Vancouver: known for being Hollywood’s second home, that hockey team, the 2010 Winter Olympics, and, of course, the rain. Or so everyone who lives anywhere else thinks. As Vancouverites know, and this crazy dry spell over the past while has proven, Vancouver actually has one of the mildest climates in Canada and--wait for it--is prone to moderate drought conditions in the summer months. Read on for more wacky weather facts that might surprise you:

1. Sure the Lower Mainland receives on average a 165 days of rain a year, but that varies greatly from one neighbourhood to the next. North Vancouver receives double the precipitation than Richmond! And 165 days may sound like a lot, but hey, how else would Vancouver stay so beautifully lush and vibrant?

2. The mild climate allows for a 221 (on average) day-long “growing season”. Meaning that botanically, horticulturally, and agriculturally, things just have a longer, better chance of growing than any other major city center in Canada.

3. Olympic organizers for the 2010 Winter Games expected mild, but that didn’t prepare them for the warmest stretch of winter in the region’s 114-year history. 9,000 cubic meters of snow had to be brought in by 300 workers to make the Games possible.

4. Environment Canada ranked Vancouver 3rd out of 100 Canadian cities for “Lowest Snowfall”, but 59th for “Most Huge Snowfall Days”; beating out notoriously snowy Calgary and Toronto. Huh.

5. In July 2013, there was no rain in sight for the entire month. So this whole reputation for rain is based on a lovely annual average temperature of 10.4 degrees Celsius; one of the warmest climates in Canada. Also securing Vancouver the title of second driest city in Canada. Thank goodness for that beautiful ocean to gaze at during those gloriously sunny days.

Love it or hate it, the weather is here to stay and makes Vancouver the jewel it is. Let us know your thoughts on Vancouver’s wild weather!

Facts From:

Hikebiketravel.com
Infovancouver.com
Wikipedia.org/wiki/climate_of_vancouver
Forbes.com
ec.gc.ca

Recently a client approached me to sell their condo in Kerrisdale. The suite was a well laid out, 2 bdrm plus den, offering over 1500 square feet of living overlooking Elm Park. The building was a beautifully built and well maintained concrete low rise. My first impression was that this would be a fairly straight forward sale as the condo was located in a sought after building in a great location.

The suite was in immaculate well maintained condition. The only issue I could see that buyers might have would be the ability to look beyond the poorly appointed furniture relative to the layout. The dining room area had no dining table and was made small looking by a large oversized wood hutch. The master bedroom had no bed in it. The living room was arranged so that it looked very narrow and difficult to furnish.

We decided to go to market without making any changes to the furniture. After 2 weeks on the market and 15 showings, we finally attracted just 1 offer which was on the very low end of where I suggested it might sell. This offer was accepted with a subject period of 2 weeks. On the 14th day the buyer backed out and the sale did not go through. At this point the seller was feeling a little frustrated.

It was my suggestion that staging the home would solve all the buyer concerns about the lack of dining area, the narrow living room, and the uninviting master bedroom. I felt that if the condo was correctly staged, we could attract a buyer quickly, and at a much better price than the previously accepted offer.

The seller was concerned that paying $4,500 for staging might not pay off. I felt otherwise.

The Outcome:

3 days after the staging went in, we sold the condo at a price $50,000 above the previously accepted offer. The staging cost the homeowner $4,500 so the net result was a gain of $ 44,500.00! Staging your home does work.

If you have any questions about home staging or would like a consultation, please call Andrew at 604-657-7936.

(Photo: https://en.wikipedia.org/wiki/User:Andwhatsnext)

With the internationally acclaimed Calgary Stampede just over for another year, horses are on the mind. Fortunately, the West Coast is home to an array of stables and ranches that offer both English and Western styles of horseback riding.

Whether you’re new to the Coast or simply looking to take up an outdoor activity that boasts both tradition and limitless mental and physical benefits, we’ve found five BC ranches you might like. Keen to saddle up but don’t have any previous riding experience? Most places offer lessons and a one-on-one experience.

1. Glen Valley Stables, Langley

Only 45 minutes from downtown Vancouver, Glen Valley Stables offers some of the best trail horses in the Vancouver area and experienced guides to lead you through Campbell Valley Park. Glenn Valley makes sure to match up horse and riders of similar temperament and riding style so their guests can feel safe. Rides range from 1 - 2 hours, and are available in small groups; the more, the merrier!

2. Hylee Training & Trail Rides, Mission
A lesson and training ranch located in Mission, BC, Hylee Training has something for everyone from clinics, off-site rides, to show and theory lessons in a relaxed, fun environment. Their stables have horses for all levels of riders, including competition stock.

3. Copper Cayuse Outfitters, Ltd., Pemberton
A little further out is Copper Cayuse Outfitters. One of the premiere guided backcountry horseback outfitters in the area, they offer several versions of the mountain horseback trail rides, from one hour rides in the Pemberton Valley to 1/2 day, full day, and 3 day rides. Overnight adventurers will sleep in comfortable platform tents for a true outdoor experience. Their Li-lik-hel Mine Ride has recently been recognized as a Canadian Signature Experience!

4. Sundance Guest Ranch, Ashcroft
Looking for a weekend getaway? Sundance is a four hour drive from Vancouver and easily accessible via three different scenic routes, making the journey itself worth it. The ranch is located in central BC, making it one of the warmest and sunniest spots to take in a beautiful view of the Thompson River Valley. With over thousands of acres of land, it’s the perfect place to explore on horseback, or simply watch the horses gallop free. 

5. Clayoquot Wilderness Resort, Tofino
How about a full-on vacation in a remote Canadian wilderness resort with five-star cuisine, spa, tents with fluffy duvets and antiques, and other enticing outdoor activities in addition to horseback riding? The resort’s team will personalize your daily adventures based on your interests, experience level, even weather conditions and animal sightings; and they offer a range of highly experienced horses for all levels of riders. Yup, sounds like a dream!

Found another great ranch or stable on your search we don’t have listed here? Went on your very first horseback ride and documented it with an awesome picture? Share it with us! And Happy Trails.

The June 2015 numbers from The Real Estate Board of Greater Vancouver are record-setting. It was the highest selling June on record.

The month saw residential property sales exceed 4,300, which is a whopping 28% more than that of June 2014. These numbers surpassed those seen in May. June 2015 also hit another high: four straight months with more than 4,000 sales per month.

These numbers signal a lot of positives for sellers. Many people believe that summer isn’t the best time to sell, but because most people take their property off the market, inventory becomes scarce and sellers can often see multiple offers and a quick sale. we are seeing some great inventory right now.

It’s also the ideal time to prepare for the fall market. We are available to consult with potential sellers and offer suggestions for staging, repairs or other issues a seller might not have considered. We have a list of pros to help get any place into top selling shape.

We also understand the additional pressure buyers struggle with in a competitive market. Many buyers feel the need to make major decisions in a rush, and that can be problematic. The current high demand for housing is further extended by the recent cut in interest rates, along with an expanding population base and a decrease in supply of detached homes.

We’re great at handling such complex scenarios to help potential buyers understand what they need to know in a stressful, often rapid-fire situation. We use our deep insight into the local market, dexterity with MLS listings and expertise in buying strategies to ensure your success.

At Andrew Hasman and Associates, buying or selling your home in Vancouver's Westside doesn't get any better than this. Reach out to us at 604-657-7936 or email andrew@andrewhasman.com.

This weekend is Father’s Day as well as the first day of summer, so we thought we would share some ideas on how to spend your day together in a distinctly Vancouver way! Whether your Pops is a backwoodsman, a beer aficionado, or someone who just likes to relax, this incredible city has so many options for great day plans with Dad.

Car Free Day on Main

Of Vancouver’s street parties, Car Free Day on Main is one of our favourites. Shops South of Broadway set up booths on the street, and there is live music. Car Free Day really has something fun for everyone to enjoy. With meat tastings, micro-breweries, and lots of shopping options, you can stroll around with Dad while enjoying this great street party.

BBQ at Spanish Banks

Break out the hibachi, buy some salmon, tasty drinks, and pack up a picnic for the beach! Spanish Banks has picnic tables, BBQ pits, white sand beaches, and spectacular views of Downtown Vancouver to enjoy while basking in the sun all day. This is great way to spend some quality time together as a family while enjoying the splendor of Vancouver’s natural beauty.  

Sea to Sky Gondola

Hike the Chief, then take the Gondola back down

If you’re up for something more challenging, the new Sea to Sky Gondola goes from the top of the famous ‘Chief’ cliff face in Squamish, down to the bottom of the mountain. The hike up the back of the Chief is rigorous, but well worth the effort to enjoy breath-taking views of Vancouver and the surrounding mountains. When you’ve had your fill of the views, you can simply hop on the Gondola, and be down the mountain in a matter of minutes. This would be a Father’s Day activity to remember.

Craft Beer Bike Tour

For the beer-loving Dad, Vancouver is chock full of amazing microbreweries taht offer tasting tours. For a family of adults, a bike tour of a few Vancouver microbreweries is a unique way to spend an afternoon, and gives you a great sense of Vancouver’s independent brewery culture. Set up as a beer tasting tour, the guides make sure to keep you safe and satisfied as you visit Main Street brewery, Bomber Brewing, and a mystery location. They offer lots of food, and do not permit the consumption of additional alcohol on the tour to make sure that you’re riding safely. You can also plan your own brewery bike tour! There are many many micro-breweries in Vancouver, but here are a few highlights from East Vancouver, Vancouver’s micro-brewery hub:

Powell St. Brewing

Parallel 49

33 Acres

Brassneck Brewery

Have a Happy Father’s Day everyone, and be sure to remember your sunscreen regardless of where you spend your Sunday.

School’s almost out for summer, and we know you’ve been distracted by all this sunny, summer weather we’ve been having in Vancouver. So we’ve compiled a westside short-list of all the fab day camps available.

1. PedalHeads have swimming lesson and bike day trip combination camps at Jericho Beach Park all summer long! This camp gets kids outside for fun in the sun, and they’ll learn the basics of cycling and swimming safety. Kids are taken on rides all over Vancouver with experienced guides who focus on safe, educational fun. For parents who are avid cyclists, your kids can learn the fundamentals of bike safety during the week so that you can enjoy time together on your weekends off! Great for kids ages 4-9.

2. UBC has an amazing assortment of adventure camps to choose from. Kids can be windsurfing one week, and Zip-lining the next week. These day camps are a great way to expose your kids to a variety of outdoor activities, and appeal to their inner adventurer. Designed for children of all ages, camps with individual themes run on a week long cycle. You can choose a combination of activities to offer your kids some variety in their summer fun.

3. Pear Tree Education offers full-day camps for kids with activities such as TV broadcasting workshops, educational beach trips for the budding marine biologist, and cooking camps for aspiring chefs. The variety will keep your kids engaged, and allow them to try many new things before the summer is out. Programs are available for kids 5-14.

4. Arts Umbrella are a fantastic organization who have been educating kids in the arts in Vancouver since 1979. They offer camps for visual artists, thespians, and writers, empowering your child to trust their creative impulses. Camps are taught by experienced artists from around Vancouver, and give kids a chance to learn through experimentation with their own creativity. Your burgeoning artist will come out of this camp inspired and full of imagination! There are programs available for youngsters 3-19 years of age.

(Photo: Pear Tree Education)

Falling supply and strong demand continue to push house prices to record price levels across the city.

On Vancouver's Westside we are definitely in a Seller’s Market as homes are selling at a record pace. Price levels and demand vary from neighborhood to neighborhood. The areas with the strongest demand and price increases appear to be in those areas connected to specific school catchments. Many of the homes being sold are receiving multiple offers and sale prices considerably over the asking price.

Virtually every home we have sold in 2015 has attracted multiple offers. For homeowners, these conditions are ideal when selling.  For the buyers however, it's a tough go. Many are going from home to home trying to figure out how they can win the bidding process.  We are now seeing seminars for buyers to teach the tools required.

We have been selling homes for 22 years on Vancouver's Westside. Whether you are looking to buy or sell we are always available to provide you with great information and advice. Call us today, 604-657-7936, we are here to help!

With Father’s Day just around the corner, it’s time to start thinking of new brunch spots! There are so amazing options in Vancouver’s West Side neighbourhoods, so there’s no need to venture downtown! Appealing to a plethora of palettes and price ranges, your mouth is bound to be watering by the end of this list:

Kitsalano:

The Oakwood Canadian Bistro

Featuring locally sourced ingredients, and an eye to sustainability, the Oakwood Canadian Bistro is modern in both its menu and attitude. Their refreshing takes on classic brunch dishes are delicious without stepping too far outside the box.

The Linh Cafe 

For something less traditional, the Linh Cafe offers a Vietnamese kitchen with French Style cooking. This innovative cultural fusion is well loved in the neighbourhood, and provides a welcome step outside the ordinary.

Cafe Zen on Yew 

For classic breakfast fare, Cafe Zen on Yew is perfect. If your Dad is an early riser, they’re open at the crack of dawn and offer just about every style of Benny under the sun as well as omelettes, pancakes and waffles.  

Kerrisdale/Dunbar:

Jethros Fine Grub 

One of Vancouver’s best loved greasy spoons, be sure to wear your most comfortable pants, because you’ll leave Jethros stuffed. With their casual atmosphere and crowd pleasing favourites, Jethros is very family friendly and has something to please everyone’s taste buds.

Blaq Sheep  Coffee 

There is no excuse to have bad coffee in Vancouver, made abundantly clear by Blaq Sheep coffee. They take their roasts very seriously, which is ideal if Dad is a coffee connoisseur. Their brunch options are classic and tasty, but won’t distract from great coffee.

Secret Garden Tea Company 

If Dad is a tea lover, changing things up with a more traditional tea experience at the Secret Tea Garden is a great way to create memories as a family. With beautiful decor and a selection of delectable tea accompaniments, high tea creates a sense of occasion and will definitely make Dad feel special.

Not a day goes by that we aren't asked "should we sell? In Vancouver it is a really complicated question, but the answer is simple.

Timing the market may seem like a great idea, but is anyone really any good at it? There is no crystal ball. Economists can do all the math, but will it make sense to you and your family?

If you look at housing relative to incomes, for many people Vancouver is not affordable.

If you look at renting vs. buying, renting is a much better way to go in today's market.

You can live in a $5 million dollar home for $5000/ month. On a purchase basis with an amazing 50% down and our low interest rates at 3%, the premium on owning costs you $15,000/ month. This does not include all of the yearly maintenance on the structure, plus gardening.

If you are already in the market, do you sell and rent until it becomes more affordable to own than rent?  What about all the appreciation lost in that time frame?  Will there be any? Where else do I put my money once I've cashed out of the Real estate market? Is there a better use for my cash?

We all know about the Vancouver Real estate Rollercoaster.  It may seem like the prices of Real estate only go up in Vancouver, but that isn't so.

What about offshore money coming into our city? Many locals are worried about something happening in the world and the possibility of that stopping. Then what happens to housing prices in the lower Mainland? Will prices fall by 50%, 70%?

What is affordable? Do Canadians top out at $2.4 million? What happens to high-end housing if no one local can afford them?

After working in the Real estate business for over two decades and personally riding the waves of down markets and up markets, (and the leaky condo syndrome that thankfully is long past), the simple answer of deciding to sell eliminates all the unknowns.

You have to ask yourself, what works for you? What works for your family? What can you easily afford? What is your timeframe?"

If you can answer these questions to yourself honestly, there lies the answer to your dilemma.

If you've just had your fourth child and you are in a two bedroom and are going crazy with all the chaos, then the time is right for you to make a move. If your family is grown and moved away and the gardening is becoming too much, and the taxes are ruining your sleep, then it's a great opportunity for a change.

If you think this is the top of the market, you want to sell to put your money in the bank to buy in when prices deflate but you love your home and neighbourhood, I can tell you first hand that you may very well regret your decision. Don't sell for the sake of trying to time the market. If you love your home, you should stay.

Please don't be that seller.

Simply put, if the situation has changed and no longer brings you happiness but leaves you stressed, it's a great opportunity for change and rejuvenation. Nothing feels better than a clean uncluttered life.

We often have people ask us about the cute little bungalows and older homes that end up on our Open House list. Many Vancouverites are concerned about whether or not the home will be turned into multi-unit development, or have a new build on the land. With that in mind, we decided to look into the City of Vancouver procedures and mandate for Heritage homes –what constitutes heritage status, and what is the overall plan for keeping historical buildings in tact.

Vancouver’s aesthetic beauty is central to what makes it a desirable place to live, and something that does need to be protected. We have a huge diversity of neighbourhoods, with residents who treasure the individual character of each one, and are often concerned with how to ensure the preservation of this character.  As we’ve mentioned, there has been considerable and ongoing controversy around the demolition and redevelopment of heritage neighbourhoods and sites in Vancouver. As a city experiencing growth at the rate we are, many high-density neighbourhoods such as Gastown, Yaletown, and most recently Mount Pleasant have been called-out for gentrification and a devaluing of the importance of preserving the character of the neighbourhood. Often, property taxes become too high for owners to maintain properties that house heritage buildings. When they are forced to sell, developers with different priorities purchase these properties, and demolish character buildings as a necessary part of redevelopment projects. The concern of Vancouver’s citizens has inspired the The City of Vancouver to take stock.

In January of this year, a number of provisions were slated for review by the city of Vancouver in order to ensure the maintenance of our city’s character through the preservation of heritage sites, and incentives for developers to re-purpose existing structures. Started in 2013, the City’s ‘Heritage Action Plan’ is under review. By upgrading the heritage register, reviewing character home zoning policies, increasing sustainability initiatives, and implementing awareness and advocacy initiatives, the City of Vancouver hopes to ease local concern over the preservation of heritage buildings and increase the number of renovation projects undertaken by developers. Many of these policies will make it more expensive for developers to demolish homes built before 1940, which encourages redevelopment and renovation over demolition.

These initiatives have been most visibly effective in areas such as Shaughnessy, Kitsilano, Yaletown, and Gastown. By the end of 2015, the City intends to have an updated set of policies that will placate concerns on the part of developers and citizens alike, keeping our city, bright, beautiful, and unique.  

We are often asked for referrals for REALTORS® located outside our area of expertise, areas like Calgary, Edmonton, Phoenix or California, to name a few. As a REALTOR® with over 23 years of experience, I will share my top priorities for locating an area expert.

At first glance, it appears that the choices are infinite, but do you really have that much choice?

There are probably only a handful of top realtors in your specific area, and those are the ones I will target.

First, I will search online  for a list of top performing REALTORS®, review their websites and personally call at least three, but no more than 5 realtors.

Then I look for a personable REALTOR® who I can reach by phone in  a timely manner, and  who shares my old fashioned hands-on values. That realtor will have a minimum of 10 years experience and focuses solely on the identified area; they will be a specialist and not a generalist; they understand up, down and sideways their market because selling in each of these markets requires different tools and strategies.

I want hands-on service, from getting the home ready for sale to completion and possession. That means the REALTOR® I choose will be at all showings with keys in hand. My home will be their top priority.

The REALTOR® will live within a 15-20 minute radius of my home for convenience. Remember, every time that REALTOR® shows your home, there is time travel each way, home set up, and then the showing time. How likely are you going to be a priority on a Tuesday evening at 7pm, or Sunday morning at 11am when travel time is 45 minutes or longer? Sometimes there are no-shows, when the buyer cancels 10 minutes before the showing and the effort has gone to waste.

“I look for hands on, old fashioned personable service because I deserve it”.

Computers, the internet, Twitter, blogs, and cell phones have made the process of buying and selling homes accessible to the public in a fast and efficient way. However, the core of real estate has not changed. The personable relationship you create with a trusted REALTOR® should last a lifetime from generation to generation because those are the values and qualities in a REALTOR® we believe you deserve.

Using a REALTOR® to sell your home through the MLS system almost always puts more money in the homeowner’s pocket at the end of the day. Recently I had client wanting to sell a very desirable property on Vancouver’s Westside. I won’t use names or addresses, but the numbers I am using are actual and so is this story from just a few weeks ago.

Our client was approached by two neighbors who wanted to purchase the home direct from our client offering to save the property owner close to $100,000 in Real Estate Fees. Who wouldn’t want to save $100,000? The first neighbor approached our client with an offer at $3.5 million, which our client was initially very satisfied with. The neighbor tied-up the property for the better part of two weeks while trying to sort out financing only to determine they could not get the financing so this deal collapsed. The second neighbor approached our client with a subject free offer at $3.4 million with a two week closing. This was a pretty tempting offer after going through two frustrating weeks with the first offer. Our client felt the offer at $3.4 million was a bit low, and we suggested to her that she list the property on MLS and see if we could achieve a better price for her. We had a few weeks earlier provided our client with a Market Evaluation suggesting a sale price in the range of $3.5 to $3.7 million. Keep in mind, by listing on MLS the client would be paying appox $100,000 in real estate fees.

We went ahead and listed the home on MLS. After 1 week on the market and five competing offers we sold the home for $3,850,000 with a subject free offer and $300,000 deposit closing in three weeks! Our client put $250,000 more in their pockets over the offer at $3.5 million and $350,000 over the subject free offer at $3.4 million.

We hear so many complaints about the real estate fees paid to REALTORS®, here is a good example to show that spending $100,000 to gain $350,000 is money well spent. Using a REALTOR® to sell your home really does make sense. We feel on average it can add 10% to the price you may get offered privately.

Be careful if you have been approached at your front door from someone wanting to buy your home direct. This approach to selling can cost you hundreds of thousands of tax free dollars. Should this happen contact your REALTOR® to find out what the real market value of your home is.

Happy Selling!

Andrew Hasman