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Posts tagged ‘Strata’

What is a Strata Duplex – And Why Are They So Great?

I’ve always been a fan of strata duplexes – and I’ve never understood why some people shy away from them. Often, I find the same people who would not buy a duplex would quite readily buy a townhouse, which seems counter-intuitive to me.

A strata duplex is a duplex which is registered under the Strata Property Act. The purpose of such registration is to allow each side to have a separate title, and therefore, enable each side to belong to different owners. You could think of a strata duplex as a 2-unit condo or townhouse complex. Each side is a separate strata lot (like each unit in a condo building), and the common property is the exterior of the building including the roof, and sometimes, a common driveway. Usually the yard area is designated as limited common property: common property designated for the exclusive use of a certain strata lot.

The difference between a strata duplex and a condo or townhouse lies in the way the Strata Property Act affects the owners. Typically, strata duplexes are much less formal than condos or townhouses. Technically, they are subject to the same rules and regulations as any other strata – they must have a council, records, bylaws, collect strata fees, and contribute to a contingency fund. However, in practice, most strata duplexes do none of this. Beyond splitting the cost for insurance (a fire/earthquake policy covering the exterior of the building and common property liability) and common property maintenance and repairs (cleaning gutters, roof maintenance, etc), there is very little strata-like business that goes on in a strata duplex.

Strata duplexes are great because they are often larger and cheaper than a comparable townhouse, and don’t have some of the potential headaches that come with strata property ownership. Instead of 50 other owners to deal with and make happy, there are two. Good neighbour policy will prevail in most cases and the owners will come to an agreement about repairs and maintenance. In addition, you will often find that strata duplexes have much larger lots than the tiny postage-stamp that you’d have in a townhouse.

Sometimes, you can find a half duplex with a rental suite in it, making it ever-more-affordable and potentially attractive from an investor’s standpoint. It’s important to note, however, that most suites in duplexes are unauthorized.

If you’re considering buying a townhome or condo, you should look into a half duplex – you might be surprised to find a great alternative. If you decide to buy a half duplex, it would be wise to inquire with the owner of the other half about maintenance responsibilities. Obviously, it’s no good to replace just your half of the roof if the whole thing is getting to the point of replacement and the other owner refuses or doesn’t have the money. You’ll want to ensure the other owner is on the same page as you about replacing it.

If you’ve got a strata duplex to sell, and want an agent who understands this market segment, I’d love an interview. For more information about strata duplexes, including current listings, contact me.

Tim Ayres – Sooke Real Estate Professional

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Is Sunriver Estates in Sooke a Strata?

Sunriver Estates in Sooke has many different home designs, including this Riverstone plan.

This is a question I get all the time from people who are interested in buying a home in Sooke’s popular Sunriver Estates subdivision.

The answer is no, Sunriver is not a strata. There are no councils, meetings, minutes, or strata fees. Each detached home in the development is a fee simple title, which is the same as most other detached homes in British Columbia. However, there is a townhouse complex at Sunriver, which is a strata with the usual implications thereof.

What Sunriver is, is a planned community, meaning that you can’t simply purchase a lot and build whatever home you please on it. The developer at Sunriver has the exclusive rights to sell the lots, and will only do so with the purchase of a building contract to go with it. There are a number of different home designs to choose from, both single level and two-storey, and almost all the homes can have a basement built under them for an extra level.

 While Sunriver Estates in Sooke is not a strata, people often ask me about the “rules” for the community. A common rumour is that you’re not allowed to have a boat or RV in your driveway at Sunriver. This isn’t exactly accurate. All homes at Sunriver have a building scheme registered on title. A building scheme is a set of restrictions that a developer will register on the title to the lots to ensure a community that is uniform in appearance and neat and tidy. For example, it’s common for a developer that is selling only building lots to stipulate a minimum size for the homes or that mobile homes are not allowed.

Sunriver’s building scheme has a few stipulations about boats and RVs at Sunriver. Basically, they want them out of sight. Keep them in the back yard or screened behind a fence or lattice and you’ll have no problems. That being said, there is always the question of who enforces a building scheme, how they would do that, what the penalty would be for violation, and under what conditions would they enforce it, i.e., would it take a complaint from a neighbour?

Take a drive around Sunriver – you’ll see plenty of examples of boats and RVs in various states of compliance or non-compliance with the building scheme.

If you have any questions about Sunriver Estates, please take a moment to email me at Tim@TimAyres.ca, call me at 250-885-0512, or fill in my contact form – I’m always happy to help.

Tim Ayres – Sooke Real Estate Professional

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Strata Mondays #6 – Leaky Condos Part III

In my continuing series about strata property, Strata Mondays, I answer a different question about condos, townhouses and other strata property in Victoria, Sooke, and British Columbia. Make sure you subscribe via RSS or E-mail to get each new post.

A building awaits new landscaping after membrane replacement.

A building awaits new landscaping after membrane replacement.

Q. I’m considering buying a condo in an older building here in Victoria, BC – it was built in 1978. Do I need to be worried about leaky condos and expensive repairs?

[Read Part I of this post here, and Part II here.]

A. Yes and no. While older condos built in the ’70s and ’80s are not usually subject to the systemic problems that caused premature building envelope failure, there are still things you need to know. First, “leaky condos” were caused by premature building envelope failure – with an older building there might be problems with the building envelope related to its age, necessitating a renewal project. Hopefully, over the life of the building, the strata corporation has been doing the necessary preventative maintenance.

Increasingly common with buildings of this era are problems with the underground parking garage. Leaks develop and water slowly trickles down through the suspended slab of the parkade roof and into the garage. You might wonder what the big deal is; there are always drains and no one lives down there. But over time, if left uncorrected, the water will corrode the reinforcing steel embedded in the concrete, causing concrete decay and eventual structural damage – and the condo building is built upon the garage, after all.

The footprint of the building is smaller than the footprint of the parking garage, like this:

Finally, a use for MS Paint.

Finally, a use for MS Paint.

When the building was constructed, the parking garage was built first, and then the foundation of the building on top of the suspended slab roof of the parking garage. To prevent water leakage, a waterproofing membrane was attached to the sides of the building and over the top of the parking garage. On top of the membrane, the finishing landscaping and walkways, etc, were placed:

No, I didn't even TRY to draw a car.

No, I didn't even TRY to draw a car.

Over time, depending on the quality of the membrane originally installed, leaks will develop. Roots from trees could penetrate the membrane, there could have been small holes when it was originally installed, or it could just be breaking down after so long. The only real solution to the problem is to replace the membrane. The only way to do this is to dig up all the landscaping and other surface finishing, tear off the old membrane, replace it and then re-finish the landscaping. As you can imagine, this is not cheap – it’s not like you can re-use the  the excavated trees, concrete, and dirt – there’s no room on the property. It all has to be trucked away, and then new landscaping trucked in. I know of one building in Victoria whose residents had to shell out $20,000-$30,000 to have this done.

There are cheaper “solutions” sometimes floated by strata councils who don’t want to bite the bullet and replace the membrane. If the source of the leak can be identified, the area can be excavated, and the membrane patched. However, this is a temporary solution that may or may not work, and it will only prolong the inevitable, pushing up the cost when there are no more patches to do.

So, as a condo buyer, you should carefully examine the strata council minutes and find out if parkade waterproofing is an issue. If there has been an engineer’s report in the last few years you should carefully examine it. If there is no evidence in the strata records, you should specifically as your property inspector to have a look at the underground parking for potential leaks. You could also ask your REALTOR® if he or she knows whether or not the parking waterproofing has been replaced.

Tim Ayres – Sooke Real Estate Professional

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Strata Mondays #5 – Leaky Condos Part II

In my continuing series about strata property, Strata Mondays, I answer a different question about condos, townhouses and other strata property in Victoria, Sooke, and British Columbia. Make sure you subscribe via RSS or E-mail to get each new post.

A leaky condo undergoing repairs

A leaky condo undergoing repairs

Q. I’ve heard that most of the systemic problems that caused the leaky condo crisis in the 90’s have been fixed. What’s changed since 1999? Are there still leaky condos being built?

A. [Read Part I of this post here] Changes in building design and technology and the building code have come into effect since the end of the 1990’s. Instead of thinking of the building as one system that needs to be sealed up to prevent air loss and thus reduce energy costs, we now consider two separate systems: the exterior wall and the building envelope. The building envelope includes the roof and exterior cladding. Building codes now require an airspace between the exterior cladding (such as hardi-plank siding or stucco) and the exterior wall (covered by a water-tight membrane like building paper or Tyvek®). The idea is to allow airflow in behind the cladding to dry out  any accumulated moisture, while at the same time creating a means by which any wind-driven rain can drain out via gravity. See below:

You may hear the term "Rainscreen" in new or remediated buildings.

You may hear the term "Rainscreen" in new or remediated buildings.

It should be noted that you can’t blame the leaky condo crisis in BC entirely on the building code. It has been discovered in many court cases regarding leaky buildings that the exteriors of some buildings were not built to the code that was in place at the time. However, it certainly was a contributing factor.

Many of the leaky buildings built during the leaky condo era have been remediated at great expense to the owners. Typically they now employ some sort of rainscreen construction as detailed above. Most will be without problems, as long as a regular maintenance programme is put into place and followed. In fact, the warranty that comes along with a remediation is usually contingent upon a proper maintenance schedule.

When shopping with a REALTOR® for condos, especially those built in the 1990s, you should ask whether or not the building has undergone remediation, and inspect all documents that lead up to the work being done, including the engineer’s report. There are some buildings in Victoria and vicinity that have not been remediated, but instead opted for a “preventative maintenance” programme that will end up costing them more money in the end.

In British Columbia, anything built with a building permit filed after July 1, 1999 must come with a ten year new home warranty. Usually these come in a 2-5-10 or 2-10-10 format: 2 years materials and labour on the home – this would cover things like nail pops, cabinetry, and other deficiencies. 5 or 10 years on the building envelope system, the exterior cladding and weather barrier of the home, and 10 years on the major structural components of the home.

What about condos built these days? Do they still leak? Hard to say. I’d tend to reason that if there was still widespread and systemic premature building envelope failures happening in modern construction, we’d be hearing a lot more about it on the news. I’m sure there are probably a few recently built buildings where there has been water ingress issues, but nowhere near the magnitude experienced last decade.

Check back next Monday for Part III, when we’ll talk about another type of leaky condo you don’t always hear about!

Tim Ayres – Sooke Real Estate Professional

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Strata Mondays #3 – Maintenance Responsibilities

In my continuing series about strata property, Strata Mondays, I answer a different question about condos, townhouses and other strata property in Victoria, Sooke, and British Columbia. Make sure you subscribe via RSS or E-mail to get each new post.

Spiderman Survives the Recession

Spiderman Survives the Recession

Q. Who is responsible for the exterior maintenance of a strata complex (including washing windows)?

A. The easy answer here is it depends, but usually it’s the strata corporation who is in charge of the exterior maintenance of a strata complex like a condominium or townhouse.

When you own a condo or townhouse, you own the strata lot and a share of the common property of the strata corporation. Your strata lot is basically everything inside the walls of your unit and sometimes a parking space and/or storage locker. The common property is the strata building itself including the roof, windows, balconies, exterior walls, driveways, landscaping, hallways, elevators, and so on. Everyone pays strata fees, the amounts proportional to the size of their strata lot, which are used to insure, maintain and repair the common property.

The BC Strata Property Act, Part 2, Section 3 says:

Responsibilities of strata corporation

3 Except as otherwise provided in this Act, the strata corporation is responsible for managing and maintaining the common property and common assets of the strata corporation for the benefit of the owners.

Usually this means that the strata corporation would be responsible for paying to have the exterior of the building cleaned and the windows washed. Most responsible complexes have this done a couple of times a year. However, sometimes there are bylaws in place that place the duty to maintain the exterior of the strata buildings on the shoulders of the individual owners. A good example of this would be a detached townhouse complex where each owner would be responsible for replacing his or her own roof, since it only directly benefits that owner.

Part 5, Division 1, Section 72 of the BC Strata Property Act says: (emphasis mine)

Repair of property

72 (1) Subject to subsection (2), the strata corporation must repair and maintain common property and common assets.
(2) The strata corporation may, by bylaw, make an owner responsible for the repair and maintenance of

(a) limited common property that the owner has a right to use, or
(b) common property other than limited common property only if identified in the regulations and subject to prescribed restrictions.

(3) The strata corporation may, by bylaw, take responsibility for the repair and maintenance of specified portions of a strata lot.

The Strata Property Act Standard Bylaws say: (emphasis mine)

Repair and maintenance of property by owner

2 (1) An owner must repair and maintain the owner’s strata lot, except for repair and maintenance that is the responsibility of the strata corporation under these bylaws

(2) An owner who has the use of limited common property must repair and maintain it, except for repair and maintenance that is the responsibility of the strata corporation under these bylaws.

and;

Repair and maintenance of property by strata corporation

8 The strata corporation must repair and maintain all of the following:

(a) common assets of the strata corporation;
(b) common property that has not been designated as limited common property;
(c) limited common property, but the duty to repair and maintain it is restricted to

(i)  repair and maintenance that in the ordinary course of events occurs less often than once a year, and
(ii)  the following, no matter how often the repair or maintenance ordinarily occurs:

(A)  the structure of a building;
(B)  the exterior of a building;
(C)  chimneys, stairs, balconies and other things attached to the exterior of a building;
(D)  doors, windows and skylights on the exterior of a building or that front on the common property;
(E)  fences, railings and similar structures that enclose patios, balconies and yards;

(d) a strata lot in a strata plan that is not a bare land strata plan, but the duty to repair and maintain it is restricted to

(i)  the structure of a building,
(ii)  the exterior of a building,
(iii)  chimneys, stairs, balconies and other things attached to the exterior of a building,
(iv)  doors, windows and skylights on the exterior of a building or that front on the common property,
(v)  fences, railings and similar structures that enclose patios, balconies and yards.

So, while the standard bylaws and the Act say that it’s the strata corporation’s responsibility for exterior maintenance,  it’s possible that your strata complex may have enacted a bylaw that requires the owners to wash their own windows, maintain their own landscaping, or perform other exterior maintenance. To be sure, you’ll have to read your strata corporation bylaws carefully.

If you have a question about strata property, or any other real estate matter, please e-mail me at Tim@TimAyres.ca or fill in my contact form. I can also be reached by phone at 250-885-0512

Tim Ayres – Sooke Real Estate Professional

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Strata Mondays #2 – Which floor is worth more?

A large patio is one reason ground level condos are more expensive

A large patio is one reason ground level condos are more expensive

In my continuing series about strata property, Strata Mondays, I answer a different question about condos, townhouses and other strata property in Victoria, Sooke, and British Columbia. Make sure you subscribe via RSS or E-mail to get each new post!

Q. I was looking at a new condominium project and I noticed that the same floor plan was available on all four floors, but the top and ground level were more expensive. Top floor I understand, but why would somebody pay more for a ground level suite?

A. This is very common – all other things equal, the top and ground floors of a condominium building will typically see higher sale prices per square foot. Most people can understand why somebody would pay more for a top-floor condo. A better view, and no noisy neighbours from above are a couple of reasons. Top-floor condos also often have extra-high ceilings or even lofts, skylights, and so on.

But when many people think of ground-level suites, the immediate concern is always security. Being ground level, an undesirable doesn’t have to break in the front door or scale the outside of the building to break in. Some ground level suites are also somewhat below grade, so lack of light can be a concern.

However, there are also significant advantages to a ground level suite. You may see the term garden-level suite, which as the name suggests, emphasizes one of theses advantages. Ground or garden-level suites often come with extra large patios and sometimes even a fenced courtyard. Lack of outdoor space is one of the biggest drawbacks to condo living. It’s possible to have a thriving, lush, beautiful garden with a large patio perfect for entertaining with a ground-level suite. This also enables you to walk up to your home and enter through the patio door if you desire.

Another advantage is that being on the ground level, you won’t have any neighbours below you to disturb, so you can probably install hard surface flooring such as wood or tile. It’s not uncommon for strata councils to have by-laws in place to prohibit units above the ground floor from having hard surface floors, since noise is more easily transmitted to the unit below.

So, it’s for all these reasons that ground-level suites are often more expensive than similar-sized ones on the between floors in low-rise buildings. High-rise buildings would be a different story – with prices increasing as you go higher in the building.

If you have a question about strata property, or any other real estate matter, please e-mail me at Tim@TimAyres.ca. I can also be reached by phone at 250-885-0512

Tim Ayres – Sooke Real Estate Professional

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Strata Mondays #1: Bare Land Stratas

bareland-strata

Inspired by my most recent First-Time-Buyer Friday post, I have decided to dedicate a new tag on this blog to covering strata issues. So, without further ado, we have the first weekly, but much less alliterative, Strata Mondays.

Q. When searching Realtor.ca the other day, I saw a property listed as a bare land strata. What’s that all about?

A bare land strata is a type of strata corporation where instead of a large building being divided up into strata lots (condos or townhouses) to facilitate individual ownership of the units, a large tract of land is divided up into strata lots. In this case, the strata lot is quite literally, a vacant lot.

Bare land stratas are quite common in semi-rural areas where all lots in a subdivision will share a common sewage treatment system, allowing the developer to subdivide the large tract into smaller lots this is because by sharing, each individual house does not need to have its own septic field, which takes up considerable amounts of room. Often, this is the sole reason for the strata, and as such, fees are generally very low, covering only things like maintenance and operation of the septic system, and insurance for the common property.

Common property, which is shared proportionally by all owners in the strata, is usually the septic field and/or its equipment, the road or shared driveway, and often some visitor parking areas.

Bareland stratas are usually much more casual than other strata corporations. Meetings are held informally and very infrequently. Often there is just a president and a treasurer that handle the corporation’s business, rather than a full strata council. By-laws are usually just the standard-form bylaws prescribed under the Strata Property Act. This can be both good and bad. Because they are so relaxed, you usually need not worry about being told what to do with your property or being constantly reminded of by-laws and worrying about infractions. However, this can also be taken advantage of by a bad neighbour or tenant who moves into and disrupts the neighbourhood by, say, parking a humongous boat, 2 other vehicles and a bunch of other junk on his or her front lawn. If the strata doesn’t have any by-laws about this, it may be forced to create some.

If you’re buying into a bare land strata, you should know that it’s very likely that there won’t be extensive financial records, by-laws, meeting minutes, and other documents you’d expect to find if you bought a townhouse or condo. A bank statement showing the amount in the strata account is often the extent of it.

One thing you should be aware of is whether or not the strata corporation owns the land upon which its sewage treatment system sits. Sometimes, this often sizable parcel is owned by the strata. In this case, if and when municipal sewers are extended to the strata and the sewage plant becomes redundant, the strata corporation can sell the land and equipment and the proceeds are then split among the owners. However, sometimes the strata is merely granted an easement or license to operate the septic system until such time as it becomes redundant. In this case, the strata can sell the equipment, but the land is up to the owner (often, the developer that built the subdivision).

Tim Ayres – Sooke Real Estate Professional

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First-Time-Buyer Friday #3 – Strata Properties

Shutters Spa and Residences

Shutters Condominiums on The Songhees in Victoria

In my continuing series, First-Time-Buyer Fridays, I answer a common question from a first-time buyer. If you have a question to submit, first-time-buyer or experienced investor, put one in the comments below, or fire me an e-mail at Tim@TimAyres.ca.

Q. I hear the terms “strata property,” “strata fee,” and “strata council” all the time when looking through listings and talking to real estate people. What exactly does strata mean?

A. Strata properties are just another type of property ownership. It’s a legal concept for dividing up a large property such as a condominium project into individual units that individual owners can own. Typically, a strata property will be either a condominium, townhouse, or bareland strata.

When you buy a strata property, you become a member of that project’s strata corporation, along with the other owners in the building. The strata corporation elects a strata council, which makes decisions and handles things like by-law enforcement, record-keeping, paying the common bills, and so on. Strata corporations are operated much the same as non-profit societies in this way.

A strata property is divided up into three types of property. There is the strata lot (SL), which is the unit that an individual can own; the actual townhouse or condo. There is common property (CP), which each owner in the strata corporation owns a proportion of, depending on the size of their strata lots. This would include things like the driveway, exterior of the building including the roof and exterior walls, hallways, elevators, and so on. Basically everything outside of the interior walls of the condo or townhouse. Finally, there is limited common property (LCP), which is common property designated for the exclusive use of an individual unit. For example, balconies are almost always LCP, and a parking space for a unit will often be LCP, especially in older stratas.

Strata fees are charged to each owner to cover the common expenses like heating the common areas, cleaning, maintenance, water, sewer, insurance, and so on. Strata owners are responsible to pay the strata fees (usually, once a month) levied to their strata lot. The amount each owner pays varies depending on their unit entitlement. Unit entitlement is a fancy way of saying the size of their strata lot in proportion to the other lots in the building or complex. So, the bigger in square footage you go, the more you can expect to pay in strata fees compared to smaller units in the same complex. Strata fees really to vary from property to property in Victoria and Sooke. I would budget about $200-$275 for a two-bedroom condo, and $100-$150 for a one-bedroom. I’ve rarely seen a monthly strata fee over $300 for either a townhouse or condo in Victoria or Sooke.

When buying into a strata corporation, you will be given the opportunity to read over records of all the meetings, letters, and financial statements from the last couple of years. You will also have a chance to read over the by-laws, to make sure they fit with your lifestyle. Many condominiums in Fairfield, for example, do not allow pets. Several others have an age by-law which restricts the units to those aged 19, 55, or even 65 and over. Some complexes allow rentals, and some do not, which is something to keep in mind, also.

All of this discussion about stratas has pushed me to start writing a new section on this blog focusing on strata issues. So, now we’ll have FTB Fridays, and Strata Saturdays Mondays (sorry, can’t guarantee writing on a Saturday!). For detailed information about British Columbia’s Strata Property Act, have a look at the Government of BC Website.

Thanks for reading! If you have any questions on buying your first or fiftieth home, I’d be happy to help. Call me any time direct at 250-885-0512 or e-mail me at Tim@TimAyres.ca.

Tim Ayres – Sooke Real Estate Professional

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Some Interesting Victoria Condo Statistics

Cook Street Village in the Fall

Cook Street Village in the Fall

One of the things I like about our real estate market is that it’s small enough that I can be confident selling homes and acreages here in Sooke where I live, and also helping people move to other regions in the Victoria Area. I started selling real estate in Vancouver, and it is much harder to do, due to the vastly larger geographic area of the region.

One of the challenges of a career in real estate is dealing with unforeseen problems. Case in point, yesterday. I have some clients that were supposed to close and move into their first condo in Victoria yesterday. I helped get them a great price on a large two bedroom right in Cook Street Village – an awesome location. As their notary was about to register title, she was reading through the strata minutes and came upon a notice dated about 2 weeks ago (well after we’d finalized the contract and removed conditions) that the strata council had called a special general meeting for next week to consider a vote to restrict the building to those aged 55 and older. While the bylaw, if passed, wouldn’t affect my clients (they’d be “grandfathered”), it may affect their ability to sell the unit when the time comes. No one bothered to tell either the listing REALTOR® or I about the proposed change.

Naturally, they were quite upset about it, and investigated whether they had a legal right to walk away from the contract, which they didn’t want to do because this is the perfect place for them. Their legal rights are pretty slim, since the Contract doesn’t provide for this sort of a situation, and functionally, it’s the same as if the noticed was delivered the day after they moved in, which could happen at any time.

To help ease their minds, I ran a few statistics for 55+ condos vs regular condos in Victoria over the past year. I really couldn’t find a conclusive difference in the selling price; in fact, it appeared that 55+ units sold for more than this unit on a per-square-foot basis.

So I thought I’d look at it from a different angle. Surely, if you restrict a building to those aged 55 and older, you’re cutting out a good chunk of your market and it should take longer to sell, right? Wrong! I found virtually NO difference in the days on market for comparable 55+ condos and regular condos in Victoria. Average time on market is about 66 days for each in the past year.

That being said, I still think it’s a bad idea for condominiums and their strata councils to restrict places based on age unless it’s a specifically-designed retirement community (assisted living, for example). Any way you look at it, you’re cutting out a good portion of your market, and with the number of condos on the market in Victoria increasing all the time, your pool of potential buyers starts to get pretty thin.

Instead, why not deal with the issues directly? Is the problem that you’re worried about noise? Enact a noise bylaw and enforce it! Parties? Same thing – enforce a bylaw! Personally, I’d rather live in a building that has mostly older folks in it – I enjoy my peace and quiet. There are better ways to control the “problems” from younger residents than barring them completely.

Tim Ayres – Sooke Real Estate Professional

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Sooke’s Sunriver Estates launches The Pointe Townhomes This Weekend

The Pointe at Sunriver Esates

On our weekly MLS® tour yesterday, we were invited to Sooke’s popular master-planned community, Sunriver Estates to view their first multi-family development, the Pointe. The Pointe is a 4-unit-per-building townhouse complex, with 32 units sitting on 7 acres on a peninsula which juts out from De Mamiel Drive and is surrounded by the steep banks of De Mamiel Creek. The setting is stunning, and the townhomes are certainly impressive. The show suite we went through of course had all the bells and whistles upgrades – luxurious soaker tubs, hardwood floors, quartz countertops. The units are all one-level (although some require a climb of stairs from the front door) and range in size from about 1500 to nearly 1700 square feet, and feature open floor plans with lots of windows to enjoy the lush rainforest outside your door.

Prices start at $359,900 including GST. Sunriver knows their market and has done a spectacular job of their first multi-unit development. The show suite opens to the public this weekend, June 21 and 22

Tim Ayres

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