I have listed a new property at 502 1633 ONTARIO ST in Vancouver.
Welcome to the Kayak! LEED platinum certified, one of the most environmentally responsible developments in the world. This home is the essence of luxury. Featuring 10' ceilings, German imported kitchens, Eggersman cabinetry & high end fixtures throughout. All wrapped up in one of the best layouts in the complex with no wasted space or corridors. State-of-the-art heating & cooling system, heated floor in master bath, Miele S/S appliances, gas range, oven, dishwasher & Sub-Zero fridge. Amenities includes Gold Medal Club, with gym, pool, sauna, steam room and spa and an additional fitness room and lounge located just off the lobby. Steps from skytrain, bus lines, aquabus and seawall. 1 parking and locker. Opens Sat/Sun 2-4pm.
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I have listed a new property at 208 774 GREAT NORTHERN WAY in Vancouver.
Have your cake and eat it too... modern finishes, insuite laundry, a GOOD building, plus AFFORDABILITY, in....Vancouver? YES. Completely reno'd open plan 1bdrm unit in solid, tried-and-true concrete building steps from the skytrain in Mt. Pleasant. Features include a great inside/outside feel from a huge balcony w/ treed and mountain outlook, quality laminate and tile flooring, very attractive island-style kitchen w/ granite counter, sleek cabinetry and stainless appliances, plus a large locker across the hall and one parking stall. Very well-maintained building with much pro-active work done including new boilers and common areas. Open House Sat June 22 from 2-4pm.
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I have listed a new property at 2 2540 MANITOBA ST in Vancouver.
Fantastic 2 level 'character' 1/2 duplex in the most 'Vancouver' of neighborhoods. Built new in '95 but with heritage/craftsman exterior and country-meets-city interior, this home offers modern reliability and efficiency yet blends in perfectly with this historic and pretty central area. With 2 bedrooms+full bath on the top floor and master bedroom+ensuite on the spacious main floor along with a generous open kitchen and large, bright living/dining/family areas, the layout is great for families. Bonuses; nice hardwood on main, cozy gas fireplace and french doors opening to juliette balcony in living room, outside storage shed and large deck. See realtors website for floorplan and video tour. Open House Sat June 22 from 2-4pm.
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There is, truly, a great deal of professionalism and 'client-first' practitioners in my industry.  This person is, however, a blunt and obvious example of an opposite element that smears us all at times like this (see below for link to CTV article).

The conditions that created the opportunity this individual acted on are a perfect symptom of one of the industry's biggest challenges. His actions are fraudulent, and opinions expressed in the public domain to date opining that the consequences do not fit the action are completely understandable, and totally valid, in my own opinion.

The conditions I refer to have to do with the long-standing, contractually-based process for how agent's representing buyers are typically paid.  Some context is needed here: as in any professional services market, there's a pretty clear 'typical' range for fees. Currently, the seller's agent and the seller negotiate a fee in a listing contract, with a portion of that fee (approximately 46%) being designated, within the listing contract, to be offered to an agent that represents the buyer.  This portion is then posted on the 'realtor only' side of MLS for all agents representing buyers to see when selecting properties for their clients to view.  So, when a selling agent offers a reduced buyer's agent commission or a bonus on a buyer's agent commission, agents with little or no moral/ethical compass can avoid or promote said listing as it suits their best interests.  The commission being paid to the buyer's agent is disclosed to the buyer at some point in the process... but it can easily be glossed over as just another initial in a myriad of contract-related documents.  It is not uncommon for a buyer to be unaware of how, or how much, their representation got paid.
Why and how the industry developed this obtuse, but ingrained, process of agents who are representing buyers having their fees defined or greatly influenced by the seller and agent of the seller is confounding, and besides the point here. In any mediation or negotiation of any legal or financial importance, why on earth would one want the other side controlling or influencing how their own representation was compensated?
Buyers should directly negotiate and control how, and how much, their agent gets paid, and this should be discussed at the beginning of the relationship.  Agents should be completely comfortable demonstrating their value. The home buying process should begin with a fair and contractual expectation of fees for services and services for fees... just as with any other professional service... just as the seller of the eventual home purchased will have done!



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I have listed a new property at A504 431 PACIFIC ST in Vancouver.
SLEEKLY RENOVATED 886 SQ FT 1 BDRM + FLEX IN YALETOWN! Open concept kitchen with slate counter tops, stainless steel appliances, soft close drawers & breakfast bar that opens up to an actual dining area! Spacious living room boasting beautiful walnut floors & views to False Creek! Den/Flex space is perfect for an office & the Master Bedroom will accommodate King sized furniture and then some! Laundry room includes an Asko front load washer/dryer & plenty of insuite storage & the bathroom is fabulous with Brazilian slate flooring, corian counter tops & custom wood cabinets! All of this in a rain screened building just steps from the seawall! Sneak Peek Thurs. June 6th 6-7pm & Open Houses Sat & Sun. June 8/9th 1-3pm.
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The common perception seems to be that a buyer's agent works for free for their client, or is paid from the fees paid by the seller to their agent; ie, at no ‘expense' to the buyer. This view is somewhat semantic; usually, at the end of the day, the buyer pays one amount, and the seller nets a lower amount, with the difference going towards realtor services. If you pay $400,000 for a property, and the seller will net $386,ooo, this means $14,000 is paid for real estate fees; feeling that this money is well-spent should be as important to a buyer as it will be to a seller. To that end, a buyer should interview at least two buyer's agents before choosing one to represent them. A good buyer's agent will be able to convey value for their services, should instill confidence in you that you will be advised competently, and should demonstrate strong market knowledge.


*Note; currently, buyers do have the choice to negotiate with and hire directly a buyer's agent, cutting the seller and/or seller's agent out of how much they pay their professional representative. In the future, it's our belief that this will be commonplace; it's become mandatory in a few regions of North America. Today in BC, buyer's agents have legal/fudiciary obligations to disclose their fees from the seller/seller's agent, protect their clients best interests at all times, etc..

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