BC Electric house exterior

If you are looking for an unusual home that has a different kind of energy then this converted B.C. Electric substation could be for you.

For $3.75 million, the uniquie property is on a 2.35 acre lot in Abbotsford, sitting on a 30 acre greenbelt forest with a river flowing beside the house.

Although its price might seem high for the area, the 12,993 square foot interior living space, which is only $289 per square foot - may be a bargain for this kind of history.

sumas-substation-1965

Known as the 'Sumas Substation' or colloquially 'The Power House', the historic building at 39623 Old Yale Road was builit in 1906 by the B.C. Electric Corporation. The Power House, made of concrete, steel and brick, housed all the equipment for powering the Fraser Valley Line of Vancouver's vast interurban longer-haul commuter and cargo streetcar system, connecting Vancouver with Chilliwack and communities in between.

BC Electric house great room


The substation was abandoned for many years, but was purchased several times in the past few decades and has been converted into a huge home. In recent years, it was extensively renovated in a high-end, industrial chic style, with exposed brick walls and steel beams, sliding metal barn doors, floor to ceiling loft style windows and acid stained concrete floors.

BC Electric house master bedroom


The home now has 8 bedrooms, 8 bathrooms, 2 large lofts, 5 kitchens, expansive living and dining areas, a theatre, an elevator, a 1,000 bottle wine cellar and  4 large balconies.

BC Electric house formal living room


And if making your mortgage payments might be challenging, think again. There are 2 separate rental apartments as well as a third legal rental suite with 2 bedrooms in the main home.

Any takers?

BC Electric house family room


 
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Bill de Mooy welcomes you to an Open House at 204 1330 MARTIN ST in White Rock.
Open House on Sunday, July 15, 2018 2:00PM - 4:00PM Open House Sunday from 2pm to 4pm.
Get a litte closer to the ocean from the 'The Coach House'. This beautiful 2 bedroom unit has been nicely updated with a European style kitchen including S/S appliances, soft close cupboards, quartz counter tops and under mount lighting. New bathroom with deep tub and double sink vanity. Master is big enough for 'King Sized' bed and the second bedroom a 'Queen'. Secured parking and storage locker. The building is 19+ and 1 cat is ok. Free Shared laundry. Walking distance to all that White Rock has to offer. Shopping, restaurants/pubs/coffee shops, recreation, transportation and of course the beach! Call for your private showing today! Open House Sunday July 15 2pm - 4pm
 
Surprised Open House is subject to availability.  Often when a seller accepts an offer, even with conditions, the seller no longer wishes to have the open house.  If you don't want to be disappointed Frown and want very much to see this home, it is recommended that you call Bill to view this home as soon as possible.  Call Bill now at 604-274-2222 to arrange viewing this home. Smile
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Bill de Mooy welcomes you to an Open House at 13 15065 58 AVE in Surrey.
Open House on Saturday, July 14, 2018 12:00PM - 2:00PM Hosted by Sylvain Istifan. Macdonald Realty Westmar. Mobile: 778-847-3532.
This SPRINGHILL townhome is a must to put on your list to show. 2 bedrooms with finished "flex" room on ground level (with a 3 piece bathroom) offer a delicious alternative to one floor condo living. Park at your front door or in your garage for convenience with groceries and children. Naturally bright from large windows and easy care with laminate flooring on the main. Mt. Baker can be seen. A magnet for young families, close to YMCA, Hwy 10, restaurants and grocery store. Move-in ready. Very flexible possession dates. The "flex" room has a separate entrance with private patio from the street. Bus and shopping within walking distance.
 
Surprised Open House is subject to availability.  Often when a seller accepts an offer, even with conditions, the seller no longer wishes to have the open house.  If you don't want to be disappointed Frown and want very much to see this home, it is recommended that you call Bill to view this home as soon as possible.  Call Bill now at 604-274-2222 to arrange viewing this home. Smile
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Bill de Mooy welcomes you to an Open House at 206 2023 FRANKLIN ST in Vancouver.
Open House on Saturday, July 14, 2018 2:00PM - 4:00PM Hosted by Velma. Entry code is "206". Ask about the NEW PRICE.
Investors Alert!!! AGM Agenda for July 17 AGM includes resolution to remove rental limits. At a reasonable rent, seller can be an excellent tenant. A great package for easy-care landlording. 2 BEDROOM and 2 FULL BATHROOM updated unit. NEW kitchen in 2017, top-end appliances still under warranty, heated flooring in kitchen and bathroom. Hardwood flooring plus MOUNTAIN VIEW from the new sundeck. One block south is Hastings St with stores, restaurants and transit. Financial Stmt's show the Maint. Up to 2 "medium sized" pets permitted.
 
Surprised Open House is subject to availability.  Often when a seller accepts an offer, even with conditions, the seller no longer wishes to have the open house.  If you don't want to be disappointed Frown and want very much to see this home, it is recommended that you call Bill to view this home as soon as possible.  Call Bill now at 604-274-2222 to arrange viewing this home. Smile
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Bill de Mooy welcomes you to an Open House at 206 2023 FRANKLIN ST in Vancouver.
Open House on Sunday, July 15, 2018 2:00PM - 4:00PM Hosted by Velma. Entry code is "206". Ask about the NEW PRICE.
Investors Alert!!! AGM Agenda for July 17 AGM includes resolution to remove rental limits. At a reasonable rent, seller can be an excellent tenant. A great package for easy-care landlording. 2 BEDROOM and 2 FULL BATHROOM updated unit. NEW kitchen in 2017, top-end appliances still under warranty, heated flooring in kitchen and bathroom. Hardwood flooring plus MOUNTAIN VIEW from the new sundeck. One block south is Hastings St with stores, restaurants and transit. Financial Stmt's show the Maint. Up to 2 "medium sized" pets permitted.
 
Surprised Open House is subject to availability.  Often when a seller accepts an offer, even with conditions, the seller no longer wishes to have the open house.  If you don't want to be disappointed Frown and want very much to see this home, it is recommended that you call Bill to view this home as soon as possible.  Call Bill now at 604-274-2222 to arrange viewing this home. Smile
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City Hall

With less than a 1% vacancy rate and as Richmond continues to fine tune its housing policies, the city is considering a market rental policy, which is expected to be approved this week.

This new policy would ensure that not just low income or social housing units need to be protected but that the supply of rental units needs to increase. So while the city's previously approved affordable housing strategy responded to below market rental housing, this new policy would address housing that is rented out at market rates.

Approximately 82% of renter households (about 15,500 households) find accommodation in the secondary rental market, which includes condominiums, single family homes, secondary suites, coach houses and subsidized rental housing.

The new policy will include encouraging building owners to keep units in good repair and creating incentives for market rental housing developments such as density bonuses, decreased parking requirements and fast tracking permits.

Another key point was to ensure that there would be more family sized units created - units with 2 or more bedrooms, particularly because 40% of Richmond's renters are families with children.

The policy will also encourage housing units that rent at market rates for tenants, with no restrictions on income levels. and also seek to encourage developers and investors to build new market rental units.

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Could This Be For Someone You Know? Call 604-274-2222 Now.  

I have listed a new property at 204 1330 MARTIN ST in White Rock.

Get a litte closer to the ocean from the 'The Coach House'. This beautiful 2 bedroom unit has been nicely updated with a European style kitchen including S/S appliances, soft close cupboards, quartz counter tops and under mount lighting. New bathroom with deep tub and double sink vanity. Master is big enough for 'King Sized' bed and the second bedroom a 'Queen'. Secured parking and storage locker. The building is 19+ and 1 cat is ok. Free Shared laundry. Walking distance to all that White Rock has to offer. Shopping, restaurants/pubs/coffee shops, recreation, transportation and of course the beach! Call for your private showing today!
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NYAG101-324_2018_182943.jpg

Starbucks will eliminate plastic straws for all its locations within 2 years. The company has become the largest food and beverage company to do so as calls to cut waste globally grow louder. 

By 2020 Starbucks will be using straws made from biodegradable materials like paper and specially designed lids.

The strawless lids will begin to appear in Vancouver this fall, with rollouts with the rest of Canada to follow next year and a global rollout soon after.

In Canada, Mcdonald's say they plan to monitor the market tests to understand the impact the changes may have before making a decision, while A&W says it will eliminate all plastic straws from its restaurants by the end of this year.

While plastic straws have become one of the more high profile issues enivornmentally, they make up only about 4% of the plastic trash by number of pieces, and far less by weight. Straws add up to about 2,000 tons of the nearly 9 million tons of plastic waste that ends up in the water each year.


 
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Could This Be For Someone You Know? Call 604-274-2222 Now.  

I have listed a new property at 13 15065 58 AVE in Surrey.

This SPRINGHILL townhome is a must to put on your list to show. 2 bedrooms with finished "flex" room on ground level (with a 3 piece bathroom) offer a delicious alternative to one floor condo living. Park at your front door or in your garage for convenience with groceries and children. Naturally bright from large windows and easy care with laminate flooring on the main. Mt. Baker can be seen. A magnet for young families, close to YMCA, Hwy 10, restaurants and grocery store. Move-in ready. Very flexible possession dates. The "flex" room has a separate entrance with private patio from the street. Bus and shopping within walking distance.
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Bill de Mooy welcomes you to an Open House at 13 15065 58 AVE in Surrey.
Open House on Saturday, July 7, 2018 2:00PM - 4:00PM Hosted by Jag Bhangav, MSc / Realtor Macdonald Realty Westmar C 604-838-2545 /
This SPRINGHILL townhome is a must to put on your list to show. 2 bedrooms with finished "flex" room on ground level (with a 3 piece bathroom) offer a delicious alternative to one floor condo living. Park at your front door or in your garage for convenience with groceries and children. Naturally bright from large windows and easy care with laminate flooring on the main. Mt. Baker can be seen. A magnet for young families, close to YMCA, Hwy 10, restaurants and grocery store. Move-in ready. Very flexible possession dates. The "flex" room has a separate entrance with private patio from the street. Bus and shopping within walking distance.
 
Surprised Open House is subject to availability.  Often when a seller accepts an offer, even with conditions, the seller no longer wishes to have the open house.  If you don't want to be disappointed Frown and want very much to see this home, it is recommended that you call Bill to view this home as soon as possible.  Call Bill now at 604-274-2222 to arrange viewing this home. Smile
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Bill de Mooy welcomes you to an Open House at 13 15065 58 AVE in Surrey.
Open House on Sunday, July 8, 2018 2:00PM - 4:00PM Hosted by Jag Bhangav, MSc / Realtor Macdonald Realty Westmar C 604-838-2545 /
This SPRINGHILL townhome is a must to put on your list to show. 2 bedrooms with finished "flex" room on ground level (with a 3 piece bathroom) offer a delicious alternative to one floor condo living. Park at your front door or in your garage for convenience with groceries and children. Naturally bright from large windows and easy care with laminate flooring on the main. Mt. Baker can be seen. A magnet for young families, close to YMCA, Hwy 10, restaurants and grocery store. Move-in ready. Very flexible possession dates. The "flex" room has a separate entrance with private patio from the street. Bus and shopping within walking distance.
 
Surprised Open House is subject to availability.  Often when a seller accepts an offer, even with conditions, the seller no longer wishes to have the open house.  If you don't want to be disappointed Frown and want very much to see this home, it is recommended that you call Bill to view this home as soon as possible.  Call Bill now at 604-274-2222 to arrange viewing this home. Smile
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victoria b.c.

With an overall vacancy rate of 3% nationally, Canada's rental markets can present opportunities for investors in some smaller B.C. regions.

In B.C. urban areas and suburbs in close proximity to downtown Vancouver tends to trend below 1% vacancies. Though pricey, demand on cities like Burnaby and East Vancouver provide landlords with a steady source of income and potential for an increase in property value.

Kelowna and New Westminster per-door prices are relatively cheaper than Burnaby and East Vancouver and offer higher cap rates for mid-range investors. .

B.C's 5 best picks for landlord markets in 2018 are:

1.  Victoria with a rental vacancy rate of 0.7%. An average 1 bedroom rents for $1,070 with an average price per suite of $215,000 and rising.

2.  Kelowna with a rental vacancy rate of 0.2%. An average 1 bedroom rents for $1,150 with an average price per suite of $135,000.

3.  New Westminster with a rental vacancy rate of 1.1%. An average 1 bedroom rents for $1,330 with an average price per suite of $288,474.

4.  East Vancouver with a rental vacancy rate of 0.3%. An average 1 bedroom rents for $1.460 with an average price per suite of $390,349.

5.  Burnaby with an average vacancy rate of 0.6%. An average 1 bedroom rents for $1,380 with an average price per suite of $332,132.

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Bill de Mooy welcomes you to an Open House at 206 2023 FRANKLIN ST in Vancouver.
Open House on Saturday, July 7, 2018 2:00PM - 4:00PM Hosted by Velma. Entry code is "206".
Investors Alert!!! AGM Agenda for July 17 AGM includes resolution to remove rental limits. At a reasonable rent, seller can be an excellent tenant. A great package for easy-care landlording. 2 BEDROOM and 2 FULL BATHROOM updated unit. NEW kitchen in 2017, top-end appliances still under warranty, heated flooring in kitchen and bathroom. Hardwood flooring plus MOUNTAIN VIEW from the new sundeck. One block south is Hastings St with stores, restaurants and transit. Financial Stmt's show the Maint. Up to 2 "medium sized" pets permitted.
 
Surprised Open House is subject to availability.  Often when a seller accepts an offer, even with conditions, the seller no longer wishes to have the open house.  If you don't want to be disappointed Frown and want very much to see this home, it is recommended that you call Bill to view this home as soon as possible.  Call Bill now at 604-274-2222 to arrange viewing this home. Smile
Read full post

Bill de Mooy welcomes you to an Open House at 206 2023 FRANKLIN ST in Vancouver.
Open House on Sunday, July 8, 2018 2:00PM - 4:00PM Hosted by Velma. Entry code is "206".
Investors Alert!!! AGM Agenda for July 17 AGM includes resolution to remove rental limits. At a reasonable rent, seller can be an excellent tenant. A great package for easy-care landlording. 2 BEDROOM and 2 FULL BATHROOM updated unit. NEW kitchen in 2017, top-end appliances still under warranty, heated flooring in kitchen and bathroom. Hardwood flooring plus MOUNTAIN VIEW from the new sundeck. One block south is Hastings St with stores, restaurants and transit. Financial Stmt's show the Maint. Up to 2 "medium sized" pets permitted.
 
Surprised Open House is subject to availability.  Often when a seller accepts an offer, even with conditions, the seller no longer wishes to have the open house.  If you don't want to be disappointed Frown and want very much to see this home, it is recommended that you call Bill to view this home as soon as possible.  Call Bill now at 604-274-2222 to arrange viewing this home. Smile
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Hand holding smartphone view looking in house on blurred house background with Home security CCTV system concept.

Examples of more and more instances are starting to surface of sellers using hidden cameras to monitor activity in their homes during showings, and it may affect when, where and how buyers and their Realtors should react when viewing a property. Though it may seem an appropriate practice in high end homes containing expensive valuables, it's not limited to the luxury real estate market. Hidden camaras have been found in fixer uppers and other lower priced homes as well. The problem is that the equipment is so affordable that any seller can afford it.

Buyers should be advised to be circumspect during showings. Cameras that capture a buyer's exuberance or dissatisfaction with a home could reveal important negotiation leverage that the seller can later use against the buyer. You are better off not saying anything when you are in the house.

Buyers working with Realtors may want to work out a plan for communicating about a property before heading to the showing. Maybe treat the showing as if the seller is sitting in the living room.

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outdoor cinema

Join the Richmond City Centre Community Association for their annual outdoor movie night on July 28th at Garden City Park.

The screening of "Jumanji: Welcome to the Jungle' will begin at 9pm on the north side of the park, near the playground and basketball court.

A pre-movie community fair will take place at 6pm, where families can join in a variety of recreational activities including face painting, arts & craft and live performances.

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Image result for photos of summer solstice

The timing of the Summer solstice in the Northern Hemisphere varies between June 20 and June 22, depending on the year and time zone. This year the Summer solstice fell last Thursday, June 21st at 3:07 am PDT.

The timing of the Summer solstice is not based on a specific calendar date or time; it all depends on when the Sun reaches the northernmost point from the equator, therefore it's not always on the same day.

In our hemisphere, the summer solstice is the day with the most hours of sunlight of the whole year. Click here for a handy sunrise and sunset calendar to figure out how many hours of sunlight you get in your location on the solstice.

Image result for photos of summer solstice

If the Summer solstice is the longest day of the year, why isn't it the hottest day of the year.  The earth's atmosphere, land and oceans absorb part of the incoming energy from the Sun and store it, releasing it back as heat at various rates. Eventually, the land and especially oceans will release stored heat from the Summer soltice back into the atmosphere. This usually results in the year's hottest temperatures appearing in late July, August or later, depending on the latitude and other factors. This is called seasonal temperature lag.

Even though the Summer solstice is the 'longest' day of the year, the earliest sunrise happens about a week before the solstice. Also the Sun actually sets more slowly around the time of a solstice, in that it takes longer to set below the horizon. This is related to the angle of the setting Sun. The farther the Sun sets from due west along the horizon, the shallower the angle of the setting Sun.

Mercury has virtually no tilt relative to the plane of its orbit, and therefore does not experience true seasons.

Uranus is tilted almost 98 degrees and has seasons that last 21 years.

Image result for photos of summer solstice


 
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Image result for pictures of strata ready for redevelopment in richmond bc

If things weren't complex enough in this Metro Vancouver heated real estate market, now you have owners of older condos deciding whether to stay or sell.

Some condo owners in older buildings in high transit corridors are trying to get ahead of the market and potential strata dissolution, as they list their suites individually for top dollar, while others are hiring lawyers and realtors, and going through the 'windup' process.

Whatever the decision, condo owners should do their homework, especially in this uncertain real estate market.

The 'windup' process isn't feasable for everybody. It all has to do with location.  If you have a property in a premium zone or high density area, the value of your property as a collective piece is probably worth substantially more than the individual units in an older building that is facing long term repairs over the next 10 years.

However selling to a developer is not the 'magic bullet' because property values vary widely from  block to block and city to city. There is also the time consuming process of going to court, if only 80% of your neighbours are willing to sell.

If it takes 9 to 10 months to complete the windup, condo prices could also quickly outpace settlements, making it difficult to find an affordable place to move to in the area.

Image result for pictures of older stratas for redevelopment in richmond bc

Many people think that are going to live in the same neighbourhood, or even in the new building, but they might have to downsize from 1,100 s.f. to 500 s.f for the same price.

If you happen to live in an older strata, in a key location, it is probably best that all the owners in the complex stick together during negotiations and should be realistic when deciding to sell. Make sure you make prudent decisions based on real values, not just your hopes and wishes.

Condo owners should also be choosy and make sure their realtor acts exclusively for their strata. It is also important to hire a lawyer for the windup process, including reviewing the listing agreement.

Unless you are getting 50% more value or facing a massive levy for repairs, you should seriously think about whether or not you're going to sell.

For more information on 'winding up' a strata visit Choa.bc.ca

Image result for picture of strata ready for redevelopment in richmond bc

 
 
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 Tiny house

If buying a house or a condo is too expensive these days, why not build a tiny home that's affordable?

At the Richmond Art Gallery, there is an exhibit that explores tiny houses as a solution to the housing affordability problem.

The display includes a 170 square foot wood frame house on wheels, which was contructed from scratch by visual artist, Germaine Koh.

Tiny house

The house has a living area and a sofa that can be pulled out to a bed at night. Behind the bedroom is a full size kitchen with some storage space and a mini bathroom with a shower and toilet. The house is also equipped with an electrical connector, a water tank and a compost system.

The house is named " Lulu Living" after Lulu Island, to acknowledge the  long history in houses in tranist in Richmond and the surrounding areas.

Koh is looking for support for different kinds of housing options that address different needs - not everyone wants or can afford a 3,000 square foot house.

Koh has also designed and built a 100 square foot, two storey, permanent micro studio prototype on the Southern Gulf Islands.

In some areas, the houses are small enough that you don't require a building permit, but in cities such as Richmond, all houses, including tiny ones, require a building permit. You will also have to submit a zoning application to have another house located in your backyard, according to the City of Richmond.

The exhibit is free to the public daily at the Richmond Art Gallery until August 26th. The house is on display on the green land outside and open to visitors on Tuesdays from 1-3 pm or by appointment.

Tiny home


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Could This Be For Someone You Know? Call 604-274-2222 Now.  

I have listed a new property at 109 11771 DANIELS RD in Richmond.

Pristine condition! 55+ age restriction! Lots of love and care has been taken in this large 1 bdrm 1.5 bathroom suite in Adult Oriented Cherrywood Manor. Features in this functional layout include a large covered balcony, in-suite laundry, eating area in kitchen to name a few. All appliances, carpet, and some lighting recently replaced. The amenities consist of your own secured storage locker, secured parking for owners & visitors, a workshop, hobby room, guest suite & recreational room that can be rented for special occasions. The exterior of the building has been completely Rainscreened with new windows and sliding patio door. You can't go wrong with this one! All ready for you to just move in!
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