Purchasing an investment property is a wonderful way to build equity and have property that profits and appreciates.  But when the time comes to list your investment, what happens with the tenants?  In British Columbia, there are a lot of rules surrounding what you can and can't do in terms of dealing with tenants in your place.  

Ending tenancy in a home you have listed.

There's a lot of grey area surrounding what is and what isn't allowed when ending a tenancy agreement.  If you have your property listed, the new owner may wish to purchase your property and keep the existing tenants.  If you have an existing lease, this would then be transferred to the new owner, who would then take on all the responsibilities of a landlord.  

If the new owners are requesting to move in, 60 days notice must be given by the current owner of the property.  This means that if you're the seller, setting a 60 day closing would be necessary to end the tenancy agreement within a legal time frame.  

As a landlord, you are required to pay the equivalent of one month's rent to the tenant when serving a 60 day notice.  

Notice for Showings

Legally, a 24 hour period is required in order to access the tenant's home.  In a hot market, this can definitely be a challenge, but most realtors understand the requirement and can schedule around this.  A tenant isn't required to vacate and may stick around for any showings if they wish.  As a rule, we always like to block off time with the tenant as much ahead of time as we can (for example, if we know a property will require a lot of showings on the first weekend it's listed, we'll let the tenant know a week in advance that we need to block off a hour each day) and that can really cut down on the interruption of the tenants peace and quiet!

Be honest

A tenant isn't required to know what your plans are for buying or selling, but maintaining a level of honesty and openness is important to ensuring everyone's happiness!  Letting them know that your property is going on the market and that you plan on following all rules is definitely a plus to keeping everything simple.  

Going the extra mile

We like to leave little gifts for tenants as a token of our appreciation of their flexibility, and it's a nice gesutre to consider.  If you have a family in your rental unit and you'd like to have an open house, a gift card for a meal out or a movie ticket goes a long way.  

Leave the showings to us

We gladly make sure we are within the guidelines to show your property and manage tenants.  Leave all the scheduling to us, and we will make sure your listing and sale go smoothly!

For more information, we strongly recommending visiting the BC Tenancy Board, where you can find contacts, resources and other information regarding being an awesome and responsible landlord.  http://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies

One of the greatest things about the community of Ladner is its small town feel, all while being close to the major hubs of Richmond, Vancouver and Surrey.  Nestled beside the Fraser River, Ladner has everything to please families, retirees and working professionals alike.  With a real community feeling, lots of great amenities and gorgeous scenery, Ladner is the perfect place to call home!

With some exciting developments on the way, including a new super mall located in nearby Tsawassen and a proposed bridge crossing to replace the tunnel, a community that once was a little dated has now returned to a growing and vibrant place to be.

Ladner offers a lot of unique amenities, including small bistros, pubs, locally owned shops and services and, for the nature enthusiast, miles and miles of shorefront trails. 

Looking for the perfect home in Ladner?  There are lots of properties to choose from, from farm land to character homes to low rise condos, executive townhomes and single family homes.  Ladner is growing – be sure to keep it on your list of communities to search for your next home in!  Contact us – we’re happy to show you around your future neighborhood.  

Watch a video we made of our listing!  

If you've recently listed your home, purchase or sold your home...you might need to plan for a litle rest and relaxation!  We've come up with three awesome day trips you can do in minimal time from Vancouver.  You could even spend the night and make a weekend out of it!  Leave the showings up to us - and head out on one of these adventures.

1.  Whistler & Sea to Sky Gondola

Head up the Sea to Sky to Squamish.  Have an enjoyable lunch stop at Howe Sound Brewing.  Catch the brewery tour (free) at 1:00pm.  Continue the trip to Whistler, check into your hotel and head over to the Peak 2 Peak Gondola, for a stunning view of the mountains, valleys and Whistler Village. Grab some dinner at the ever enjoyable Ric's Grill, or the more casual Sushi Village.  Head over to Scandinave Spa when you're done, and enjoy a wonderful, relaxing evening.  (You can grab a Peak2Peak/Scandinave pass for $99 here).  The morning after, head over to El Furniture Warehouse for some delicious breakfast before you head back to Vancouver.  

2.  Circle Farm Tour Aggassiz & Harrison Mills

Ready for some gorgeous Fraser Valley sights?  Check out the Circle Farm Tour, a collection of locally owned and operated farms, restaurants and cafes where you can purchase, taste and learn all about farming in the Fraser Valley.  Highlights include Sparkes Corn Barn, operating from June to September.  Book a room at Rowena's Inn. Head to Harrison and have lunch at Muddy Waters Cafe.  Then make your way back to your favourite stops on the way back to Rowena's Inn, following the Circle Farm Tours map.  Enjoy unwiniding upon your return in Rowena's pool and spa, and then wake up to a delicious farm fresh breakfast before heading back to the city.  

3. Bowen Bliss

Bowen Island is a hidden gem that is so easily accessible, going for one evening is really enjoyable.  Park your car at Horseshoe Bay and walk on, or bring your bike.  (Bring your bike!)  Head over to the island in the morning and once you arrive, check out Crippen Park for some great beachcombing and time near the ocean.  Grab lunch at Doc Morgan's pub and then take the 4km trail to Killarney Lake and take in the sights!   Grab a room at Bowen Island Lodge, and enjoy an evening kayak ride before settling down to dinner at Rustique Bistro.  Wake up and have an amazing breakfast at The Snug Cafe.  

The sun is shining and you know what that means!  Time to get outside!  Unfortunately on the West Coast, after a long, wet winter, our ourdoor spaces can look a little bit run down.  Time to revitalize and refresh!  We've put together some excellent outdoor essentials that every space and every person can enjoy, as well as some 'first things firsts' to get you started on your outdoor awesomeness.

1.  Pressure's on!  Grab a pressure washer from Home Depot (or if you're lucky enough to have one) for four hours for $25 and give your outside deck space, patio or stoop a good cleaning.  This gets off the algae, dirt and freshens up the surfaces.  

2.  Look at your patio furniture. Does anything need painting or repair?  Colourful cushions are also an easy way to refresh tired, but functional chairs.

3. Greenery, flowers and plants are such a nice touch to any outdoor space.  It's a great time to think dual purpose.  If you are limited to a balcony space, things like tomatoes and strawberries are easy to grow in a container or planter, look nice and bonus, give you fruits and veggies!  Low maintenance plants are awesome, especially ones that grow back year after year.   Ask your local plant centre to suggest a great variety.

Clockwise from top:  Nautical Throw Pillows add a fun touch.  A fabric umbrella adds shade when you need it.  An adorable weathervane adds a little style to your space.  For bigger spaces, an outdoor firepit is a great piece for entertaining.  A classic chair, that could be pulled inside during the winter months.  

Buying a new place to live has so many emotions. Joy, fear, excitement, suspense and even frustration.  So many things to consider.  Which neighbourhood has more to offer, which school your children might attend, is the property you're purchasing a good investment, etc.  These are all major questions and answers that are fairly "simple" to answer. 

But what most buyers don't consider important are the little questions that might make living in your new place a little more enjoyable if you have the answers.  We've selected five. 

1. Is there a pet bylaw or restriction? 

Even if you don't have a pet now, you might like to get one down the road.  Some stratas ban pets all together and some like to limit the quanitity of pets you can have, or even the size.  Knowing this before you purchase might give you more insight down the road.  If you're planning on having a pet, or renting your unit out to someone who may have a pet, these are good things to know.  No one likes a strata fine!  

2. How's the water pressure?

There's nothing worse than moving into your new home and getting ready to take your first shower...than to realize that the water pressure in your new place is less than great.  Generally this is something that can be fixed, but it's good to be conscious of what the problem might be from. 

3. What's the parking situation like?

Sometimes when your showings are scheduled at off times it's hard to get a feel for what the neighbourhood parking situation is like.  If your showing is scheduled during the day when everyone's at work, for example, people are going and parking is ample.  Different from a Saturday afternoon or an evening. 

4. What are the neighbours like?

Generally the people who are selling the home won't be there when you're viewing it, but if you see a neighbour out walking, feel free to ask them how they like the neighbourhood, the people who live there, and even how they might like a local school. 

5. What is the current rent or market rent in the area?

You could even do a quick search on Craigslist for the area you're looking at renting in, but if you're purchasing a unit that is already tenanted, it might be a good idea to ask what the current tenant is paying for rent.  

We're experts at buying and selling!  We make sure the big and very important questions are always asked.  Give us a shout if you're ready to begin your search!  

Are you someone who loves spending more time outside, rather than inside?  Love spending your weekends hitting local trails, biking around or hanging out in parks?  We've selected three Vancouver neighborhoods that allow easy access to trails, parks and the outdoors, but are still in perfect distance to amenities and the Vancouver lifestyle we all love.  

1. False Creek

False Creek is surrounded by newly built parks, bike paths and two community centres that provide excellent activities to residents and visitors alike.  

Activities of note:  Paddling in False creek in a kayak, riding your bike down the Seaside Greenway dedicated bike path that extends all the way to UBC, taking you along ocean views and park settings.  Food truck festival in Charleson Park from June to September.  Click here for the Vancouver bike path.  http://vancouver.ca/files/cov/map-cycling-vancouver.pdf  Fun bonus:  Lots of the newer condo developments have dedicated bike lock up and storage.  

2. Dunbar

Dunbar's rolling hills, forested neighbourhoods and close proximity to Pacific Spirit Park make it a great neighbourhood for cycling, beach time, hiking and enjoying nature paths.  There are a few new developments popping up around Dunbar to watch for.  

3.  East Vancouver

East Van has a TON of activities for the outdoor enthusiast to love.  From parks to trails, to bike paths to awesome festivals, East Van offers a low key, nothing but fun approach to its outdoor style.  Grab the family and head out for a picnic and the iconic farmer's market in Trout Lake Park, take a dip in the outdoor pool in New Brighton Park, check out the park grounds at the PNE fairgrounds.  Last but not least...enjoy the awesome sandy beach at Crab Park, a well kept secret!  

Image from www.welcometoeastvan.com from their piece on the history of Crab Park.  

Being present in your community is so important, and we're so proud to say that for so many years, we have been a huge part of promoting and helping put on so many fabulous events throughout the city of Richmond.  One of the most exciting (and perhaps challenging!) projects to date is signing up for Habitat for Humanity's "Women's Build" projects.

This fantastic project allows local women to sign up, fundraise and participate in actually building homes for families and women who need them the most.  This particular project is a multi family complex that will be located in right in Richmond.   The project, which is sponsored by so many local companies, large and small, will break ground this summer.

We're getting ready to break out our hammers, pink hard hats and work boots!  For more information on the project, please visit our website at www.debbiemurphy.com.

If you're like us, picking a few classic furniture pieces and then forever changing the style of the room with accessories is the way to go.  Something that is so easy and inexpensive to do, but often gets neglected!  

We've taken a classic style couch and have changed the look 3 times.  Check it out!  

#1. Pink Tones

#2 Natural + White

#3 For Fun

Whether it's brunch you love on Easter Sunday or heading out to enjoy some of the great festivities Vancouver has to offer, Easter is a wonderful time in British Columbia.

This year, Easter weekend falls in March.  If you're like us, this means you can enjoy a Cadbury cream egg that much sooner!

Here's a little list we've put together of things you can do in Vancouver on Easter:

1. Heading out to the Flying Pig Olympic Village for some brunch, lunch or even dinner.

2. Ride Fly Over Canada with the Easter Bunny

3. Go for a walk through Van Dusen gardens and enjoy their Easter themed set up. (They have an easter hunt set up too!)

4. Decorate easter eggs with people you love

5. Easter tea at London Heritage Farm in Richmond

6. Enjoy a good glass of wine on a patio. (the weather is supposed to be nice!)

7. Soak up a Vancouver long weekend!

What are you planning to do for Easter?

Vancouver is an awesome city.  We all know that!  We've rounded up some really great artwork that pays an homage to the city we all love.  

Check out these pieces that we found on Etsy, living room ready and the perfect addition to any home decor. 

#1  Street Map of Downtown Vancouver.  

Made by SaltyLion and found on Etsy.  Starting at $27.16 for an 8x8 print.

https://www.etsy.com/ca/listing/191761297/map-of-vancouver-british-columbia?ga_order=most_relevant&ga_search_type=all&ga_view_type=gallery&ga_search_query=vancouver&ref=sr_gallery_38

#2  Vancouver Skyline Watercolour 

Made by Art Pause and found on Etsy. Starting at $19.59 for an 8x10

https://www.etsy.com/ca/listing/220762581/vancouver-skyline-vancouver-canada?ga_order=most_relevant&ga_search_type=all&ga_view_type=gallery&ga_search_query=vancouver&ref=sr_gallery_12

#3 Painting of Vancouver Streetsign

Made by Jon Shaw Paintings and sold in Etsy.  $46.94 12x12

https://www.etsy.com/ca/listing/171901878/street-post-gastown-vancouver-art-print?ga_order=most_relevant&ga_search_type=all&ga_view_type=gallery&ga_search_query=vancouver&ref=sr_gallery_34