Archive for March, 2017

Non-residents ?stay below the radar and avoid Canadian taxes?

Tuesday, March 7th, 2017

Douglas Todd
The Vancouver Sun

Thousands of permanent residents are renouncing their opportunity to immigrate to Canada — for reasons ranging from a dislike of the cold to a desire to avoid Canadian taxes.

More than 21,000 people with permanent resident cards who had the opportunity to become Canadian citizens have turned their back on the quest in the past two years. The highest number of  “renunciations” are from citizens of China, India and South Korea.

People who renounce their permanent resident status no longer have to prove they’re spending significant time in Canada when they cross the borders or fly into an airport, say immigration lawyers in Vancouver.

Nor do Canadian immigration process dropouts have to give up the passport of their homelands, where many continue to work or run businesses. And they are not expected to declare their foreign assets to Canada Revenue Agency.

“Renunciations are growing in number and will likely remain high,” says an internal report from Canada’s immigration office in Shanghai, China, the largest source country for immigrants to B.C.

“Many people are renouncing five years after landing (in Canada), rather than renewing their permanent cards, as they are working in China and do not meet residency requirements,” says the internal report, published in the Vancouver newsletter Lexbase.

“Their children often remain in Canada to complete school and to begin their careers.”

According to three Vancouver immigration lawyers, many people who renounce their permanent resident cards continue to return to gateway cities such as Vancouver and Toronto to visit their families as temporary visitors, especially on the increasingly popular 10-year visas.

“They were getting picked off at Vancouver airport for failure to meet residency requirements. This way they can avoid that problem and still come here,” said B.C. immigration lawyer Sam Hyman, noting the strong majority of migrants to Metro Vancouver are from Asia.

People with permanent resident status in Canada are required to spend two years out of every five in the country.

Vancouver immigration lawyer Jeffrey Lowe said many people who renounce their permanent status are breadwinners who cannot meet Canada’s two-year-residency requirement because they hold down jobs elsewhere, typically earning more money in their homeland than they believe they could in Canada.

A large number of these are so-called astronaut parents, who work offshore while their spouses and school-attending children remain in Canada, usually in urban centres, and own residential property, say the immigration lawyers.

The rapid rise in renunciations began in 2015 after then-immigration minister Chris Alexander, of the Conservatives, changed the rules to make it easier to voluntarily withdraw from the immigration process.

In the two years up to September of 2016, Citizenship and Immigration Canada figures show there were 5,407 renunciations by citizens of China, 2,431 by citizens of India, 1,681 by South Koreans, 1,416 by Britons and 1,129 by Taiwanese.

“A lot of people with permanent resident status have wanted to get their family and wealth transferred into Canada,” said Hyman. 

“Some have bought multiple properties. By renouncing their permanent resident status they can stay below the radar and avoid Canadian taxes,” he said.

“They can visit Canada whenever they want on a 10-year visa. Why would they want anything else?”

Another reason foreigners renounce the Canadian immigration process, according to Hyman, is so family breadwinners won’t have to give up their passport and citizenship privileges in economically vibrant homelands like China and South Korea.

China and India do not allow their citizens to hold two passports, and South Korea only in rare cases.

Lowe says he expects renunciations to jump even more since the federal government in November began requiring a new customs document for some travellers, called ETA, or electronic travel authorization.

Foreign nationals from certain countries can’t obtain an ETA if they are a permanent resident or if they are non-compliant with the terms of their residency card, Lowe said. As a result they’re not allowed to board a plane to come to Canada.

Given that problem, Lowe said many would-be immigrants choose to renounce their residency status and instead simply apply for temporary visas to Canada.

Richard Kurland, author of the Lexbase newsletter, said it’s become common for breadwinners to bring their entire family to B.C. as permanent residents and then to decide “either it’s too cold or there’s no way I’m going to file an income tax return and report my global interests and property and pay taxes in Canada on that. I’m returning to my country of origin.”

In many cases, Kurland said, just the spouse and children who physically stay in Canada for five years end up being the ones who become Canadian citizens.

“They get into the country. But not the person who brought them to Canada in the first place.”

In some cases, Kurland says, the family members who remain in places such as Vancouver, Toronto or Montreal while the breadwinner pays taxes elsewhere end up living, “technically,” below the poverty line.

Meanwhile, he said the family breadwinners “are happy to just come to Canada for two or three weeks several times a year. They just come to visit and for holidays.”

If the breadwinner should ever want to retire in Canada, Kurland said, their now-Canadian spouse or children could apply to sponsor them.

© 2017 Postmedia Network Inc.

中国买家转向温哥华房地产?除了高端 – 查询下降79%根据juwaii

Tuesday, March 7th, 2017

外国税收使买家看着其他加拿大市场投资房地产,但利息来自100万美元的

Joannah Connolly
The Vancouver Sun

中国到加拿大:国际家居买家见解,这是间共同编制 Juwai.com和苏富比国际地产加拿大,揭示了在温哥华房源查询 Juwai.com在2016年8月份下降78%,环比去年,当税生效。 

该报告补充说:“在税收实施之后几个月,潜在的房地产购买者的利息重新转移到其他主要的加拿大市场。

“[但是,苏富比国际地产加拿大专家指出,来自中国房地产咨询公司的更多兴趣并没有导致在替代市场上销售活动的激增。

尽管中国买家对其他市场的兴趣转移,中国买家对温哥华房地产成本超过100万美元的查询比新房地产市场低端更加强劲,而较高水平的利息很快就恢复了。

报告说,“在温哥华,[中国买家]的房地产查询超过100万美元,在2016年第三季度同比下降了67%,在该月实施15%的外国买家税,但在上个季度反弹,同比增长18%。

报告还消除了中国买家主要对高端住宅感兴趣的概念。来自Juwai.com的财产查询数据显示,该网站有57%的温哥华地产查询,卡尔加里地区的67%,以及多伦多和蒙特利尔地区的68%都低于2016年的655,050美元(50万美元)。

Juwai.com物业查询的平均价格- 温哥华的590,200美元,卡尔加里的531,115美元,多伦多的458,928美元和蒙特利尔的488,012美元 – 在一定范围内,在某些情况下,显着低于住宅房地产的平均销售价格市场“,作者指出(见右图)。

调查还显示了中国买家投资加拿大房地产的原因,也被主要城市分解。

教育是中国对温哥华房地产最感兴趣的动机,由44%的Juwai.com财产猎人引用。其次是投资26.8%,“自用”为25%(见右图)。

©2016房地产周刊

Chinese Buyers Turning from Vancouver Real Estate ? Except at High End – enquiries dropped 79 % according to juwaii

Tuesday, March 7th, 2017

Foreign tax has buyers looking at other Canadian markets to invest in real estate, but interest from $1m-plus buyers recovered, says joint study by Sotheby?s and Chinese real estate portal Juwai.com

Joannah Connolly
REW

China to Canada: International Home Buyer Insights, which was compiled jointly between Juwai.com and Sotheby’s International Realty Canada, reveals that Vancouver listings enquiries on Juwai.com fell 78 per cent year-over-year in August 2016, when the tax took effect. 

The report added, “Interest from prospective real estate purchasers redirected into other major Canadian markets in the months immediately following the tax’s implementation.

“[However] Sotheby’s International Realty Canada experts observed that increased interest from Chinese property enquirers did not result in matching surges in sales activity from this cohort in alternative markets.”

Despite the shift in interest to other markets, Chinese buyers’ inquiries about Vancouver real estate costing more than $1 million stood up much more robustly to the new policy than the lower end of the real estate market, and interest at the higher level soon recovered.

The report said, “In Vancouver, [Chinese buyers’] property enquiries for real estate over $1 million fell 67 per cent year-over-year in the third quarter of 2016, in the month the 15 per cent foreign buyers’ tax was implemented, but rebounded with an 18 per cent year-over-year increase in the last quarter.”

The report also dispelled the notion that Chinese buyers are primarily interested in high-end homes. The property inquiry data from Juwai.com revealed that 57 per cent of the site’s property enquiries for Vancouver, 67 per cent for Calgary, and 68 per cent for both Toronto and Montreal fell below $655,050 ($500,000 USD) in 2016.

“The median prices for Juwai.com property enquiries – $590,200 in Vancouver, $531,115 in Calgary, $458,928 in Toronto and $488,012 in Montreal– were within the range of, and in some cases, significantly below the average sale price of residential real estate within the market,” noted the authors (see graph on the right).

The survey also revealed the reasons cited by Chinese buyers for investing in Canadian real estate, also broken down by key cities.

Education was the most commonly cited motivation for Chinese interest in Vancouver real estate, cited by 44 per cent Juwai.com property hunters. This was followed by investment at 26.8 per cent and “own use” at 25 per cent (see graph on the right).

© 2016 Real Estate Weekly

Chinese interest in Vancouver real estate not limited to high-end sector

Tuesday, March 7th, 2017

Emma Crawford Hampel
other

Homebuyers from China are often cited as major participants in Vancouver’s luxury real estate market, but a new study from Sotheby’s Canada and Juwai.com found most property searches from China into Vancouver homes were for those on the lower end of the market.

uwai.com—one of the largest Chinese international property search sites—said 57% of all 2016 searches from China into Vancouver real estate were for properties worth less than $655,050. The median search price was $590,020, which is considerably lower than the average sale price of $897,600 in the region for all buyers last year.

“Chinese homebuyers have been credited as an influential segment of purchasers within the Canadian luxury real estate market,” Sotheby’s said in a news release.

“However, Juwai.com data dispels the notion that their interest is limited to the high-end market.”

The study found Vancouver property searches from China reacted swiftly to implementation of foreign-buyer tax. In July—the month the 15% tax on buyers from outside of Canada was announced—Chinese searches into Vancouver properties fell 81% year-over-year. In August when the change came into effect, enquiries were down 78% year-over-year.

uwai.com data showed that interest moved to other markets in Canada after the implementation of the 15% foreign-buyer tax. The biggest increase was not seen in Toronto, which along with Vancouver is one of the two hottest markets in the country. The biggest shift in Chinese interest was seen in Calgary, where Chinese searches increased 1050% year-over-year in August and a further 420% in September.

Copyright © Business In Vancouver

Fraser Valley?s February numbers point to a market on the rise

Monday, March 6th, 2017

Ephraim Vecina
Canadian Real Estate Wealth

Vancouver isn’t the only housing market that has experienced heightened costs last month, as latest numbers from the Fraser Valley Real Estate Board (FVREB) revealed that the southwestern region has also seen its fair share of notable home price growth in February.

Last week, the Board revealed that the benchmark price for a single-family property in the Valley increased by 20.4 per cent year-over-year and 0.4 per cent compared to January, hitting $859,300.

“This is the kind of February we like to see. Last year at this time, the incredible demand created a market that was difficult for consumers,” according to FVREB president Gopal Sahota, as quoted by CBC News.

“Now, we have sales moving upward from the winter months at a typical, healthy pace and a growing inventory to support it,” Sahota stated, adding that the numbers are so far showing a “return to normal historical sales numbers.”

Apartment prices also rose sharply by 26 per cent compared to February 2016 and 1.8 per cent month-over-month, up to $267,000.

Meanwhile, average townhome costs grew by 25 per cent year-over-year and 0.5 per cent since January, reaching $422,400.

Copyright © 2017 Key Media Pty Ltd

$1 million ain?t what it used to be

Monday, March 6th, 2017

Justin da Rosa
Canadian Real Estate Wealth

What will a cool $1 million buy you across the country? 

Obviously, that depends on the market; but increasingly, what was once considered the threshold for a luxury home will buy you less and less house. 

“What used to be considered a luxury price point is now the status quo in Canada’s two hottest markets,” Dianne Usher, senior vice president of Johnston and Daniel, a division of Royal LePage, said. “Once carrying significant purchasing power, $1 million is now either below or on par with the price of an average two-storey home in Toronto and Greater Vancouver. Now, instead of a fully upgraded three bedroom, three bathroom two-storey property in prestigious neighbourhoods like Rosedale or West Vancouver, you’re getting a much smaller two or three bedroom, two bathroom property in need of renovation in a less sought-after location.”
Royal LePage released the report, From luxury lodging to starter home: What $1 million can buy across Canada, Monday morning.

It found that, overall, million-dollar homes are shrinking.

The average million-dollar home in 2007 was 3.9 bedrooms, 3.3 bedrooms and offered 2,860 square feet of living space.

Fast-forward to 2017, and the average home has shrunk.

That, obviously, holds true for homes in major markets.

“There are striking differences in the options available for those who are looking to purchase a $1 million two-storey home in Canada,” Usher said. “From an older starter home in Vancouver to a waterfront property with all of the bells and whistles in Halifax, the amount of value and space that prospective buyers receive is largely dependent on the characteristics of the market in which they are located.”

 “However, significant value can still be found in the suburbs or city-centres like Saskatoon and Montreal, where homes are more affordable, landing you substantially more home with better features as a result.”

Copyright © 2017 Key Media Pty Ltd

Proposed class action against B.C. says foreign buyers’ tax unconstitutional

Monday, March 6th, 2017

Canadian Real Estate Wealth

A proposed class-action lawsuit says British Columbia’s 15-per-cent tax on foreign nationals who buy homes in the Vancouver area is unfairly prejudiced against people from Asia, who have historically faced discrimination in the province.

Amended documents filed in B.C. Supreme Court last week argue the so-called foreign-buyers’ tax is unconstitutional because it violates equality rights by making an “arbitrary” distinction between those who are citizens and permanent residents of Canada and those who are not.

The lawsuit, which was originally filed in September, says the tax unfairly assumes foreign nationals are wealthier than Canadians, and argues it violates dozens of international treaties guaranteeing equal treatment to non-Canadian citizens and permanent residents.

The B.C. government introduced the foreign-buyers’ tax last summer in an effort to quell Metro Vancouver’s overheated real-estate market, which saw July prices for detached homes soar 38 per cent over a single year.

The representative plaintiff in the proposed class action is Jing Li, a Chinese national who learned she would have to pay an additional $83,000 on a $587,000 home in Langley that she agreed to purchase days before the government announced the new tax.

Earlier this year, Premier Christy Clark tweaked the rules around the law exempting anyone living in B.C. on a work permit and who pays taxes in the province.

Copyright © 2017 Key Media Pty Ltd

Fraser Valley home sales slump but real estate pros are happy

Saturday, March 4th, 2017

Steve Randall
Canadian Real Estate Wealth

Home sales in the Fraser Valley saw a slump in February, similar to that seen in Metro Vancouver; but the body representing real estate agents in the region isn’t downbeat about it.

Sales were down 41.5 per cent compared to February 2016, which was a record-breaker. Realtors sold 1,396 homes with new listings down 33.9 per cent from a year earlier and total inventory down 9.4 per cent at 4,645.

But while declining numbers may grab the headlines, the underlying story is more positive. Fraser Valley home sales remained above the 10-year average for February (1,288) and the increase from January was 43 per cent.

“This is the kind of February we like to see,” said Gopal Sahota, Fraser Valley Real Estate Board President. “Last year at this time, the incredible demand created a market that was difficult for consumers. Now, we have sales moving upward from the winter months at a typical, healthy pace and a growing inventory to support it.”

Prices remain elevated with detached homes reaching a benchmark $859,300 in February, up 0.4 per cent from January and 20.4 per cent above February 2016.

For townhomes, the benchmark was up 0.5 per cent from a month earlier and 25.2 per cent from a year earlier at $422,400; while apartments hit a benchmark $267,000, up 1.8 per cent month-over-month and 26.5 per cent year-over-year.

“While the pace of the market has returned to more normal levels, pricing is still heavily impacted by the activity and demand seen throughout 2016,” Sahota said.

Copyright © 2017 Key Media Pty Ltd

Look at your home with buyer?s eye before you?re ready to sell

Saturday, March 4th, 2017

How to take care of your house like you?re selling it

STEVE WYDLER AND HANS WYDLER
The Vancouver Sun

Homesellers need to understand that buyers today have access to more information and are more educated and savvy than ever.

As a result, today’s buyers tend to be more cautious. Any small issue they see with the condition of the home could raise red flags for them about potential major problems. They may second guess their interest in the home.

It’s best to take extra special care of your home long before you consider putting it on the market. As real-estate agents, we’d like to share some tips on how to see your home with a buyer’s eye:

REPAIRS

When you are addressing a home repair issue as a homeowner, anticipate future questions and try to resolve the issue in a manner that would give comfort to a prospective buyer. For example, if you are fixing a small crack in your foundation, consult the original builder to see if you can find out what happened and why. When you have the repair corrected, have the contractor prepare a detailed invoice explaining the issue and the work done to correct it.

MAINTENANCE

Buyers walking through a home are trying to determine if the property has been well maintained. Even if the buyer doesn’t see a potential issue, their home inspector almost certainly will. One thing we’ve found over the years is that buyers tend to “horribilize” issues (we borrowed this term from a fellow agent). In other words, the buyer will imagine the worst-case scenario. For example, let’s say the HVAC filter hasn’t been changed in a while and is dirty. From the seller’s perspective, the cost to replace the filter is only a few dollars. Buyers, however, will think the clogged filter has strained the HVAC system, which will shorten its life, and wonder what other routine maintenance issues have been neglected in the home. We can’t list all the maintenance issues here but regularly maintaining your home will pay dividends when you decide to sell.

BOUNDARIES

In preparing to list a home for sale, one of the things we ask from our seller clients (townhouses, rowhouses and single-family detached) is a copy of the land survey. This is a document that they likely received at the time they purchased the property and is with their original closing papers. Anytime you or your neighbour put in a fence, driveway or other landscaping/ hardscaping feature, make sure it is on the correct property. If there is an encroachment (even a little bit), you will want to consult a lawyer. There is often a simple legal solution at the time the encroachment occurs (for instance, recording an easement, sending a simple “permission” letter, etc.). Encroachment issues are potentially big deals at settlement causing delays and costs, and in some cases, the deal to fall apart.

PERMITS

Whether a particular job needs a permit seems to have different interpretations. It’s best to err on the side of caution and get a permit. Certainly, if there is a significant repair or if you are going to advertise something as a feature of your home, the work should have been permitted. Cutting a corner to avoid permitting might sound like an attractive way to save money today, but it will likely cost you more in the long run.

WATER

Water issues result in some of the most costly home-inspection items we see. Water issues can result in a whole host of problems, including foundation issues, mould and roof problems. The good news is that water issues can be avoided relatively inexpensively if you are vigilant and proactive. Keep your gutters clean and make sure your downspouts empty away from your foundation. Make sure the ground around the perimeter of your home slopes away from the foundation. When a home is constructed, the builder will dig out a big hole, pour a foundation and then fill in the empty surrounding space with fill dirt. Because that soil is loose, it tends to settle over time creating a negative slope toward the foundation. Since this happens gradually, most homeowners don’t notice the problem until they have a water problem in their basement.

ET CETERA

Make sure your caulking and roof flashing are in good shape. Make sure your air conditioning condensate drain lines are clean and you have a backup system that alerts you when they are activated. Make sure your dryer vent is clean and blows the hot moist air outside and not into your attic or between walls. Make sure all tree limbs, bushes and other foliage are not touching the house. As you acquire paperwork related to your home, ask yourself: “Is this something a future owner might want/need?” Whether it be a land survey, manual, architectural drawing, irrigation system map, copies of contractor invoices and permits — it’s best to keep it. For tax purposes, you’ll want to keep track of your capital improvements to the property.

© 2017 Postmedia Network Inc.

The Smithe at 885 Cambie Street Vancouver a 27-storey tower with 94 homes by Boffo Development

Saturday, March 4th, 2017

The Smithe delivers downtown living in one stylish package

KATHLEEN FREIMOND
The Vancouver Sun

The Smithe

Project address: 885 Cambie Street, Vancouver

Developer: Boffo Developments

Architect: GBL Architects

Interior designer: Trepp Design Inc.

Project size: 27-storey highrise; two- and three-bedroom homes

Unit size: 1,000 – 1,429 square feet (not including penthouses)

Price: $1.2 million+

Sales centre: 1035 Seymour Street, Vancouver

Sales centre hours: noon — 5 p.m.

Sales centre phone: 604-689-7003

Website: www.TheSmithe.ca

Construction: Begins late 2017 and completion expected in 2020

Excited by its first downtown Vancouver project, Boffo Developments has defined a new neighbourhood – the arts and events district – to better describe the location of its 27-storey highrise, The Smithe.

“It’s a great location on the edge of Yaletown – we’ve coined it the arts and events district,” says Boffo’s director of marketing and sales, Karen West. “There are so many art galleries, fine-dining restaurants and theatres, The Orpheum, the Queen Elizabeth, the Vogue, Vancouver Playhouse, Rogers Arena and BC Place. It’s great for the downsizer enjoying a night out at the symphony, starting or ending with a meal at one of the restaurants,” she says.

The Smithe will be built on a sloped 15,000-square-foot site at Smithe and Cambie streets. The development includes retail space at the ground level, three floors of office and commercial space, and 23 storeys of residential space comprising 94 two-and three-bedroom homes ranging from 1,000 to 1,429 square feet (excluding the larger penthouses). Balconies range from 80 to 170 square feet.

 

 “We wanted the units to benefit from the great views and access to daylight,” says architect Andrew Emmerson of GBL Architects. “We designed from the inside out knowing that we wanted to open up access to light and amenities.” he says.

While the condensed site could not accommodate a typical “tower and podium” design, GBL came up with a creative solution to maximize outdoor space.

“Above the commercial levels, we undercut the tower on the south/southwest edge of site and opened up 2,500 square feet of usable outdoor space and amenities. This outdoor area opens up to indoor amenities where a communal kitchen and dining area gives residents the opportunity to host social events,” says Emmerson.

The more than 4,000 square feet of indoor and outdoor amenities include a fully equipped fitness space, a lounge and media room, barbecue, children’s play area and raised planters for green-thumb residents.

While City of Vancouver rezoning bylaws require multi-family buildings be designed to LEED Gold standards, Emmerson views those criteria as a minimum.

“Over 50 per cent of the building envelope will be insulated wall, maximizing the intake of natural light without creating a series of units that perform poorly from a thermal efficiency perspective,” he says. “Opportunities for view exposure and passive ventilation have been carefully integrated into every unit, with 80 per cent of typical tower level units benefitting from corner orientation,” he says.

At the sales centre at 1035 Seymour Street, the display suite’s entry door – solid rift-cut white oak with custom chrome inlay – is the first sign of the attention to detail that is evident throughout the units’ sophisticated and classic interior designed by Scott Trepp of Trepp Interior Design. Trepp created two palettes for buyers to choose from, Walnut and Palisander.

The warm hues of the 24-by 24-inch umbra marble floor tiles and the walnut cabinets set the tone for the two-bedroom three-bathroom show suite. The Palisander palette features striking graphite marble floors and rosewood-like feature cabinetry.

The Casesarstone quartz countertop and backsplash and the gleaming Dornbracht faucet establish an elegant ambience in the kitchen. Custom Binova cabinetry, imported from Italy, features honed white-lacquer door fronts and integrated panels that contrast against the walnut finish on the upper cabinets and the drawers in the island.

“The walnut on the cabinets is all book-matched: it’s a very time-consuming and meticulous process, you don’t often see this design feature in multi-family homes,” says West, who points out thoughtful details like the stainless steel trim on the top edge of all the kitchen cabinet doors, to protect them from moisture.

The quartz countertop on the island extends to a waterfall edge on both ends and three bar stools easily tuck under the generous overhang. Along with wide drawers featuring motion-sensing LED lighting, the large island also accommodates a wine cooler.

A full-height pantry with pull-out shelves and mechanisms to more easily open the upper cabinet doors maximizes space in the large kitchen. The integrated hoodfan, under-mount stainless steel sink, Akso dishwasher and convenient storage containers for recyclables all contribute to the practical aspects of the space, while high-end appliances emphasize its modern presentation. The major appliance package includes a Wolf cooktop and wall oven plus a 36-inch Sub-Zero refrigerator with two freezer drawers.

The homes are all air conditioned and the Savant smart home automation system is a standard feature. The Savant enables wireless communication and the app lets users control a range of devices, including the TV, sound systems and lighting. The Nest Thermostat integrates with the Savant system, making it easy to remotely set a comfortable temperature in the condos.

Heated floors, floating vanities with back-lit mirrors and wall-mounted Dornbracht fixtures enhance the hotel-style design of the bathrooms where the frameless glass shower enclosure has a flush-set stone slab base with a linear drain.

While each unit comes with the standard one parking spot (larger units have the option to buy a second bay), it is perhaps the cycle-friendly aspects – like a dedicated elevator for cyclists and their bikes – that will differentiate The Smithe. Each condo is allocated bike storage and the developer worked with HUB Cycling, a non-profit special interest group that works to promote cycling, to include a workshop with the tools and resources to maintain the two-wheelers.

© 2017 Postmedia Network Inc.