If you ask a dozen so-called real estate experts and financial planners on whether it's the right time or how to invest in real estate, you’ll receive a dozen different opinions. It’s all about your personal needs and how you invest. If you play your cards the smart way, investing in real estate can lead to a nice, passive income stream for your retirement. It's also an ideal way to leverage and borrow against when values rise so you can buy more property.

Three ways to owning real estate are a) sole purchase and ownership of property, b) form a limited partnership to pool resources and enable the purchase of more expensive property, as well as share risks and returns, and c) indirect ownership of property by investing in REITs where you own shares. Today, I'm focusing on direct ownership of real estate and what options you have. Whether you're a seasoned investor or a novice, there's never really a better time to begin long-term investing because the market always shifts.

Before setting off down this path, speak with your bank or a trusted mortgage broker. Rules for down payments on investment properties differ from if you're buying a principal residence. In Vancouver, a minimum 50% down payment is required to generate a break-even monthly cash flow. With property prices so high in the lower mainland, the idea of buying a property and generating cash flow is a challenging feat unless you have a sizeable down payment. The biggest question to consider is: if I buy this property today, do I need an immediate income stream or am I fine with a break-even or possibly a negative cash flow for the first few years? If you do generate a rental loss, this can be used as a tax write-off at year’s end.

In the current financial climate, a lot of real estate investors in the lower mainland are buying with the expectation that property values will continue to rise, and not for current cash flow. This mind-set makes them more “real estate speculators”. If you’ve bought property in the lower mainland over the past 15 years, you've most likely seen a sizeable increase in its market value. Speculators, for the most part, have done very well. It's all about timing. If you bought a property in Vancouver in mid \-2007 and then sold it when the market fell by 20% in 2008/2009, you may have taken a loss. Buying real estate with a longer time horizon is a safer bet, allowing you to ride any market downturns. Short term investing is a lot riskier.

Buying property in Vancouver right now will typically generate a 2-4% Cap Rate depending on a number of factors. Many investors say this return is too low considering the risks and aggravation of owning a rental property. Other investors are just fine with these returns as they’re more focused on the expectation of rising market values. In the end, it’s your perspective that matters and is a personal decision.

If real estate is an attractive addition to your investment portfolio, we’re always available to offer professional perspective and tailored advice to your needs. Contact us to schedule a personal consultation and let's see how, together, we can create wealth and passive income for you and your family.

Here’s to a healthy and prosperous Spring 2016!

Andrew & Jill Hasman

(Photo: Alex Costin)

January 2016 is the second highest start to the year on record with sales 46% above the 10-year average for the month. Low supply and record-breaking buyer demand is still the driving force in the real estate market.

The total number of residential sales in the Greater Vancouver area totalled 2,519 for the month; a 31.7% increase from the 1,913 sales in January 2015. It was only a slight, 10.9% decline from the 2,827 sales in December 2015.

Real Estate Board of Greater Vancouver’s president Darcy McLeod touts the importance of listing your home with MLS® to ensure maximum exposure. For home buyers, MLS®  is the second greatest tool next to an excellent realtor. With so much competition out there, keeping a constant eye on MLS®  gives buyers the best chance to snapping up the home of their dreams.

2016 Opening Numbers:

New Listings (detached, attached, and apartment) in January: 4,442
6.2% decline from January 2015

119.8% increase from December 2015

Total Active listings on MLS®: 6,635
38.6% decline from January 2015
10.1% increase from December 2015

Sales-to-Active-Listings ratio: 38%

Benchmark price for a detached property is $1,293,700
27.9% increase from January 2015

Detached property sales totaled 1,047
34.1% increase from January 2015

Benchmark price for an apartment property is $456,600
19.4% increase from January 2015

Apartment property sales totaled 1,096
35.5% increase from January 2015

Benchmark price for an attached unit is $563,700
16.4% increase from January 2015

Attached property sales totaled 376
16.4% increase from January 2015

For a complete comparison, visit rebgv.org. Want to sell, buy, or require a consultation? Contact me today.

*REBGV Editor’s Note:  Areas covered by Real Estate Board of Greater Vancouver include: Whistler, Sunshine Coast, Squamish, West Vancouver, North Vancouver, Vancouver, Burnaby, New Westminster, Richmond, Port Moody, Port Coquitlam, Coquitlam, New Westminster, Pitt Meadows, Maple Ridge, and South Delta.

(Photo: explore604)

Family Day isn’t necessarily just for families. It’s a much-needed stat holiday during the bleak days of winter that turns an ordinary Monday in February into your best chance to relax and recharge. Here are the top five ways to stretch the most amount of fun out of your three-day weekend.

1. Both Whistler and Grouse Mountain are offering 50% off for BC residents. Head up the Sea-to-Sky for some of North America’s best skiing, the Fire and Ice Show, tubing, and luxury accommodations. Stick closer to home but still get the best in winter activities--from boarding and snowshoeing, to sliding and skating--at Grouse Mountain. For the full schedule of special Family Day events happening, visit Whistlerblackcomb.com and Grousemountain.com.

2. Sip your way to decadence at the 6th annual Hot Chocolate Festival, happening through February 15th. 25 participants showcasing 59 crazy flavours are taking part to support the downtown eastside’s Women’s Job Training Program. Get your walking map here, and let the indulgence begin!

3. Have littles? Community centers around the lower mainland are hosting various Family Day activities. With everything from arts and crafts to bouncy castles and more, there’ll be something for every tyke. Check with your neighbourhood centres for a schedule of events.

4. The Bloedel Conservatory is one of the city’s best, little known gems. Tropical forests and flowers, over 200 free-flying birds, and the healing gardens designed to engage your senses for total well-being beckon from the top of Queen Elizabeth Park.

5. Unplug and Unwind. Put aside your smartphones, tablets, and power down those computers for one day of true R & R. Business can wait out one stat holiday, your family is hopefully with you anyway, and friends are just an old-fashioned phone call away. Make screentime a dirty word for the day and reconnect with true facetime.

Wishing you all a very Happy Family Day from the Andrew Hasman team.

(Photo: Mark Burge)

Valentine’s Day is just around the corner, and nothing says “I love you” better than time spent together. The lower mainland is not in short supply of spas, but the following top our list for their unique offerings specially tailored to couples. So relax, enjoy, and reconnect with what matters most: the heart of your home, your partner. Box of chocolates optional.

1. The Scandinave Spa in Whistler is renowned for its Scandinavian bath spa experience that is included with every massage. Whether you’re already enjoying time on the hill or making it a day trip, their Duo Massage with hydrotherapy is the perfect way to unwind.

2. Recognized as one of Canada’s Top 50 spas, Spa Utopia at the Pan Pacific Vancouver offers an extensive massage therapy menu, esthetics, and even a salon. Truly relax with your special someone by extending your treatment to indulge in the hotel’s outdoor saltwater pool. Available to spa guests, it features picturesque views of the harbour and North Shore mountains.

3. The award winning Spa Wedgewood in the heart of downtown features a Duet Harmony Massage that can include a hybrid of Deep Tissue, Swedish, and Aromatic massage. Staying at the Wedgewood Hotel? In-Suite and After Hours massages are available as well.

4. Part of the Fairmont family, the Willow Stream Spa is synonymous with luxury. The Pacific Rim’s spa has a designated couples’ room with deep Japanese Zen tub and a variety of uniquely Canadian services, like the Van Active Body treatment should you be in need of recovery after the city’s variety of active offerings.

5. For a truly decadent experience, traveler’s choice Pemberton Valley Lodge is offering a Blissful Couples’ Getaway package. It featuring a massage for two, one-night accommodation, early check-in and relaxed check-out time, champagne, chocolate, and a long-stemmed rose as the finishing touch.

Any hidden gem spas that should’ve been on our list? Let us know!

Pristine white powder, world-class dining, shopping, and a host of other activities make these ski hills tower above the rest in amenities and customer service.

1. Mont Tremblant is consistently touted by SKI Magazine as their favorite Eastern Seaboard ski village. Voted #1 by resort vacationers, the colourful and charming pedestrian village stocked with shops, luxurious lodging, and unmatched gastronomy is nestled in the heart of the Laurentians of Quebec, Canada, and offers a unique experience of tranquility and award-winning skiing. A year-round getaway, Tremblant also features sprawling golf courses in summer.

2.No surprise to Vancouverites is Whistler Blackcomb’s reign as the the West’s best ski hill. Reminiscent of the Alps with its majestic peaks and huge bowls, the hill offers options for every level of skier and a village that rivals Tremblant; delicious restaurants, spa resorts, nightlife and shopping. Easy to navigate and seeming unlimited adventures makes for world-class skiing right at our doorstep.

3. California offers more than just a phenomenal coast: the twin mountains of Alpine Meadows and legendary Squaw Valley are known as an “extreme skier’s paradise”. Made famous by the 1960 Winter Olympics, the ski culture here in the heart of Tahoe is only rivaled by its hospitality. Squaw is a favourite of the pros, while the quieter Alpine is perfect for families.

4. Home to the Audi Birds of Prey World Cup, Beaver Creek Colorado offers up exceptional skiing worthy of the pros and tailored to your dream vacation. At once intimate for a unique getaway and yet bustling with shopping and gourmet options, Beaver Creek is made for families and thrill-seekers alike. The mountain’s new White Carpet Club gives guests the VIP treatment as part of its White Glove Services. Got tots? 3pm every day is cookie time: their chefs bake over 495,000 cookies each year!

5. Telluride Colorado lives up to its motto: The Most Beautiful Place You’ll Ever Ski. Condé Nast Traveler readers have ranked it the #1 Ski Resort in North America for the third year in a row. If it’s amazing trails and runs, well-maintained lifts and lines, and luxurious accommodations with breathtaking natural scenery you’re after, this is the place. The town’s National Historic District status lends unmatched character, and the après-ski scene isn’t too shabby either.

Bon voyage! We’d love to hear if you visit any of these amazing destinations, and let us know if you can’t rave enough about others we haven’t included in the list.

You’ve been thinking about it, you’ve scoured MLS for other options out there, you may have even chatted with a real estate agent. Selling your home is a big deal, and you want to do it the right way, the first time, and that can mean something different for everyone depending on your goals. However, there are some things all homeowners have in common when trying to sell:

1. We all want to receive the highest possible price,

2. We want the process to minimize inconvenience, and

3. We want a realtor that is professional and treats us with the utmost respect

For any homeowner, pre-listing preparation can minimize the chances of failure and heartache when selling your home. Laying this groundwork will ensure the best possible experience and outcome.

Your first step to success is to suss out a few great agents that work in and are familiar with your neighbourhood. Recommendations from friends and neighbors is a great place to get names. The key point is to ensure the REALTOR® works and has a good track record in your neighbourhood. Don't hire an out of area realtor. You want someone who has the experience you need and can provide you with realistic market value estimates to best achieve the sale.

Second is the preparation of your home. Depending on your home’s overall condition, this is the step that requires the most time and attention. A home full of clutter, obvious wear and tear, and in disrepair can cost you big time when it comes to your asking price, so don't ignore this critical step.

During this “staging” step, I recommend being ruthless and getting rid of stuff you don't need. Call in Junk Removal or your charity of choice to take possessions you no longer require. Even closets and storage areas should be reduced of stuff you no longer need; serious buyers do tend to check out every nook and cranny of their potential buy.

Next, walk through your home and identify any wear and tear issues that need repair. Damaged walls, peeling paint, old water stains on ceilings, lose knobs, leaky faucets, dirty grout or mouldy shower enclosures are just a few common areas. We always suggest homeowners have their own pre-listing Home Inspection Report obtained. This will allow you to identify problem areas.

If your home was built prior to 1965 and you have no evidence that an oil tank was ever removed, then obtain a scan for a buried oil tank. This costs $100 - $150 and is worth every penny. Hire an oil tank removal specialist to do this.

Whether you're selling in January or July, make sure your gardens are groomed. A nicely groomed garden shows pride of ownership. Grass should be repaired if there are bare patches, and bushes and trees pruned. Having some winter flowers go a long way and don’t forget to clean out the gutters.

The research and staging of your home for sale can be overwhelming. This is where having a good REALTOR® familiar with your area is invaluable. They can help with your pre-listing checklist and assist in coordinating all the work that needs to be done.

So, when is best to take that final step and put the For Sale sign up? This is a more personal matter. The best time is when it's best for you, the homeowner. It's tough trying to time markets. If you live in Vancouver and you're looking to sell in 2016, here is what we do know:

1. Housing prices are at all-time highs and overall market sentiment is very positive.
2. The supply of homes on the market is very low.

Chinese New Year is quickly approaching and has proven to be a great time to sell in our market.

Low supply, strong demand, positive sentiment and Chinese New Year are ideal reasons to be on the market for sale by January 25th. If you need any help, advice or a professional opinion, contact us any time. We are always here to help your next real estate transaction be a big success! Make 2016 your year.

Wishing you and yours a Happy New Year!

Andrew Hasman

What a year it’s been for Vancouver’s real estate market. High demand, low inventory, and escalating prices made for a busy 2015 that kept everyone on their toes in the fast-paced market. The drastic increases blindsided homeowners and professionals alike, including the experts and economists who would’ve predicted a safe 3% to 5% increase. A year ago, no one would ever have dreamed that housing prices would skyrocket by 26% on Vancouver’s Eastside and 23% on the West. Just when you thought a Westside 33 ft lot in Dunbar worth $1.8 million back in January was crazy, that same lot is pushing $2.5 million today.

Vancouver’s Westside market continues to be fueled by immigration, low interest rates, and a sagging Canadian dollar. Of the 45 homes we personally sold in 2015, a whopping 80% of those involved multiple-offer scenarios with the sold price being above the asking price.

It may be a seller’s market out there right now, but if 2015 proves anything, no one really knows what’s in store for the New Year. What is certain, is wealthy immigrants from China see Vancouver as a safe haven to park their money. With the Canadian dollar falling about 30% against the Yuan in the past year, our real estate prices are even more desirable. Our dollar is likely to remain depressed as long as oil, energy and commodity prices remain depressed. Interest rates in Canada aren’t likely to rise any significant amount, if at all, over the next year while our economy remains sluggish. Our low interest rates, combined with potentially higher interest rates in the US, will keep our dollar low thus continuing to incite demand for Canadian real estate.

Vancouver’s Eastside market, on the other hand, isn’t driven so much by immigration as a more diversified demographics of buyers. There, more local influence is the driving force. Many Eastside buyers are young families and local buyers who once would have purchased on the Westside, but are now out-priced. New demand for lower-cost living on the Eastside is to account for the 30% increase in some neighbourhoods there.

Vancouver’s suburban neighborhoods also saw strong demand and rising prices. In the past couple of months I have assisted a couple of buyers house-hunting in Tsawwassen. Every property we’ve offered on is also in multiple offer scenarios which is driving prices up there as well.

I am predicting another strong year for real estate in 2016. I cannot see how we can sustain 20% price increases, but only time will tell. If you’re thinking of selling your home, I can’t imagine a better time than around the upcoming Lunar New Year. Low inventory in most markets coupled with demand as high as it’s ever been ensures we’re in store for many more bidding wars to come. And that means prices will only continue to rise.

We pride ourselves on providing you with sound advice and breaking market data. Contact us anytime if you’d like to know what’s happening in your local market, and all the very best for a happy, healthy, real estate-rich New Year!

(Photo: Kenny Louie)

Demand keeps rising for the diminishing supply of homes on the Vancouver market. Despite being a historically slower month, November’s numbers only dipped by 3.3% since October and closed at the highest they’ve been for residential property sales in 9 years, as well as the second highest on record (46.2% above the 10-year sales average). According to MLS®, there were 3,524 sales in Metro Vancouver; a 40.1% increase compared to the 2,516 sales in November 2014.

Working with a realtor has never been so important as it is in the current state of the market. To compete with the high demand and fewer housing choices, fully understanding the options out there is where your realtor is an invaluable resource. “Demand remains strong and there are housing options at different price points throughout the region,” affirms the Real Estate Board of Greater Vancouver’s president Darcy McLeod.

To give you an idea of how this record-breaking month came to pass, here’s November by the numbers:

New Listings (detached, attached, and apartment) for November: 3,392
12.5% increase from November 2014

Total Active listings on MLS®: 8,096
35% decline from November 2014

Sales-to-Active-Listings ratio: 43.5%

Benchmark price for all residential properties in Metro Vancouver is $752,500
17.8% increase from November 2014

Benchmark price for a detached property is $1,226,300
22.6% increase from November 2014

Detached property sales totaled 1,335
31.9% since November 2014 and 44.2% since November 2013

Benchmark price for an apartment property is $435,000
14% increase from November 2014

Apartment property sales totaled 1,553
47.6% increase from November 2014

Benchmark price for an attached unit is $536,600
11.3% increase from November 2014

Attached property sales totaled 636
40.7% increase from November 2014

For a complete comparison, visit rebgv.org. Want to sell, buy, or require a consultation? Contact me today.

*REBGV Editor’s Note:  Areas covered by Real Estate Board of Greater Vancouver include: Whistler, Sunshine Coast, Squamish, West Vancouver, North Vancouver, Vancouver, Burnaby, New Westminster, Richmond, Port Moody, Port Coquitlam, Coquitlam, New Westminster, Pitt Meadows, Maple Ridge, and South Delta.

Whether it’s catching some waves, rays, or whatever adventure is around the next bend, there’s  a beach getaway for every taste.

1. Barbados boasts 60 beaches to choose from. Surf’s up on the east coast whereas true R & R seekers will prefer calmer waters on the west coast. Besides being one of the most sophisticated tropical islands in the Caribbean--dressing up for dinner is an honoured tradition--Barbados offers spelunking and reef diving for thrill-seekers and rum plantation tours for history enthusiasts. There’s also a Food, Wine & Rum Festival mid-November for the foodies. 

2. Tried and true, Hawaii has something new to offer on Oahu’s North Shore. A Courtyard by Marriott has set up shop for easy-access to some of the best stretch of beach on the island. Historically a world-class surfing mecca, the North Shore hosts the world’s premier surfing competitions during peak, winter months. Too much sun (if there’s such a thing), surf, and sand? The Polynesian Cultural Center is close by.  

3. Avoid the bustle of more frequented European beaches for Lanzarote, easternmost of the Spanish Canary Islands, this jewel is steeped in art-based history and known as the Island of Eternal Spring. Host to Europe’s first underwater museum, a perfect homage to artist and architect Cesar Manrique’s birthplace, Lanzarote also features El Diablo; a restaurant atop an active volcano. In case the beach wasn’t hot enough.  

4. Arguably one of Canada’s most famous spots, Long Beach, Vancouver Island is host to pristine beaches, ancient rainforests, abundant wildlife, and indulgent spas. A UNESCO biosphere reserve, Long Beach is also best for storm watching during the winter months; the perfect cozy activity from inside one of the island’s premier resorts, the Wickaninnish Inn.     

5. We’re just heading into peak season at Ngapali Beach, Myanmar. Lasting through March, the “winter” here offers idyllic palm-lined white sand and clear blue water beaches. Off the Bay of Bengal, Myanmar’s premier beach getaway is the get-away-from-it-all spot. Caught between fishing village charm and world-renowned accommodations, Ngapali appeals to sunbathers, peace-seekers, and watersport aficionados alike.

Where’s your best beach getaway spot? Share with us!

Curb appeal is one of those real estate catch phrases that does, in fact, have some substance to it. Appearance may be the first step in getting potential buyers through your front door. With crisp air and rainier days descending on Vancouver, keeping up those appearances can be difficult.

The first and most important step in winterizing your lawn is knowing if you have cool-season grass or warm-season grass. Cool season grasses will need a winterizing fertilizer that’s higher in potassium to fortify roots in time for cooler temperatures while warm season grasses go dormant in the winter and therefore would have required an earlier dose of fertilizer. Your best bet in deciding how to proceed is taking a soil test for acidity levels as well as checking with your local greenhouse as to what type of lawn you have.

Don’t ditch the rake just yet: giving the lawn a good once-over will remove the last layer of dead turfgrass tissue otherwise known as “thatch”, and allow all-important water and nutrients (and possibly your fertilizer) to reach the grassroots. Raking leaves does this double-duty, while using a leaf-blower may de-clutter your yard, it won’t get down to the nitty-gritty.

Lastly, remove any weeds, cover plant beds with insulating topsoil or burlap, and repot small plants indoors. If you haven’t already, blowing out the irrigation system and removing debris from drains will keep things moving smoothly through the winter, as well as prevent your pipes from freezing.

Gardening may not be your forte, but everyone enjoys a well-groomed one to look at; whether they’re buying or selling. Consult with your local garden center on maintenance crews for hire, or share here if you’ve had a good experience with one.