JUST SOLD December 23rd, 2008! Water, city and mountain views. Walk to Granville Island from this 2 bdrm, 2 1/2 bath townhome. Bonus - private 250 sq ft storage/wkshp area. 1250 sq ft open plan living area with outstanding 180 degree views of Vancouver!

$208,800-125 8500 Lansdowne Road, Richmond.Invest or move in to this quiet 2 bdrm apt. Good month to month tenants pay $980/month. Mgmt company in place for handling tenant. It's ready to take over today, just bring us an offer. This unit is well-maintained and the council is pro-active - Bring it on! (All photo's take pre-tenant).

$298,000-20 11160 Kingsgrove Avenue, Cedar Grove Estates, Richmond.  What a deal! Fantastic starter home and the renovations are done for you! Entertaining family and friends is easy in this newly updated home with a great private backyard, patio and storage shed. Just unpack and enjoy this 2 bedroom, 2 level townhome in Quiet Cedar Grove Estates. Park at your door & walk to Kingswood Elementary School.This is a 10!

This is a one of a Kind, 2 level 10th flr, 1600+ sf Penthouse at Oakridge Mall. First time on market in 40 years! 360 Degree VIEWS. Huge roof top deck, hardwood flrs, 3 bdrms, 2 full baths, 2 covered parking, 1 large locker, Brand NEW thermal window & doors. Walk to Canada Line, bus, Senior Centre, library, Safeway. No pets, no rentals. 19+ age. Maint Fee incl: Gross taxes, heat, hot water, cable, laundry etc. Create your dream at this affordable price!!

$238,000 Amazing location! This 1 br is located at 8th and Commercial Drive! So close to the skytrain and bus...no need for a car!!! 306-1688 East 8th Avenue.

NEW PRICE $298,000! Better than an apartment, come see this fantastic 2 br renovated townhome! Perfect starter home with no one above or below you! Great yard and loads of storage! 20-11160 Kingsgrove Avenue.

3 Bdrm, 2 Bath, End Unit in Langara Court. 1,390 sq. ft. Full size kitchen, Spacious rooms for house size furniture. Windows on 3 sides. In-suite Lndry. Quiet and private overlooking mature trees and Lagoon. Steps to Langara golf and YMCA.

This adorable 1 bedroom is just steps to Commercial Drive, the Skytrain (Commerical Station, and Broadway Station), the bus, shopping, dining and soooo much more! Gorgeous wrap around windows make this 638 sqaure foot home feel so big! Brand new stainless appliaces and the laminate floors are done for you! Just pack your bags and move right in! Entertain friends and family or just enjoy life down on Commercial Drive. Rainscreeed, in-suite laundry, 1 parking stall, and 1 locker! So Easy to Show!

Invest or move in to this quiet 2 bdrm apt. Good month to month tenants pay $980/month. Mgmt company in place for handling tenant. It's ready to take over today, just bring us an offer. This unit is well-maintained and the council is pro-active - Bring it on!

This Sunday, October 26, from 2 to 4PM we will be hosting 2 Open Houses!

20-11160 Kingsgrove Avenue , in the Ironwood neighbourhood! 

9120 Ryan Court, in the South Arm neighbourhood!

Easy to show...no sign at the Sellers request!

On Thursday October 2, the Canadian Real Estate Association (CREA) will officially move the popular public website, mls.ca to its new domain name, REALTOR.ca

If you do type in mls.ca it will redirect you for the first while...

We also have a fanastic new Richmond townhome listing at 20-11160 Kingsgrove Avenue...take a peak!

Seal the leaks!

New weather stripping and caulking around doors and windows can slash heating and air conditioning cost by more than 10 percent. The good news is the extra helping of the stripping and caulking will also eliminate nasty winter drafts come December/January.

 Beef up the insulation!

Upgrading attic, wall and basement insulation can save a bundle in energy costs. An NRCan-certified energy advisor (look under Energy Consultants & Management in the Yellow Pages) will determind your insulation needs. One easy DIY upgrade is filling the gap between window and door frames and wall studs.

 Hot wrap

Hot water tanks account for 20-25 per cent of your annual energy use. A hot-water-tank cover can yield long-term savings, while lowering the tanks thermostat from 140'F to 120'F and will cut your water-heating costs by 10 per cent. Be sure to insulate hot water pipes for three metres beyond the tank.

 Add Humidity

Indoor air becomes direr in the inter, especially in homes with air leakage. Did you know it takes higher temperatures to be comfortable in dry rooms, compared to spaces with some humidity? A humidifier means you can lower the thermostat and stay comfy.

 Keep it Clean!

A dirty heating system will increase your energy consumption by 5-10 per cent. Get your system serviced before heating season starts and check the furnace filters once a month. Most need replacing every three months.

7 Tips to Help You Pay Your Mortgage Faster and Save You Thousands of Dollars.

125-8500 Lansdowne Road, Richmond

223-8500 Lansdowne Road, Richmond

705-8280 Lansdowne Road, Richmond (BRAND NEW)

Little" things like over crowded rooms, personal memorabilia, dripping taps or doors that stick, all help the buyer emotionally disengage from the house.

To sell your home fast, for top dollar, you want buyers to lose their hearts. Then the competition doesn't stand a chance!

"The days of long lines in front of open houses, and multiple bids for residential property may be over, but the potential impact on seniors is significant. A person looking to sell their (or their parents') residence. due to a move into a care facility, may find it harder in the coming months. That may place a  financial strain on the rest of the family, especially where the sale proceeds are needed to fund care costs. Planning will be needed."

Jack Micner of the Richmond Law Firm Spry Hawkins Micner. jack@willpowerlaw.com

Regional district tax is set by the regional district. Revenue provides key services like regional water and sewage treatement. Regional districts, such as Metro Vancouver, tell their municipalities what their revenue needs are, and the municipalities collect on their behalf. In rural areas, the province (Surveyor of Taxes) collects for regional districts.

School tax is set by the BC Government to fund schools. It varies by school district and is paid for by residential and non-residential property owners.

Hospital tax is set by the regional hospital districts to help partially fund local health facilities. In Metro Vancouver, hospitals are funded by the province, not by property taxes. Outside Metro Vancouver, hospital taxes are still levied.

Other taxes are set by local taxing authorities and collected by the municipality to fund BC Assessment, the Municiple Finance Authority and TransLink.

"Despite all the gloom in the market, a perception of value will still draw Buyers. There is more confidence in the market than most suspect!"

 False Creek North 1 Storey for sale.

We would like to thank everyone that attended our 1st Annual Dog & Puppy Party this past Saturday June 7th at The Richmond Dog Park. We lucked out with the weather and had such a great time with all of you, your families, and your dogs! A huge thank you to Bosley's Pet Food Plus for supplying the great doggie treats and prizes and to Graham Cool and Toby for teaching us so many great tips. We're already planning our next event...

Judging will take place at 11:30pm! Prizes provided by Bosleys & come meet our special guest Graham Cool (A certified educator & dog trainer). It's going to be a GREAT time!!! See you there!

4674 63RD Street. and

5465 Commodore Drive

Call us to see these beautful homes today! They will WOW you!

We will be holding Open Houses at 2F-1067 Marinaside Crescent (a 2 bedroom concrete townhome in False Creek North) Sat & Sun 2-4pm as well as at our gorgeous 5 bedroom Ladner listing at 5465 Commodore Drive Sat & Sun 2:15-4:15! Come See, Come Buy. We look forward to seeing you!

Click on Active Listings and then Open house to view these fantastic homes!

JUST LISTED. Rarely available, Quay West Resort 2 bedroom concrete townhome in show home condition. Just steps to marina & waterfront. Enjoy a morning coffee on your patio overlooking lush gardens & waterways. This home featurea: granite counters, stainless appliances, vaulted ceilings, sleak tiles and bonus locker. Enjoy Club Aqua right in Quay West! Fabulous gym, lap pool,sauna, entertainment & media room, pool, billiards lounge, and whirlpool. Be the first to view it at our Open Houses May 24th & 25th 2-4pm!

304-1775 West 11th! Come see this 1 bedroom its a 10 from front to back!

  304 1775 West 11th Avenue, Vancouver, BC

Ideas courtesy of "The Province Eco Challenge!"

Be part of this great world event along with The OwnaNiceHome Team.

Open for first showings this Saturday March 29th & Sunday 30th 1-4pm.

Is your home well lit? An intruder's greates fear is being seen. Good exterior lighting around your perimeter creates a psychological barrier.

Got deadbolts? Most burglaries are the result of forced entrey. Make sure all exterior doors have deadbolts with at least 1-inch throwbolts.

Band together. Start neighbourbood watch programs- it's the most effective method of keeping your home safe!

Pride of ownership. Long time owner, nicely updated this with "A/C". One of the best location in prestigious "Huntley Wynd". Wonderful sunny views overlooking Westerly onto the pond & water fan, large sunny patio overlooking streams & fountain. 2 bdrms & den with finished loft. 2 F/P's, Cali-shutters update kitchen & baths. 24 hour security guard at entrance. Clubhouse, indoor pool, sauna, whirlpool, exercise room & guest suite. Manicured lush grounds, throughout complex. The perfect townhome.

The Bank of Canada cut the overnight rate this morning by a quarter-point to 4.00%. This was broadly in line with market expectations; however speculation was building in the days leading up to the meeting that the Bank might be more aggressive given that finanvial market confidence had been severely undermined by the prospects of a U.S recession and the possibility of some contagion to the global economy. Speculation of a more aggressive Bank of Canada decision climaxed when the Federal Reserve caught financial markets completely off guard this morning with an inter-meeting cut of 75 basis points. Nevertheless, the Bank stuck to their guns with a more measured approach, reflecting their view that domestic demand on this side of the border is expected to remain strong. However, the Bank made it quite clear in this morning's communication that they are prepared to deliver more rate cuts down the road when they stated that "further monetary stimulus is likely required in the near term to keep aggregate supply and demand in balance and to return inflation to target over the medium term".

To learn more visit www.td.com/economics

Source: TD Economics Commentary Jan.22 2008 Beata Coranci, Director of Economic Forecasting

Reminder...As of January 1, 2008 the GST rate has dropped from 6% to 5%.

Basic home maintenance includes having heating and cooling systems professionally serviced and cleaned once a year, and ensuring that your home is properly insulated and venitlated for different seasonal requirements. Install smoke detectors, carbon monoxide detectors, and fire extinquishers, and make sure they are easily accessible and in good working order. Trim overhanging trees and clean the gutters at least once a year.

Exert from The OwnaNiceHome November 2007 Newsletter. Printed by Teldon Print Media.

Saturday November 17th from 2-4pm at 46-10200 4th Avenue, Richmond.

Sunday November 18th from 2-4pm at 5465 Commodore Drive, Ladner.

As always please do not hesitate to give us a call at 604.328.3507 (Deb) / 604.218.1412 (Diane) if we can answer any questions before the open house, or if you would like to book a private showing.
Deb & Diane

Thank you to all of our great clients for coming out to our Pumpkin Patch Event this past weekend. We had a great time...enjoy your pumpkins!!! See you at the movies Nov.3rd. If you haven't booked your tickets please do so at ownanicehome@yahoo.ca.

Saturday Oct.20th 2-4pm! 5465 Commodore Drive, Ladner

Sunday Oct.21th 2-4pm! #102-1655 Nelson Street, Vancouver

Sunday Oct. 21st 2-4pm! #73-10200 4th Ave, Richmond

Real estate, particularly the development industry, is participating in the increasing of greening of society. Visionaries have long recognized the necessity of ecological considerations at every stage of development, from building or renovating one home to planning the future communities, regions and the entire province.

Green Building Code

The provincial government's Office of Housing and Construction Standards is the lead agency on development and implementation of a green building code, intended to:

-identify and remove barriers within provincial codes and regulations

-identify and propse new provisions for green buildings regulations and

-support implementaion through an administrative framework, education, and training

Sustainable sites, water conservation, energy and indoor environments, among other areas, are expected to be addressed in the green buildings regulations. The government has scheduled a public review of all proposals for fall 2007.

courtesy of www.bcrea.bc.ca

12-9280 Glenallan Drive-Open Saturday Oct.13th 2-4pm!

73-10200 4th Avenue, Richmond-Open Saturday Oct. 13th & Sunday Oct 14th 2-4pm!

5465 Commodore Drive, Ladner-Open Sunday October 14th 2-4 pm!

Deb Robson & Diane Cardoso
Re/Max Westcoast/Prudential United Realty Jesani

Rare 2 level townhome with fabulous fenced patio joining to acres of private parkland. Main floor living with 3 spacious br’s & den up. Lots of storage, covered parking, outdoor pool & playground with BONUS extra parking for RV’s! Close to West dyke, Garry Pointe Park, Steveston Village & Manoah Steeves Elementary school.

Rarely available end unit & ground level in Manoah Village. 3 bdrms w/ south exp osure private yard overlooking peaceful garden. Completely renovated. New paint, new carpet, new bathroom, new mouldings, new fridge & stove. Functional floor p

July 10th. 2007

We would just like you to know about the wonderful experience that we had

with the Real Estate Agents that were assigned to the selling of our house

in Richmond, BC.

Diane Cardoso from Prudential United Realty Jesani and Deb Robson from

Re/Max Westcoast did a wonderful job of Marketing and selling our house

within a two week period. They went above and beyond their role as Real

Estate agents and ensured that this transition for us was made as simple and

efficiently as possible.

We have re-located and sold homes fourteen times and never have we

experienced such a professional and friendly team.

I would highly recommend their services to anyone whether a re-location or

just selling a home. They were exceptional in every aspect.

Diane/Deb Thank-you so much for everything.

Sincerely,

P & C McIvor

To read more testimonials click here.

Realty Watch is a crime prevention program whose mission is to reduce and prevent crime, and assist law enforcement in time-critical cases.

Realty Watch works in two ways: first, Realtors who witness suspicious or criminal activity are encouraged to call 911, common to most community crime prevention programs.

The second component of Realty Watch is more unique to the real estate profession. Police or RCMP can request a Fan-out-a text message with a description of a missing or lost person that's sent to realtors on their cell phones, PDAs or by e-mail. Realtors, already out and about in their communities, read the text message, then keep their eyes and ears "peeled" looking for that person.

Together, the Real Estate Board of Greater Vancouver, the Fraser Valley Real Estate Board, and the Chilliwack and District Real Estate Board have expanded this program throughout their jurisdictions and can now assist law enforcement agencies across the entire Lower Mainland.

Congratulations & remember…all of our clients are winners!

A two level home located at 10540 Ainsworth Crescent. Loads of character.

JUST SOLD! Awesome 3 bdrm & den Steveston townhome with beautiful reno's! #5-4120 Steveston Hwy!

Super family & pet friendly Manoah Village 3 bdr,, & den townhome! #4-10200 4th Avenue

Easy to show!!! Call us for more details!

5148 Winksill Drive, Tsawwassen

9651 Glenacres Drive

JUST SOLD!!!#2-11491 Seventh Ave

 #406-14100 Riverport Road

JUST SOLD!!!#423-9200 Ferndale Road

SOLD!!! 3591 Tolmie Avenue

We are offering you, our very special clients, a chance to win a fabulous prize that will help with your spring clean up!

All of our clients are eligible for our spring contest. Register on the “contact us” page. 

“Everyone a winner when they work with The OwnaNiceHome Team!”

ATTENTION GARDEN AND PET LOVERS! This #5 & Williams townhome is just like a bungalow! Your own private entrance, one level no stairs, easy wheelchair access, wood fireplace, two bdrms, two storage rooms, walk-in closet, and a very private & quiet South facing 38'x 21' fenced yard. Peaceful and bright, close to irondwood, bus, shopping and pizza! Best parking spot in complex! Bring your pet, your paint, your gardening tools and make youself at home!

A proportional exemption is provided for principal residences that have a fair market value up to $25,000.00 above the new threshold.  This change eligible first time homebuyers can save up to $5,500.00 in property transfer tax
on the purchaser of their home.


The threshold for the phase out of the homeowner grant has been increased to $950,000.00 of assessed value up from $780,000.00 of assessed value.  For properties valued above the threshold of $950,000.00 the grant is
reduced by $5.00 for every $1,000.00 of assessed value in excess of the threshold.  The grant is eliminated for properties valued at $1,064,000 and above and eliminated for those recipients of the additional grant, available to
seniors veterans and the disabled, whose properties are valued at $1,119,000 and above.

The homeowner grant however will be provided to some low-income homeowners' who, but for the high assessed value of their home would receive the additional home owner grant.  Key eligibility criteria for the supplement are that a homeowner would qualify for the additional homeowner grant amount (seniors,certain veterans, and certain persons with disabilities) except that their home is assessed above the threshold and for those who meet low-income criteria.

Further details will be available regarding the criteria before the property taxes for 2007 become due.

Effective for the 2007 tax year, the age at which an owner may begin to defer property tax x on their principal residence is lowered to age 55. The previous age was 60 years of age.  The Property Tax Deferment
Program does charge a minimal interest on the deferment and of course must be
paid when the home is sold.

1002-4900 Francis Road

104-7881 120A Street

We have a great one level townhome in Ladner open this Saturday February 17th 2-4pm! Come see...come buy!!!

4704 48B Street, Ladner

The next time you order checks have only your initials (instead of your first name) and last name put on them. If someone takes your checkbook, they will not know if you sign your checks with just your initial or your first name, but your bank will know how you sign yoru checks.

Do not sign the back of your credit cards! Instead put "PHOTO ID REQUIRED".

On January 24, 2007, RE/MAX issued the “25 Years In Real Estate” report and press release to the national media and our media coverage was unprecedented!  The report highlighted the percentage gains of average prices in 18 Canadian cities, some as high as a 372%, in the period 1981-2006. To view the full report, go to

www.remax-western.ca . Over 53 media outlets covered the story on the day it was released, including Canada.com, CBC-TV (National), RoB-TV, the Globe and Mail and many others.

Courtesy of Remax-Western.com

    For each of the past four years, the Real Estate Board's Goverment Relations (GR) Committee has asked the provincial government to raise both the threshold of the Home Owner Grant and the amount of the grant to reflect increases in assessed property values.

    Now, for the fourth consecutive year, the government has improved the grant.

    Earlier this month, Finance Minister Carole Taylor announced an increase of $170,000 in the threshold which means that owners of property assessed at up to $950,000 will be eligible to receive the full grant.

    The new threshold means "that 95% of BC home owners will still have the chance to get the full Home Owner Grant," explains Minister Taylor.

    The basic grant gives home owners a maximum reduction of $570 in property taxes. It gives eligible seniors age 65 and older, eligible persons with disibilities and eligible war veterans an additional grant of $275.

     The maximum total a home owner can receive is $845.

BASIC HOME OWNER GRANT

                           Phase-out threshold                      Phase-out complete

                          (assessed property value)               (assessed property value)

NEW(2007)         $950,000                                       $1,064,000    

OLD(2006)          $780,000                                       $894,000

c/o Realtor Link

Often there is a difference between the property value on the assessment notice and the market value determined by a realtor and often homeowners will ask why. What accounts for this difference? There are two reasons. The first has to do with when. The second has to do with how!

When: The assessment notice is BCA's estimate of a property's market value as of July 1, 2006. In comparison a realtors market value assessment is typically current. In our active local market, six months can mean many thousands of even tens of thousands of dollars.

How: BCA has a database of 1.781 million properties. When a new property is created through zoning and construction, or when an existing property changes, a BCA appraiser visits the site and looks at lot size, structure, and other factors such as whether the property is on a quiet street with lanes or a busy boulevard. BCA appraisers do not visit each property annually to update the database. Instead, they use what is known as a mass appraisal system, calculating values by evaluating prices for homes sold in each neighbourhood, or of similar units in a strata complex as of July 1, and then applying the information arrive at an assessed value. BCA analyzes a broad range of variables for each property including house type, square footage, age, heating, pools, spas and outbuildings such as garages, sheds, and gazebos.

Realtors determine the value of a property by scrutinizing the most recent comparable data for homes sold in the neighbourhood on the MLS. Realtors also examine the exterior and interior of a property in detail, noting alterations and major renovations, such as new kitchens or bathrooms that affect the value of a home. They also take into account view lines, architectural styles and landscaping.

Where every lot and every home on the street are generally the same, both BCA's value and the realtors value will be similar, assuming a stable market.

Difference will more likely occur in neighbourhoods where every lot on every street is different, every home's architecture is unique and every view distinct. Differences also occur when property owners make changes such as renovations, that BCA does not know about.

BCA's assessment data are used to create the assessment roll, which is used by municipal governments to levy property taxes. Municipalities adjust their tax rates to reflect the changes in assessments. Municipal budget requirements dictate the taxes raised by each class. Just because your assessment increased doesn't necessarily mean that your property tax will increase by the same proportion.

The Open House-REBGV

Check out our new listings!

4704 48B Street, Ladner

4-5651 Lackner Crescent, Richmond

Deb & Diane

Saturday December 16th 2-4pm - 4731 Trimaran Drive

Saturday December 16th 2-4pm - 9040 No.2 Road

Sunday December 17th 2-4pm - 9631 Glenacres Drive

#74-12500 McNeely-SATURDAY Dec.9th 2-4pm

9631 Glenacres Drive-SUNDAY Dec. 10th 2-4pm

9040 No.2 Road-SUNDAY Dec.10th 2-4pm

Check out the listing for more information!

• Use a separate credit card, with a low credit limit, specifically designated only for phone and internet purchases.
• Use one hand to conceal your entry of your pin number at ATMs or for debit catrds to conceal the numbers from possible hidden, microscopic cameras.
• Hide car registration papers somwhere in your car other than in the glove compartment, tell only family members the hiding place.
• Have credit cards and confidential papers deliverd to your office or a family members home if your mail goes to an aparment or street corner mailbox as unauthorized people can get master keys to those boxes.

Below is an excerpt commentary from a News Release by CIBC World Market, Jeff Rubins, supporting decline in prime through the next 12 months

“Surging energy and resource prices have pushed the Canadian dollar well beyond the tolerance of much of the Canadian economy,” notes Jeff Rubin, Chief Economist and Chief Strategist, CIBC World Markets. “While this has significantly benefited Alberta and other western provinces it has hurt central Canada . With inflation not a real concern, we expect the Bank of Canada to make as many as four 25 basis point rate cuts over the next 12 months to try to restrain the loonie and revive a deteriorating central Canadian economy.”

Effective as of Oct 10, 2006

Notes:

      The above rates are subject to acceptance criteria

*   Rates are compounded semi-annually and are subject to change without notice. E. & O.E.

** Floating Rate - Closed, variable mortgage @Prime-0.90%

Younger Canadians are more willing to consider condominiums as homes for raising families, according to a new Ipsos Reid survey conducted on behalf of TD Bank.

The survey, among 2,125 adults aged 25-59 living in Toronto, Vancouver, Montreal, Calgary and Ottawa, asked respondents if they would consider living in a condo if they were planning to start a family and raise children.

Canadians aged 25-44 are much more likely to say they would consider raising a family in a condo than those aged 45-59 (22 per cent vs 13 per cent), says the survey. The 25-34 years olds are the most likely to agree with the statement "living in condo is suitable for famlies with very young children" (46 per cent vs 40 per cent among those aged 35-59).

"Attitudes towards families and condos may be shifting among younger people in urban centres" said Chris Wisniewski, group product manager, TD Canada Trust, in a news release. "Younger Canadians who bought condos as their first step into the housing markets have grown accustomed to the numerous benefits of the condo lifestyle, and many are considering extending them into the next phase of their lives."

The survey also found that 35 per cent of those polled in Canada's top cities are likely to consider purchasing a condo as their primary residence because "condos are easy to maintain" (69 per cent); because of "affordabilty" (57 oer cent); or because they are attracted to the "condo lifestyle" (45 per cent).

The poll says condos offer amenities important to families, including building security (90 per cent); proximity to public transportation (87 per cent); pool or recreation facilities for children (83 per cent); proximity to work (81 per cent; or proximity to schools (81 percent)

Courtesy of Real Estate Magaz