MLS® 303643 – $369,900

I’m pleased to present this beautiful family home now available in the Broom Hill area of Sooke. On a quiet cul-de-sac you’ll find this 1725 sqft, 3 bedroom, 2 bathroom rancher on nearly a quarter acre…

With all the space that a family needs, you’ll just fall in love with this well-maintained home and all it has to offer. A spacious kitchen, a fenced back yard, double garage, master with ensuite bath – this house has it all. For complete information, including a floor plan, lots more pictures, and a high-definition walk-through video tour, please visit this property on my marketing site at TimAyres.ca/98. If you have any questions, contact me!

It’s the end of the first week of January, and by now you should have received your 2012 BC Assessment notice in the mail, or checked online to see what the provincial assessment authority values your property at. Most people simply open it, read it, and file it away with their other house documents. It makes great water-cooler banter, as colleagues ask “what was yours assessed at?” and “did yours go up or down?” But what if you disagree with your assessment?

BC Assessment’s mandate is to estimate the market value of your property as of July 1 of the previous year. They do this by using sale data from properties that sell during the year to compare them to yours and come up with a value that a buyer might have been willing to pay had it been for sale. They also get building permit data from municipalities. When you do an addition or alteration and take out a permit, the value of the permit is taken into account also.

If you believe your assessment is either too high or too low, you can dispute it. You have until January 31 to file your appeal (known as a ‘complaint’ or ‘review’ at this stage). Having gone through this myself last year, I thought I’d share what I learned.

I bought my house last fall, and BC Assessment valued it at over $100,000 more than what I paid for it. Because I felt I had a case, I decided to complain about my assessment. It is recommended that before you file a formal complaint, you call the local assessment office listed on your assessment notice and discuss your concerns. They will explain their reasoning behind the assessment. If that still doesn’t satisfy your concerns, you can then file a formal complaint. The easiest way is to do this online. Once you’ve filled in the form, you’ll be contacted with the date of your hearing.

Hearings are held by a Property Assessment Review Panel (PARP). PARPs are comprised of three lay people who are appointed by the minister responsible for BC Assessment. They are not employees of BC Assessment and are not necessarily experts in the assessment field. Their role is to listen to both sides and decide, based on the preponderance of evidence, who is correct.

Now, the hard part – proving your case. It’s easy to disagree with a paper notice, it’s entirely different to go up against a government assessment officer in the PARP hearing! I must admit, I was intimidated, despite valuing properties every day in my profession. You’ll need to gather evidence to support your claim. I would recommend first starting at e-valueBC, BC Assessment’s online property information checker. It’s available from the start of the assessment season in early January until March 31. You can enter your property’s details and select up to 8 other properties to compare it to. For example, if you knew that John’s house down the street sold in June for $400,000 and it’s very similar to yours, and your assessment came in at $450,000, you might be able to use John’s house to compare to yours to support the case.

The more information you bring, the better. Photographs of your property and of the comparable properties you’re using will also help prove your case. I also recommend using the CRD Atlas to print aerial photos and maps of your property and the comparables you are using. This visual aid will help the PARP understand your case. At the review hearing, you’ll be asked to present your case first. You can call witnesses, if necessary. If you have a written presentation, you will need to bring five copies. After your presentation, the assessor will give his or hers. He or she will likely sound a lot more professional and polished than you will, since they do this all the time! After both sides have presented, either can ask questions of the other. The panel usually makes its decisions within a few minutes – they will leave the room to deliberate. However in some cases (mine included), they will reserve judgment and you’ll get their decision by mail a few weeks later.

I was almost certain that I would be unsuccessful, as the assessor’s presentation was much better than mine, but I guess they found my evidence convincing, as my assessment was reduced to just over what I paid for the home, which I thought was fair.

If you still disagree with the PARP’s decision, you can appeal to the Property Assessment Appeal Board before April 30.

BC Assessment’s website contains lots of FAQs and information on the dispute process:

• Appeal Guide (short form)
• Fact Sheet
• FAQ
• And the mother of them all, The Guide (27 page PDF)

Were you satisfied with your assessment notice this year? Have you ever disputed an assessment? What was the outcome?

]]> http://whatthesooke.com/2012/01/06/disputing-your-2012-bc-assessment-value/feed/ 0 http://whatthesooke.com/2011/12/23/the-whiffin-spit-christmas-tree-a-west-coast-christmas-tradition/ http://whatthesooke.com/2011/12/23/the-whiffin-spit-christmas-tree-a-west-coast-christmas-tradition/#comments Sat, 24 Dec 2011 02:12:40 +0000 Tim Ayres http://whatthesooke.com/?p=7194

The Whiffin Spit Christmas Tree

When I first came to Sooke to look at the house I eventually bought, I took a walk out Whiffin Spit. I knew nothing about the community that would become my home and my chosen place to start a family. I didn’t even know what Whiffin Spit was, I was just driving around exploring and found this cool seaside park with a light at the end of the path. It was just after Christmas, and as I meandered along the path, in addition to the many friendly people I saw and lots of dogs, there it was, this tree.

A lone Sitka Spruce, perched somewhat precariously on this exposed, windswept, salty spit of land. It had been decorated with all sorts of different ornaments. It was clear to me immediately that it was something special, and the eclectic array of ornamentations amused me. The salmon flashers and other bits of maritime and fishing-related items hung from its boughs and other home-made items made me think “How West Coast is this?!” I’ve enjoyed visiting the tree every year since and today went down to the spit to snap a few pictures for you.

With everything from plain old Christmas balls to driftwood, this is a real display of Island culture and I was amazed once again at the variety. There were many cute kids’ crafts on the tree, and also a number of touching tributes to lost family members, both human and canine, which is fitting as the Spit is a favourite for both to stroll.

I think my favourites are the ornaments fashioned from fishing gear, floats, and crab trap bait containers:

So, who decorates the tree every year? Well of course, it’s a public park, so anyone is welcome. But there is a group of local elves who has been taking care of the decorating and un-decorating of the tree since 1995. Read the interesting story, and learn about how you can help, here.

A bit of a bonus to my stroll down on the Spit today were the waves. They were big. I used to live very near the Spit so I know that’s not terribly uncommon in the winter, but it was a lot of fun to watch, and to photograph. The sun even poked its way through the clouds for a while and it looked spectacular. Here’s my favourite of the wave pictures. See more on Facebook.

The weather forecast isn’t great for Christmas, but I hope you’ve had a chance to stroll by the Tree in the days leading up – we’ve sure had spectacular weather for December. But if you haven’t, make sure you head down when we get a break in the weather like we had this afternoon! Below are all the pictures I took of the tree today. Merry Christmas, Sooke (and beyond)!

T’was the week before Christmas, and you’ve done it again – no presents, no gifts; shopping left ’til the end!

It’s the same old story every year. You tell yourself: “Next year, I’m starting my Christmas shopping in September!” and yet here we are, with gifts still to buy, packed parking lots in Victoria, and eggnog to drink in the fridge (which is much more fun). So why not finish up (or start and finish) your Christmas shopping here in Sooke? Here are a few suggestions:

Fossil Watches - Available at Bombora

Bombora Gifts - Everything from gourmet food items to artisan teas, to watches, décor and local artwork, Bombora has it all (shameless plug: it’s also for sale). Pop in and see what unique items you can find for the special ones on your list.

Markus works his craft

For  food lovers - Gift certificates from any of our wonderful local restaurants. Upscale casual cuisine at Stone Pipe or The Edge. Classic diner fare at Mom’s Cafe. Fine dining at Markus’ or Sooke Harbour House. Pub food at Mulligan’s or Buffy’s.

Craft beer makes a great gift

Beer, wine, and spirits - For a smaller community, the selection available in Sooke is quite good. the BC Liquor store is a little too small to stock a huge variety, but it’s pretty decent. And although it might be a bit late, they can order in just about anything you can think of, if somebody on your list has a taste for, say, a rare scotch or a Côtes du Rhône you can’t otherwise find. They also offer gift cards! The two private stores (at The Castle and Buffy’s) have a great selection, too. If you have a beer nerd (like me, perhaps) on your list, Buffy’s has an amazing selection of the large ‘bomber’ craft beers from many of our local breweries in the Victoria region and beyond. You can often find the limited release beers there long after they’ve sold out in Victoria. And don’t forget Tugwell Creek Meadery. Mead, or honey wine, is a tasty and unique gift and is 100% local.

For the kids - The Bees Knees consignment is the go-to place for kids’ items in Sooke. Judy has an amazing selection and stock is turning over all the time so there are always new treasures to be found. My wife has gotten so many things for our daughter there, many of them brand new, with tags on! A great way to save some money while spoiling a little one in your life. A newer store is Sugar and Spice, located near Stone Pipe.

Coffee: the perfect gift - My wife and I love to give our relatives on the mainland gift baskets of Vancouver Island products. Often in these baskets is a pound of locally-roasted coffee from The Stick. They also have awesome ceramic and travel mugs, stickers, hoodies, and more. Gift cards are also available for the stockings!

Photo: Sheringham Light by Jason van der Valk

Art and Photography - Sooke is a haven for art and artists – why not grab something unique and locally made. Paint, sculpture, fibre art, and photography are just a few of the media that you’ll find displayed in local galleries and of course the Sooke Harbour House. Check out local photographer Jason van der Valk for stunning local landscapes, or why not buy somebody you love a photography session with him? The Reading Room Cafe has an art show and sale from local artists all month long. For links to artists, see the Sooke Community Arts Council site.

Computers, video games, and tech - The new Shoppers Drug Mart has quite a good selection in the back of the store – digital cameras, video game systems and games, music players, cables and accessories, and more. Local computer guys Salish Sea Technologies can do upgrades, repairs, or put together a new system for you, even on short notice. They also have a selection of accessories and laptop bags – drop in and sea them (above the pet shop).

Woof.

And speaking of pets - Wiskers and Waggs never ceases to amaze me  with their great selection of pet supplies and accessories. Make sure your four-legged friends are taken care of this Christmas, stop in and pick something up!

As you can see, it’s easy to get your shopping done locally, without braving the roads and parking lot mayhem of Victoria. Good luck – and now if you’ll excuse me, I have some presents to buy!

 Do YOU have any suggestions for last-minute gifts in Sooke? Leave it in the comments below or on my Facebook page!

MERRY CHRISTMAS!

Photo Credit: Mutley *--* on Flickr

One of the things that attracts people to Sooke is the price of housing. My clients are always amazed at what they can afford in Sooke compared to Victoria, or even just 20 minutes down the road in Langford. But have you ever wondered just how much cheaper homes are out here? Well, thankfully, CMHC (Canada Mortgage and Housing Corporation) has crunched the numbers for us and they believe that by choosing to live in Sooke, you save about 24% over a home in Langford, all other things equal. In a study completed this fall, CMHC examined a large data set of 2,144 completed home sales from January to September 2011. They accounted for things like house size, lot size, age of home, and many other variables and found, compared to a home in Langford:

• Buyers pay a premium of 75% to live in Oak Bay
• Buyers pay a premium of 44% to live in the city of Victoria
• Buyers pay a premium of 35% to live in Saanich East
• Buyers pay a premium of 24% to live in Sidney
• Buyers pay a premium of 18% to live in Saanich West
• Buyers enjoy a 24% discount to live in Sooke.

Let’s have a look at a few recent sales to see how they compare to this study.

This home on Wild Ridge Way in Langford sold recently for $455,000. It has 3 bedrooms, 3 bathrooms and 1,667 square feet on about a 4000 sqft lot. It is brand new, built in 2011.

Let’s compare it to this home which recently sold on Steeple Chase, in Sooke. It too is about 1600 sqft, has 3 bedrooms and 3 baths, on about 4000 sqft of land in a new subdivision, and was built brand new this year. But it sold for $360,000 – about 21% less than the similar house in Langford.

I believe the Sooke property is in a better location – just a short walk to an elementary and middle school, and walking distance to the town centre. The Langford home is way out Happy Valley Road, not really close to anything (although the Galloping Goose Trail is quite handy to it).

I know there’s nothing we can do about the extra time spent commuting to and from Sooke – about 20 minutes extra, each way – but I often hear people talk about the gas they’ll be saving by living closer to Victoria. Let’s calculate, just for fun, how much gas you could buy with the $95,000 you saved by buying in Sooke.

Let’s assume $1.20/l for gas (it’s been above and below this for the last little while, so I’d say it’s a fair average). $95,000 / 1.20 = 79,167 litres of gas. Assuming a 60-litre tank (I’d venture to guess that most commuter cars have smaller tanks), that’s 1,319 tanks of gas. Let’s assume you filled it once a week (maybe a little less frequently, but not out of the question for a 9-to-5-Monday-to-Friday commuter), that is about 25 years of gasoline for your car. Now obviously, this isn’t very scientific, and doesn’t account for inflation and the inevitable rise in the cost of oil, but it sure does illustrate that the gas savings argument doesn’t hold water.

Some other interesting tidbits in the study (again, all other factors being equal):

• Newer homes (10 years old or less) carried a 14% premium
• A home with a view averaged a 10% premium
• Older homes (30 or more years old) were 6% cheaper

If you’d like to read the entire report (which includes economic and housing outlooks for 2012 for the entire region), you can find it here.

So, knowing this, would you like to know more about moving to Sooke? Drop me a line or leave a comment – I’d be happy to get you all the information you need.

6463 Willowpark Way, Sunriver Estates, Sooke

Welcome to a new series on What The Sooke!? Each week, I’m going to profile one of my current listings. If you’ve ever checked out my listings before, you know that I’m pretty descriptive and I do my utmost to tell a story about the property I am representing. However, there’s only so much I can do to tell you about my listings, since I don’t live in them! So, I’ve sent out a short questionnaire to the sellers, who’ll tell me in their own words why their property is special. 

6463 Willowpark Way is a Driftwood plan in Sunriver Estates, but it’s like no other in the neighbourhood. Here’s what I had to say about this amazing property, and below, let’s ask C. & C., the owners, why their home is great.

What are your top three favourite features of your home and why?

• For me one of my favourite features is the fireplace, it’s unique being polished cement, but in an understated way.
• The yard is a great size for either dogs or kids.  The dogs can actually get some speed going when running for the ball.
•  I just love all the [extra] windows, it’s nice and bright, I couldn’t live in a dark house.

Custom, unique polished concrete fireplace

Huge, fully fenced yard

The den has one of several extra custom windows

 What’s special about your home’s location? Tell me about the neighbourhood and why you like it.

It’s a nice neighbourhood with a lot of really nice people around you.  It is the perfect kids and dog neighbourhood.  I often land up going down to the river on the trail with the dogs, and have scoped out the best 5k and 10k running loop incorporating both hill training and trail running.  Generally all the neighbours care about and for their property and seem to take care of things that need to be done.

There are lots of homes for sale right now, why should a buyer choose yours?

Generally what I love most about the house is how all the various items came together, this includes the lighting, the dark cabinets, the fireplace and the colours.  Everything just seem to come together nicely and provide for a comfortable, nicely presented home.

The kitchen is a favourite room

 

For more information or to book a private tour of this amazing property, contact your REALTOR®, or see TimAyres.ca/93 today!

If there’s one guy who loves the Sooke region as much as I do, it’s my pal Jason at Discover Sooke. Jason was the first friend I made when I moved to the Island 6 years ago. He and Mrs. Discover Sooke eventually decided to move out here from Langford and haven’t looked back.
Jason was recently asked to produce three TV commercials for Sooke, which will be aired on TSN when they broadcast the Sooke Subaru Triathlon that was held on August 7. Below are the videos, and they are, in a word, outstanding. I’d move here all over again if I saw these on TV.

What do you think? Do these make you want to Discover Sooke?

Photo Credit: congvo on Flickr (click photo for link)

Chances are, if you live on an acreage in Sooke, or anywhere else in greater Victoria for that matter, you have a well. If you’re considering buying an acreage property, this may be your first experience with your own water supply. Water in our region is plentiful, thankfully, and we enjoy abundant, cheap, good-tasting municipal water supply from the CRD. How is it different to own a well and what considerations do you need to take to ensure a reliable, safe, and tasty water for decades? Read on to find out!

Well types:

In general there are two different types of wells – dug (or shallow) and drilled. Which type a property has depends on many factors, and each type has advantages and disadvantages.

Dug wells are common where there is a relatively high water table (50 feet deep or less). Properties close to lakes, rivers, and creeks are common spots to find dug wells. The dug well is pretty simple and is constructed just about as it sounds – a hole is dug in the earth until water is found. The hole is typically lined with pre-cast concrete forms. Water is drawn from an inlet pipe to the pumping equipment in the home or well house. The advantages of this type of well include that it is usually cheaper to construct and often yields a good quantity of water. Disadvantages include that surface water (from which a dug well draws) is prone to changes in the water table (during the dry season, for example) and are more prone to contamination from runoff. A home will almost always need a treatment system for a dug well (UV sterilization, for example).

A dug well profile. Source: CMHC

Drilled wells are, I would estimate, more common in the Sooke area. Drilled wells can be as little as 50 feet deep, but can be as deep as 3000ft! I have found in my business that it is common to have drilled wells between 300 and 700 feet deep in our area, and they can produce as few as 0.5 gallons per minute (GPM) to 15 GPM. A drilled well has a steel casing which is driven into the soft earth until bedrock is penetrated by the drilling equipment. The casing is there to prevent the borehole from collapsing, and to prevent (with the help of a grout seal) contaminants and runoff running into the well. Because a drilled well is obtaining water from ground water, it is generally safer to drink untreated and many wells in our area have no treatment other than a simple particle filter to keep out any sand or gravel. A submersible pump is usually in the well borehole which pumps the water to the surface. The low yield of some drilled wells can present a problem – but this is usually solved by pumping the water to a large cistern (tank) from which the home draws its water. The cistern is replenished from the well when the water level drops.

A drilled well profile. Source: CMHC

In both types of wells, water is drawn into the home and is pressurized to normal levels by a pressure tank. As water is used in the home, a pump kicks in and keeps the pressure usable.

When purchasing a home with a private well (and indeed, if you already own one), it is a good idea to have the water tested regularly, and have a qualified well contractor inspect your well and equipment on a regular basis (perhaps once a year). As with many other mechanical implements (like your car, for example), a small, easy and cheap to solve problem can escalate to a large, expensive one if it is not fixed early on.

When I work with purchasers buying a home with a well, one service I always carry out is a water test. At the bare minimum, a microbiological analysis should be done on the water by a qualified lab. You want to make sure that there are not bacteria such as E. Coli in your drinking water! In addition, a detailed mineral analysis should also be performed. This will give you an idea of what, exactly, is in your water. We are lucky in Sooke that our wells are mostly decent, but I did hear of a property where high levels of arsenic were found in the drilled well. It is also important to people who may have mineral sensitivities or dietary concerns (for example, a low-sodium diet).

A question that comes up often is “What happens if I run out of water?” Obviously this is not a desirable situation, but for some well owners, it’s a regular occurrence in the summer months. Thankfully, there are companies that will truck in water should you run dry. A load of water is typically about $80-$100 and is about 3400 US Gallons, or 13,000 litres.

Another question I get is “Is the water hard?” Only if you freeze it. In all seriousness, most water produced by local wells is considered soft. Hardness is typically determined by the amount of magnesium and calcium compounds in the water. While your water may have lots of minerals in it (you may notice spots/stains on your dishes) it is not considered hard, and is actually very soft. In addition, the CRD water supply is one of the softest municipal water supplies in North America.

There are areas in Sooke and Otter Point where the wells are not very good – low production being the greatest problem. It is helpful to work with a local REALTOR® when shopping for rural acreages who knows areas prone to this and can therefore advise you on what to look for and what to expect.

Further reading and resources:

• CMHC: Buying a house with a well and septic system (I’ll cover septic systems later)
• Wellowner.org (a US site, but lots of good information).
• BC Groundwater Association
• Groundwater in BC (Ministry of Environment site)

Do you have a well? Have any experiences or stories to share? Comments are always open!

The pillars look even larger than from the road

I was invited to take a hard hat tour of the brand new Prestige Oceanfront Resort and Convention Centre on the waterfront in Sooke. Their first Vancouver Island property, Prestige has pulled out all the stops and has created something incredible on our shores.

Everything is going to be top-notch and elegant. The hotel is much closer to the harbour than I had anticipated – the views are simply stunning and most rooms will enjoy a great view of the harbour, basin, East Sooke, Strait of Juan de Fuca and the Olympic Mountains.

The bar at the oceanfront Sal's Prime Steakhouse in Sooke at the Prestige Resort

A worker puts the finishing touches on the wine racks at Sal's Prime in Sooke

In addition to the main restaurant – Sal’s Prime Steakhouse and Bar – there will be a sushi bar, and The Mix by Ric’s cocktail bar. Sal’s Prime features a huge waterfront patio which will feature gas fireplaces to keep warm on windy Sooke evenings.

The Public Boat Launch continues construction beside the Prestige Sooke Resort

I also had a tour of the rooms – most are just about complete, right down to the wall finishes, carpets, and luxury bathrooms. Some of the deluxe rooms feature hardwood floors and jetted tubs. Many have private balconies which could only be described as massive – perfect for enjoying the view and the sunset with friends and family.

Massive private balcony for one of the rooms at the Prestige Hotel Sooke

The resort will also feature an ocean-view pool with doors on to a terrace to allow guests to take in the sun and the sea breezes. The health club will also have memberships available for local residents.

A worker works on the pool at the Prestige Sooke Oceanfront Resort

There is a buzz going around town and everyone is excited about this new addition to our community. While it looks like there is still a lot of work to complete before their early April opening (there is a convention booked), the hotel will be ready, shining and bright , to welcome guests to the New Sooke.

-Tim Ayres – Sooke Real Estate Professional

This month has been one of the wettest, stormiest Novembers I can remember. It seems there has been non-stop stormy weather, with one system after another pounding the coast with strong winds and heavy rain. Today it looked like we were having a break in the weather, so Marg and I decided to take the dog and head up West Coast Road (Hwy 14) for a little adventuring. We’d hoped to do some beachcombing and I had hoped to capture some nice images on my camera.

We had planned to stop in at Point-no-Point Resort for lunch – something we’d been meaning to do for a long time – Jason from DiscoverSooke.com and Inktvis Creative has been raving about it. Along the way it became apparent that this morning’s calm was only the eye of the storm, as we could feel the wind buffeting the car as we cruised along the road. By the time we got to Point-no-Point, the rain had resumed and was flying sideways.

We had an amazing lunch in the restaurant – overlooking the beach below, the Strait of Juan de Fuca, and – if we could see them – the Olympic Mountains. The food was great, service friendly, and prices very reasonable. Because the weather had turned even worse, we just decided to hike for a half hour or so along the trails that run about the resort property (available to cottage and restaurant guests). Below is a video I shot of the waves and wind pounding the shores as we watched in amazement. If you’re looking for a fun way to spend a stormy winter day, Point-no-Point is a great destination for lunch and a hike. If you’re looking for an overnight romantic getaway, the resort or one of the many other oceanside B&B’s and inns would love to have you!

-Tim Ayres – Sooke Real Estate Professional

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