DIY Condo Patio Garden Project

Summer has hit and Jack and I are bit behind the eight ball for our garden planting, but it’s never too late to start.   For this year, we will get our condo patio garden project going with a beautiful tomato plant we purchased at the Sechelt farmers market, planting some fine herbs, lettuce, flowers and designing our very own bird feeder. To get our creative juice flowing and to hopefully inspire you to get your own garden growing, here are some DIY ideas.  Click on the pictures for more details.

Other ideas that we can’t wait to start for next year are incorporating the Growing Chefs! guide to growing windowsill gardens, no-dig gardens and coffee sack potatoes.

Michael Zegarra, Home Inspector

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BUSINESS BASICS

Started in the home inspection industry in: 2010

Specialization: Servicing home buyers in residential detached, condo and townhouse inspections. Future expansion to service commercial and strata clientle.

One-piece of advice for your clients: I recommend taking the time to find the right home inspector. Ask questions before you hire, but hold back from asking “How much do you charge?” Price isn’t the gauge to compare inspectors. Ask questions related to the inspectors background, qualifications, what research they include, and how they report their findings (checklist, narrative, illustration). Find out about their reporting style. Ask if they allow you to shadow during the inspection and if they encourage you, the buyer, to be in on the debrief. Also, inquire on post-service offerings, such as a lifetime review on the property.

Do you have a typical client? Market segment focused on young professionals, under the age of 40 and looking to start a family.

How do you stay educated?  I work with other inspector colleagues. We meet and chat about scenarios in the field and share our experiences. I also attend our industry’s association, CAHPI’s (Canadian Association of Home and Property Inspectors), quarterly meetings and Annual General Meeting. In addition, attend seminars with various accredited building and construction associations.

Michael was one of inspectors recommended by our realtor and we are so thankful to (have) chosen him for our home inspection. Michael provided an excellent and thorough inspection, complete with a detailed report with pictures so we know exactly what is wrong, how to fix and also how to maintain the house. Highly recommended! - Shu, Client

Q & A

1. What differentiates you from the 500 Home Inspectors in Metro Vancouver? I cater to my clients. I provide a high-touch service and offer extras that others don’t. Many clients appreciate the life-time consultation that’s included with every home inspection. It’s common in our industry for inspectors to limit their services to the minimum requirements and to speak far to technical to their clients.

I concentrate on building relationships with my clients so I understand my audience and share the information for them to be able to comprehend. I present my findings in a clearly and concise presentation and encourage my clients to be part of the inspection and debrief. I also offer services beyond the normal standards; I read through any strata documents for an inspector’s interpretation and I will inspect the common areas of apartments buildings including the roof, hallways and boiler room.

2. What was your favourite success story? I had the pleasure in working with a young family purchasing a 1960’s house in Coquitlam. During the home inspection process, I’ve uncovered various deficiencies that required attention. In particular was the risk that the house was heated with oil at one point in time prior to converting to natural gas. During the inspection of the exterior of the building I was looking for evidence of a possible buried oil tank. Behind “strategically placed” potted plant I uncovered a cutoff metal pipe protruding from the ground. This pipe could possibly have been a fill pipe for the oil tank. I encouraged my clients to enlist an oil tank specialist to scan the property for confirmation.

Next day, the oil tank scan came back negative and they surprisingly did not see the cutoff metal pipe. My client pointed it out them and with the extra effort, the scan uncovered not one but two buried oil tanks on the property.

Buried oil tanks that leak contaminating surrounding soils can become an expensive task to remediate and have significant environmental impact. Containing contaminating soils can be as extreme as $80,000.

My client’s Realtor was in a dual agency role which she also represented her seller. Often these cases become complicated to clearly know who’s best interest the agent is representing. Needless to say, the Realtor and the Seller were ambiguous with many issues uncovered during the home inspection. My client had many questions during and after the home inspection. We communicated through email, text message and phone days leading to the date of subject removal. I made myself available for guidance right to the last hour towards subject removal to help with his concerns. They decided to back out of the purchase. I had the pleasure in helping this family with their second home inspection of at another house. I followed up with them for an update. They were so appreciative with my services and found it invaluable in the completion of their home purchase. The success for me, my client’s rely on my expertise in making an informed investment.

3. What was your most interesting story? I had an inspection in East Vancouver with a rental unit. It was an old property, originally an orphanage before being converted into apartments. The tenant’s son came home at lunch hour while I was debriefing with my client. There was an area of the home that I required access. The tenant’s son positioned himself at this spot impeding access. He refused to move and started verbally threaten the Realtor to the point the agent had to call the police. It became an awkward and unsafe situation for all parties. Soon enough, the police and immediate family arrived. We continued the remainder of the home inspection. A first, and hopefully last experience of this kind.

4. What inspired you to be an inspector? As a home renovations contractor for seven years and I crossed paths with a Home Inspector. I realized the inspection industry is considered still a young, growing industry. My contracting skills are a valuable asset to my clients; they help to give a different eye to the job.

The Inspectors job is to always look at the “why” things were done. Nothing is what you see. When I apply my inspector skills with my contracting trade, I can identify why things were done more clearly. I feel my senses are heightened when I’m doing a walk through, allowing for more insight to my clients.

5. How do clients describe you and what’s your best feature? My clients have said I’m professional, thorough, kind, good to deal with, and I put them at ease. My best feature is my ability to understand my client and their needs and how I communicate with them.

6. What do you love most about your job? Diversity. Every day is a different scenario. I’m meeting new home buyers that are full of emotions and I can help give them some valuable perspective on their potential purchase.

7. What is the hardest part of your job? I like to build relationships with my client, often can be challenging with the limited time I have with my clients. Secondly, it’s getting everything across to them in that short timeframe and explaining things so they are not alarmed when the home has minor deficiencies.

PERSONAL SNAP SHOT

About: Michael has an 8-year old daughter Chloe and they like doing fun things around Richmond. Chloe is Michael’s main focus, but his business and clients are incredibly important to him too.

Michael enjoys it most when he is able to spend time on a house and present his finding to his client’s in simple, easy-to-understand terms. Ultimately, he works hard to build trust with his clients, so they have the confidence in calling on him again if they decide not to purchase, or are buying again in the future. Michael’s priority is to provide his clients with exceptional client service and value while also serving you with integrity

Likes (If you had more time, what would you do more of: Mountain biking, travel, dining out

Loves (can’t live without): coffee and being connected through social media

Contact Michael and view his blog here

A Blossoming Spring Market

Home sales for February were up for the first time in 5 months, while the national average home prices continued their marginal upward trend.  In Vancouver, prices and sales have made a strong comeback, Calgary continues to break all-time price records, and Toronto single-family homes are in favor of the seller, with bidding wars pushing prices in some cases $100,000 over asking.

With the usual busy Spring Market upon us, Bank of Montreal released their no-frills 5-year fixed mortgage rate (2.99% with restricted options) in hopes to capture a strong market share for a second year in a row.  This time, they had no push back from the Canadian Government. The newly appointed Minster of Finance, Joe Oliver is ready to leave the mortgage market to its own devices, leaving it well enough alone – for now.  Overall, mortgage rates have dropped, but no big rate wars have materialized. With the continued low fixed rate options, consumers are trending to the security of a fixed rate over floating.

There are still conflicting opinions on Canada’s housing market and if prices are substantially over valued or if the country is undergoing a slow softening to a balanced market.  If over valued, it’s been suggested that the housing roll over will take effect by the end of 2014.

More highlights from the March headlines:

OVERALL

• More Canadians are willing to enter a bidding war and fight it out to secure a property, according to a home buying report released by Bank of Montreal. It says 34% of Canadians surveyed are willing to enter a bidding war when it’s time to buy a home, an increase of six points, or 21%, from a year ago.
• Anyone applying for a variable rate can qualify based on the five-year posted rate. The qualifying rate is based on an average of the six big banks’ posted rate for a five-year closed mortgage. Declining bond yields have lowered that qualifying rate to 4.99%. The decline may not sound like much but Rob McLister, editor of Canadian Mortgage Trends, says it means a consumer with a $300,000 home and 5% down needs 2% less income than they did just a few months ago.
• Mr. McLister says the general rule is when the gap between the five-year fixed and variables reaches 100 basis points or one percentage point, people start to shift to a floating rate.
• Canadian home prices rose 0.3% in February, pushing the Teranet-National Bank national composite price index to a record high for a second month in a row.
• Home prices were up in all five markets surveyed in Western Canada and were down in all five metropolitan eastern markets except Montreal.
• Over the last 12 months, the index has increased by 5%, with prices in Calgary rising 9.6% and Vancouver by 7.7%. Toronto was up 6.1%, followed by Edmonton (5.3%) and Hamilton (five%). Winnipeg was below the average at 3.5% and Montreal was up 1.9%.
• The dream of an affordable single-family detached home is fading fast. Affordability issues are driving developers to look for accommodations that can make housing more financially accessible and a key strategy is increasing the density of the pricey land parcels they are acquiring.
• Nationally, home sales are up 1.9% from a year ago, but BMO senior economist Robert Kavcic says markets vary widely across the country with half of Canada’s largest cities reporting a sales dip from a year ago.
• Canada’s housing market still looks balanced overall, but conditions vary widely across regions and for even segments within regions. National price momentum has picked up, but gains have not been widespread across markets—and that should provide some solace to policymakers.”
• “In Toronto and Vancouver, we’re starting to see bidding wars that we haven’t seen in two or three years,” says Ross McCredie, president and CEO of Sotheby’s International Realty Canada.
• CREA released results for February sales, which were up 0.3% from a January. The increase ended five straight months of declines but sales are still off 9.3% from the peak.
• The average home sold for $406,372 in February, which was a 10.1% increase from a year ago. CREA emphasized the year-over-year gain was impacted by the lack of activity in some of the country’s most expensive markets in 2013, in particular Vancouver.
• Mr. Oliver seems in no mood to quarrel with Bay Street and ready to largely leave the mortgage market to its own devices. “There’s a market and the bank made its decision, and the chief executive officer of the Bank of Montreal informed me about it,” Mr. Oliver told reporters in Ottawa. “I listened to his explanation, his reasons. I reiterated what I’ve just stated — the government is gradually reducing its involvement in the mortgage market.”
• “Sellers’ conditions continue to dominate the undersupplied single-family market (largely in Toronto and Calgary), lifting already high prices even higher.” That shortage, “combined with strained affordability for first-time buyers will buoy resale condominium demand in the year ahead,” says Scotiabank economist Adrienne Warren. While construction is likely to pick up in Calgary to better meet demand for single family homes, taking some of the pressure off prices, Toronto faces a longer-term problem, Warren said in an interview. That’s because new-home construction has plummeted over the last few years in the wake of the provincial Places to Grow policies, which have pushed most new construction into higher density condo towers.

PREDICTIONS

• Pacific Investment Management Co. forecasts Canadian home prices falling as much as 20% in the next five years, removing the boost from household spending that contributed to faster-than-expected growth last quarter. “Canadian housing is overvalued,” Ed Devlin, the London-based head of Pimco’s Canadian portfolio, said by telephone. “I would expect to see it happening at the end of this year, we’re going to start to see housing roll over.”
• Jim Murphy, chief executive of CAAMP, says the easier qualification and low rate might push a few people back into variable but a fixed rate of 3% is tempting to lock down. “You look at the news and it just seems the Bank of Canada is unlikely to raise rates,” said Mr. Murphy, who doesn’t think overnight rates will go up this year or possibly next year.
• Record Canadian housing construction led a faster-than-expected gain in building permits in January, government data showed one day after the central bank predicted a soft landing in the country’s real estate market.
• The Bank of Canada affirmed its forecast for a housing market “soft landing” with the ratio of household debt to income stabilizing around current record levels. Governor Stephen Poloz kept the benchmark overnight interest rate at 1%, citing balanced risks from stretched consumers and sluggish business spending.
• Economist Will Dunning argues neither Toronto nor Vancouver probably needed the latest rule changes, which included the reduction of the maximum amortization length from 30 years to 25 years — something that increased monthly payments and lowered how much debt consumers could get. The meddling has created a “dangerous” situation that might ultimately derail the housing market which will impact jobs and at the end of the day gross domestic product, says Mr. Dunning,
• “Calgary’s market continues to see the strongest fundamentals; Vancouver has rebounded from a soft patch; while Toronto’s market remains relatively balanced overall, though the condo market is more amply supplied,” said Robert Kavcic, senior economist with BMO Capital Markets, in a statement. “Overall, sales are expected to hold relatively steady in the year ahead, with price growth in the low single-digit range, below the rate of income growth.”
• Real estate brokerage Rock Advisors Inc. is predicting that the number of purpose-built apartments will grow in 2014 as developers look elsewhere for income. “Purpose-built rental apartments give such developers an ongoing revenue stream if they hold onto a building and rent out the units rather then selling the building for a quick buck,” Derek Lobo, chief executive of Rock Advisors
• “The heated housing markets are why apartments will do better in 2014,” says Mr. Lobo. “More and more Canadians are finding the high cost of home ownership isn’t what it’s cracked up to be. Even with condominiums, the cost of maintaining a mortgage and paying condominium fees presents an ownership premium of 10% over what it costs to rent an apartment.” Mr. Lobo does have an interest in promoting the apartment sector. His company is hosting a symposium on purpose-build apartments in May 6 to 7 in Toronto.
• The Ottawa-based Canadian Real Estate Association says sales are forecast to reach 463,700 in 2014, which would represent a 1.3% increase from 2013. The national average home price is forecast to be $397,000 in 2014, a 3.8% increase from a year earlier.
• “I expect fixed mortgage rates will edge marginally higher in the second half of 2014 as evidence confirms an anticipated pick-up in economic growth,” said Gregory Klump, chief economist with CREA, in a statement. “Marginally higher mortgage rates are likely to counterbalance that lift provided by stronger economic and continuing job growth and restrain the momentum of sales activity.”
• CREA: By 2015, sales are expected to reach 469,400 units, which would be a 1.2% increase from earlier. By 2015, the national average price is forecast to be $401,400, which would be another 1.1% increase.
• Benjamin Tal, deputy chief economist with Canadian Imperial Bank of Commerce, said all the mortgage changes amount to a 125 basis point increase in rates for first-time buyers. A shorter amortization payment means a higher monthly payment while decreasing size of a loan for consumers. “The market will slow, the only question is how quickly,” says Mr. Tal, who expects prices to fall nationally 10% to 15%. But in his view that’s not a bubble bursting. “The debate about overshooting is over, the question is the magnitude. At 10% to 15% that’s a market finding its footing.”
• But both the U.S. and Canada are expected to see “some release of weather-induced pent-up demand this spring,” says  Scotiabank economist Adrienne Warren.

VANCOUVER

• The Real Estate Board of Greater Vancouver said 2,530 homes were sold in February, a 40.8% increase from a year ago and a 43.8% increase from January. The board’s benchmark composite index reached $609,100 last month, a 3.2% increase from a year ago.
• February sales were close to the 10-year average for the month, while new listings were down 2.8% from a year ago and 12.1% from January, 2014.
• The Real Estate Board of Greater Vancouver said its benchmark price for a detached home in the region reached $932,900 in February. The area’s most expensive place to buy a detached home was West Vancouver with the average home selling for $2,145,200 last month.
• “Vancouver is unique across Canada in the severe mismatch between earning potential and cost of living. … Our business and industrial base simply does not provide the same number of high-paying white and blue collar jobs one might find in Alberta or Ontario.” Blair Mantin, VP of Sands & Associates, B.C.’s largest bankruptcy trustee
• Mantin reports B.C. is the only province west of Quebec that, in the past year, has not registered a decline in bankruptcies and consumer proposals (the latter involves a proposal for partial repayment of debt). “B.C. consumers are extremely over-extended.” A recent Sands & Associates study revealed consumer debt loads of $25,000 to $49,000 reflect a fiscal tipping point at which adult debtors start exploring bankruptcy or consumer-proposal options.

TORONTO

• In Toronto, the average detached home sold for $955,314 in February. But even in the suburban ring around the city, the average detached home $640,405.

CALGARY

• Calgary Real Estate Board, said that sales growth slowed in February from January but the total amount of activity was still up 8.68% from a year ago.
• “Demand growth in the single family sector has been restricted by the availability of product,” says Ann-Marie Lurie, chief economist with the Calgary Real Estate Board,
• The unadjusted single family benchmark price reached $482,800 in Calgary last month, a 1.28% increase from January and 9.1% jump from a year ago.
• February established all-time highs for MLS sale prices as well as luxury home sales as nearly one in five transactions turned into bidding wars in the marketplace due to a continued low inventory of available properties.
• Calgary Real Estate Board indicates all-time records, for any month, were set in the average city sale price ($482,530) and the median city price ($424,900) as well as in the single-family sale price ($550,312) and the single-family median price ($480,000).
• “Inventory’s facing a double whammy: new listings are well below average, and sales are well above. We haven’t seen inventory this low since the 2006 boom. And people are wondering: how long will that last,” said Scott Bollinger, broker with the ComFree Commonsense Network.
• Total sales in the city reached 1,854, up 8.68 per cent. The median price rose by 7.58 per cent and the average price was up 5.51 per cent. New listings increased by 1.54 per cent to 2,711 but active listings at the end of the month dropped by 18.28 per cent to 2,892.

Best Ever Quinoa Chocolate Cupcakes

A couple weeks ago I was reminded of these absolutely yummy cupcakes Jack and I enjoyed at a birthday party last year.  Harrison’s 3rd birthday opened my eyes to the most delicious chocolate cupcakes made with quinoa…I couldn’t believe it!  Thanks Andree & Jason. I recently requested the recipe for a friend and thought, man, this is just too good to not share with everyone.

From one blogger, out through another, check out BEST EVER QUINOA CHOCOLATE CUPCAKES  by Cake on the Brain.

BEST EVER QUINOA CHOCOLATE CUPCAKES adapted from Quinoa 365: The Everyday Superfood Makes 12 large scrumptious cupcakes

• 2 cups cooked quinoa, cold (see note below for instructions to cook quinoa)
• 1/3 cup milk
• 4 large eggs
• 1 tsp pure vanilla extract
• 3/4 cups butter, melted and cooled
• 1 1/2 cups organic cane sugar
• 1 cup unsweetened cocoa powder
• 1 1/2 tsp baking powder
• 1/2 tsp baking soda
• 1/2 tsp salt

*1 muffin tin (large cups, large cupcake liners) with 12 wells.

1. Preheat the oven to 350 degrees F. Line the muffin tin with the 12 large-sized cupcake liners.
2. In a Vitamix, Blender of Food Processor, combine: milk, eggs, vanilla. Blend until combined. Add 2 cups of cold cooked quinoa and the melted butter and continue to blend until smooth.
3. Dump in the sugar, cocoa, baking powder, baking soda and salt into the Vitamix. Blend well to combine.
4. Pour from the blender directly into the cupcake liners, evenly distributing the cupcake batter between the 12 liners. Gently tap the tin on the counter to ensure there are no air bubbles. Smooth the tops with a small spatula (or your finger!)
5. Bake in the centre of the oven for approximately 30 minutes.
6. Test the cupcakes for doneness with a toothpick or cake tester.
7. Allow to cool for 5 minutes. Remove from the pan and allow the cupcakes to cool completely on a rack.
8. Frost if desired with Swiss Meringue Buttercream using a 1M Wilton tip. Decorate with the chocolate lace hearts (see post above for the easy method I used). Bling it up with dragees if desired.
9. Cupcakes can be stored sealed in the refrigerator for up to 1 week or freeze for up to 1 month. But I don’t think they’ll last that long.

Note: Bring 2/3 cup raw, rinsed white or golden quinoa to boil in a heavy saucepan with 1 1/3 cups water. Cover, reduce to simmer and cook for 10 minutes. Turn off heat and leave covered saucepan on burner for another 10 minutes. Fluff with fork and allow the Quinoa to cool.

Rice Cooker Method: Cook rinsed quinoa as you would rice, following manufacturer’s instructions and the indicator lines for appropriate water levels. I made 1 cup quinoa and found it had enough leftovers to make another dish.

The townhouse that’s more like a detached home

Timberwood Village 94, 6880 Lucas Road, Richmond, BC

MLS: V1037991 List Price: $529,000 Floor Area: 1556 Unit: 3 bed/2.5 bath Condo Fees: $290.49 Taxes: $1902

From the inside, you would never guess that this detached townhouse was 36-years-old.  With beautiful updates through out the home, you will see granite counter tops, stainless steel appliances, new flooring, tile, crown moulding, paint and more.  The kitchen is open to the living and dining rooms, while the living room has vaulted ceilings open to the upstairs den.

There is a patio off from the kitchen with a spacious path to the back yard, while the living room also provides direct access to the yard.

The three bedrooms upstairs are all average to larger in size and are nicely separated from one another.  There is ample closet and storage space; the master room has side-by-side closets, one of the spare rooms has a large adjoining storage room, there is a large attic, linen closet, coat closest, space within the washer and dryer area and a storage room in the garage.

The price has dropped from $538,000 to $529,000, with a motivated seller.

PROS

• Amenities nearby (shopping, schools, parks)
• Rooms are average to large in size
• Fully updated with new kitchen, bathrooms, floors, crown moulding, fireplace  and more
• In-house storage, attic and garage
• 1/2 bath on main floor, 2 full bathrooms upstairs
• Visitor parking near by
• New steam washer and dryer
• Complex has outdoor pool

CONS

• Maintenance fees are on the high side, but it is an older complex and there is access to a pool
• Kitchens is nice and open, but fridge is in an unusual spot
• The outside aesthetics of the complex are not as pleasing to the eye as other developments, but work is being done to upgrade by strata
• Kitchen patio will eventually require some work

MORTGAGE DETAILS

Purchase Price: $529,000

High Ratio Loan (less than 20% down payment) Interest Rate: 3.04% Amortization: 25-year Down Payment (5%): $26,450 CMCH fees: $13,820.12 Total loan: $516,370.12 Payment: $2,454.31 Approximate income required: $110,000*

Conventional Loan (20% or more down payment) Interest Rate: 3.04% Amortization: 30-year Down Payment (20%): $105,800 Total Loan: $423,200 Payment: $1788.16 Approximate income required: $86,000*

*Inclusive of maintenance fees, heat and property taxes.

From my home to yours -Irene