update the room’s “jewelry” and it will shine. Try to keep all your choices similar in metal type; for example, if you choose chrome in the kitchen, use chrome throughout the house with perhaps just one exception.

A popular trend in the bathroom is still the “spa” look and feel. This can be accomplished with chrome, white and glass. Use white for fabrics, such as towels. You could install chrome plumbing fixtures and towel bars, glass cabinet doorknobs and a glass shower enclosure.

- Source : http://www.rew.ca/news/home-staging-tips-4-appeal-to-all-five-senses-1.2089520#sthash.ZrmDiNVF.dpuf

Maximize Functionality in Your Condo Bathroom

transitional-bathroomYour condo bathroom is undoubtedly one of the most important rooms in your home.  Unfortunately, designers and architects may not always give this highly functional space the attention it deserves to maximize each inch.  Before considering reno ideas you need to identify any limitations that may exist through your condo strata.

The most popular design theme for bathroom renos is a spa-like atmosphere, complemented by low-maintenance features. When working within the restrictions of limited condo space and strata guidelines, it may be best to work with an expert, to maximize every inch of that tiny space.

The following are a few tips to create a spa-like atmosphere and maximize your bathroom space:

bathroomGlass-enclosed showers/tubs

The shower typically takes up one-third of the space, based on a standard-sized tub. By eliminating the shower curtain, the visual space extends through the entire room. Sleek, minimal fixtures create a low-maintenance barrier, while creating a spa-like feel.

Shower seats

Seen in luxury bathrooms, seating is becoming more commonplace. The built-in seat lends itself to relaxing in the shower, with the added functionality of storing products.

Neutral tones and natural materials

Soft neutral colours in the white and beige categories help create that spa atmosphere. Stone and wood add a soothing touch of nature. With this smaller space the overall cost will be far less,  compared to installing stone tiles in a kitchen. The use of natural stone and wood also add a touch of luxury, while adding value to your condo design.

Wall-mounted vanities and toilets

These extend the site line, creating a sense of increased floor space, without detracting from storage space. Rimless toilets also add to the spa-like effect with a minimalistic style, while increasing ease in cleaning. Work with your builder to determine what is possible with the existing plumbing and strata guidelines.

Get Excited about Shower-heads

The options are plentiful when considering fixtures to turn the shower/tub space into a total spa experience. Think beyond the traditional and visit showrooms for the complete array of options when designing your condo bathroom.

Tip: Installing a steam shower will require special insulation so be sure to consult your builder and strata before purchase.

Before you splash out, reach out to a certified builder or designer experienced in condo bathroom renovations. Strata rules, and common walls and plumbing will determine the parameters of your renovation. Using a builder knowledgeable in strata rules and bylaws will save you time and money, with maximum results.

 

Why You Should Clean Up Fallen Leaves & How to Make It Easier

leavesBrightly colored autumn leaves are one of the greatest joys of the season. However, once these same leaves drop off the trees and land on your yard or your roof, they are usually no longer so welcome. Cleaning up fallen leaves is a time-consuming chore that most homeowners do not enjoy one bit. Here are reasons why this task is necessary and tips to make your work a little easier.

Why Clean Up Fallen Leaves

While it is by no means mandatory for you to track down and annihilate every last leaf on your property, copious amounts of large leaves like maple or oak will smother your grass and flowers if left as is.

In an autumn windstorm, your fallen leaves will blow onto neighboring yards. This is not a popularity booster.

Leaf removal may be required by your Homeowners’ Association.

Fallen leaves can carry diseases such as anthracnose, a type of fungus.

Foliage in your roof gutters will cause clogs, which may result in damage to your fascia and soffit boards, as well as rainwater and melted snow backing up into your attic. Eventually, when the temperature dips below freezing, clogged gutters tend to produce ice dams.

Clumps of dead leaves on the roof itself will trap moisture, leading the shingles underneath to rot.

rakeHow to Make Clean Up Easier

Prune any trees on your property that have become overgrown. Trimming will not only cut down on the amount of leaves to be shed, it also may offer protection against limbs being detached by winter storms. Be especially vigilant about boughs that overhang your roof.

Adjust your lawn mower to cut your grass short in the autumn — much, much shorter than you would normally do in full summer, when keeping its roots covered is important to hold in moisture. This way, the leaves falling from your trees are less likely to get caught in the grass.

Make use of some simple low-tech tools to help with leaf collection. For example, an extra-wide 30″ rake with special non-clog tines will simplify and speed up your task. Keep up the good work by utilizing your new utensil to rake leaves onto a tarp. Then use a leaf chute to help load your cargo into brown paper bags for curbside pickup by your municipality.

Rake on a still day, if at all possible. Should you not have a choice, work as efficiently as you can by raking in the same direction as the wind is blowing. Raking downhill and when leaves are dry will also spare your strength.

As an alternative to bagging, transform fallen foliage into mulch, which will keep tree trunks and garden beds cozy over the winter. Mulch acts to safeguard against harsh temperatures and slows down weed growth too. NOTES: Avoid mulching foliage which has been affected by powdery mildew, rust, or tar spot. Walnut leaves are toxic to certain garden plants and thus not a good choice for mulch.

Consider composting fallen leaves to eventually enrich your garden soil. This is easier said than done, because leaves break down quite slowly. However, you can easily speed up the decomposition process by shredding the leaves with your rotary mower. (Just be sure that your blade is sharp and the leaves are dry. Go over them 2 or 3 times.) Treat the leaf shreds as brown material and combine them with nitrogen-rich greens such as grass clippings, in a ratio of roughly 25:1. Compost a variety of leaf species together for the best results.

 

Source : http://www.care2.com/greenliving/why-you-should-clean-up-fallen-leaves-and-how-to-make-it-easier.html#ixzz3p2aXBsjd

Sutton West Coast Realty