Archive for September, 2017

Condos, townhomes push Metro Vancouver real estate sales above August average

Wednesday, September 6th, 2017

Stephanie Ip
The Province

The demand for condos and townhomes in Metro Vancouver continues.

In the latest figures from the Real Estate Board of Greater Vancouver, August sales numbers were pushed above average levels due to a sustained demand for condos and townhomes in the region.

Last month, 3,043 residential properties sold, marking a 22.3-per-cent increase compared to 2,489 sales in August of the previous year, and a 2.8-per-cent increase over this July.

When compared to the August sales average from the last decade, 2017’s sales were 19.6 per cent above average.

Real estate board president Jill Oudil said first-time homebuyers led the “surge” this summer in the purchase of condos and townhomes.

“Homes priced between $350,000 and $750,000 have been subject to intense competition and multiple offers across the region,” she said in a statement.

The board had previously observed strong demand for condos and townhomes due to first-time buyers and longtime homeowners competing for the same type of property. However, that demand also comes during a drop in the number of new listings available.

In August, there were 4,245 detached, attached and apartment properties newly listed for sale. That’s a 1.1-per-cent decrease compared to August of last year, and a 19.2-per-cent decrease compared to this July.

While there are fewer new listings being introduced into the market, the number of active listings for sale in August (8,807) remained higher than that of August last year (8,506) but lower than a month ago (9,194).

For those watching for sticker shock, prices for condos and townhomes will likely continue an upward trend, while detached homes have entered a “balanced market.”

“This means there’s less upward pressure on prices and that buyers have more selection to choose from and more time to make their decisions,” said Oudil.

The sales-to-active listings ratio for detached homes is 16.3 per cent during August 2017, with analysts noting that prices begin trending downward when that ratio falls below 12 per cent for a sustained period.

© 2017 Postmedia Network Inc.

Victoria core’s benchmark prices begin to decline

Wednesday, September 6th, 2017

Ephraim Vecina
Canadian Real Estate Wealth

The Victoria core—comprised of Victoria, Saanich, Oak Bay, View Royal, and Esquimalt—has seen the first drop in its benchmark home prices in roughly 2 years, according to the latest figures from the Victoria Real Estate Board.

The benchmark price in the core has declined to $823,100 last month from $834,200 in July, the Times Colonist reported.

“Though much too early to call a trend, we do see that the benchmark value for single-family homes in the Victoria Core area has decreased by 1.3 per cent when compared to July,” Board president Ara Balabanian said in a statement late last week. “This is the first time we’ve noted a decrease in [benchmark] values since August 2015.”

However, he hastened to add that the area has “seen a phenomenally busy two years in real estate for our area and we are likely heading toward a period of more balanced activity.”

August prices remained markedly higher than the same time last year, with the benchmark price of a single-family home in the core at $743,200 back in August 2016.

Balabanian expressed surprise at the sustained scarcity of supply in the region. As of August, there were 1,917 active listings, compared to the 1,921 available in July and the 2,094 listings a year ago.

“I expected inventory numbers to be climbing by now, but instead we’ve seen even lower numbers of listings on the market. This is likely leading to some buyer fatigue along with pressure on pricing in high-demand areas,” he said.

Copyright © 2017 Key Media Pty Ltd

Demand for condos fuels Vancouver home sales surge

Wednesday, September 6th, 2017

Steve Randall
Canadian Real Estate Wealth

Home sales in Metro Vancouver increased in August with condos and townhomes driving the rise.

The Real Estate Board of Greater Vancouver reports 3,043 residential sales in August, up 22.3% from a year earlier and up 2.8% from July.

Detached home sales were up 26% year-over-year to 901, apartments gained 20.1% (1,613) and attached home sales were up 22.7% (529).

“First-time home buyers have led a surge this summer in demand in our condominium and townhome markets,” Jill Oudil, REBGV president said. “Homes priced between $350,000 and $750,000 have been subject to intense competition and multiple offers across the region.”

The rise in sales, almost 20% above the 10-year average, comes despite lower new listings with 1.1% fewer homes listed (4,245) in August 2017 compared to a year earlier and a 19.2% drop from July.

Total inventory of 8,807 is 3.5% higher year-over-year but was 4.2% lower than in July.
The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,029,700, up 9.4% year-over-year and 1% month-over-month.

For each property type benchmark prices were:

  • Detached $1,615,100 (up 2.2% y-o-y and 0.2% m-o-m)
  • Apartment $626,800 (up 19.4% y-o-y and 1.7% m-o-m)
  • Attached $778,300 (up 12.8% y-o-y and 1.9% m-o-m)

“Conditions in our detached home market are distinct today from the dynamic in our condominium and townhome markets,” Oudil said. “Detached homes have entered a balanced market. This means there’s less upward pressure on prices and that buyers have more selection to choose from and more time to make their decisions.”

Copyright © 2017 Key Media Pty Ltd

New anonymous chat app aims to get millennials talking

Tuesday, September 5th, 2017

CHERYL CHAN
The Vancouver Sun

How do you approach someone you’re too shy to talk to? For some, it’s easy enough to go up to the person and say “hi.”

But in this app-loving and chatobsessed age, many people might prefer to break the ice from the safety of their screen.

That’s where Lipsi, a new location-based anonymous messaging app, might help.

Its goal, said founder Matthew Segal, is to facilitate unlikely interactions.

“Most apps that connect people are almost always a dating app, but we see this as only one of the many applications of Lipsi,” said Segal, the 23-year-old son of Vancouver businessman and philanthropist Lorne Segal and grandson of Vancouver icon Joe Segal.

When a user logs into Lipsi, the app can provide a list of other users who are within 100 metres. When a user sends a message to someone they’re interested in, it’ll show up as anonymous unless they unveil their identity.

“There are many apps that connect people. But the simple fact that Lipsi is anonymous separates it from competition in that field,” Segal said.

The app also allows users to search for their friends by name; proximity isn’t necessary.

Lipsi — the name is a combination of the word “lips” and the phrase “let’s see” — also gives users the ability to delete chat histories and restore anonymity.

The app is geared for people age 15 to 25 in high school or universities.

Segal and his team plan to launch a publicity campaign at the University of B.C. and Simon Fraser University this week through campus ambassadors, working with fraternities and social media channels to build on its current 5,000 users in the Vancouver area.

The company isn’t focused on acquiring numbers so much as it wants to have critical mass in close quarters, Segal said. “More than numbers, we’re focused on building communities.”

The biggest launch will be held at Segal’s alma mater, Yale University in New Haven, Conn., where Lipsi will hold an open bar for students who present the app on their phones.

Yale was where Lipsi was born. Segal came up with the idea two years ago after he kept bumping into a girl on campus he wanted to talk to but was too shy to approach. “It’s not always the easiest thing to talk to a girl you like,” he said.

It should be easy, acknowledged Segal, when asked why someone shouldn’t just approach a person they want to talk in person. But in practice, it’s not easy for many people.

One person attending Lipsi’s launch party last month described the app as an ice breaker. “If you get a positive interaction on it, you can approach them immediately rather than going home and going on Facebook to creep them and approach them that way,” he said.

Segal is aware that an anonymous messaging app could be used for cyberbullying or predatory purposes, and his team has created safeguards, such as a feature that lets users block a user from messaging them. The app’s developer can also ban abusive users from the platform after repeat offences.

The Vancouver-based company is a lean operation with five employees, including three developers, a designer, and head of marketing and growth. Segal is a self-professed jack of all trades. “I’ll do everything, whatever needs to be done,” he said.

The grind of a tech startup wasn’t in Segal’s original plans. After graduation, the economics major was prepared to go into investment banking. He had gone through gruelling interviews but once he had a job contract in front of him, “I realized my heart simply wasn’t in it.”

He’s also given up competitive rowing to focus 100 per cent of his time and energy to Lipsi.

“I’ve been following my passion since I was very young,” Segal said. “That was one of the most important things my dad has taught me. I see this as the first of many risks I’ll be taking in my life.”

© 2017 Postmedia Network Inc

Greater Vancouver Home Sales Up 22% in Hot August

Tuesday, September 5th, 2017

Joannah Connolly
The Vancouver Sun

There were 3,043 home sales in Greater Vancouver last month – up nearly 3% compared with July’s activity, and the second-hottest August on record, beaten only by August 2015, according to new Real Estate Board of Greater Vancouver (REBGV) figures.

The figure is an annual increase of 22.3% compared with last August, which saw a hiatus in activity, partly because of the foreign buyer tax that was introduced August 2, 2016.

However, August this year saw a real estate market that was healthy in its own right, at 19.6% higher than the 10-year average for that month.

Listings continued to decline both month over month and year over year, with the number of sellers listing their homes still failing to keep up with demand.

For all property types, the sales-to-active listings ratio for August 2017 is 34.6 per cent, which is a seller’s market. However, broken down by property type, the ratio is 16.3% for detached homes – a buyer’s market – compared with 44.8% for townhomes and 76.3% for condominiums – both strong seller’s markets.

Correspondingly, home prices continued to rise, driven by the condo and townhome sectors, which are still in a strong seller’s market. The MLS® composite benchmark price for all residential properties in Greater Vancouver is now $1,029,700 – 1% more than the previous month, when it broke the million-dollar barrier for the first time.

Home Type Breakdown

Because single-family home sales saw the biggest slump in August 2016, this was the property type to see the largest year-over-year rise last month. Detached home transactions were 26% higher than one year previously, at 902 sales – but that is a near-5% decline compared with July this year.

Attached properties such as townhomes, duplexes and row homes rose 22.7% year-over-year to 529 units in August, down 2.8% compared with July.

There were 1,613 condos exchanging hands in August 2017, a 20.1% increase compared to the 1,343 sales in August 2016. This is an extremely hot condo market for August – and the reason this is the lowest year-over-year growth is that condos sales did not slide as much as other property types one year ago. This August’s condo sales total is nearly 9% higher than July’s, with condos the only property type to see a month-over-month increase – but that was still enough to push total Greater Vancouver home sales up 2.8% compared with July.

“First-time home buyers have led a surge this summer in demand in our condominium and townhome markets,” said Jill Oudil, REBGV president. “Homes priced between $350,000 and $750,000 have been subject to intense competition and multiple offers across the region.”

Prices by Property Type

Reflecting the increased demand – or lack of supply – benchmark prices across all property types increased both month over month and year over year. The MLS® composite benchmark price in Greater Vancouver (all property types combined) rose 9.4% year over year to $1,029,700 – 1% more than July’s million-dollar-mark-busting price.

Broken out by property type, the board’s benchmark price for single-family homes across the region now stands at $1,615,100 – a 2.2% increase compared with August 2016 and up 0.2% over July 2017.

The attached unit benchmark price is now $778,300, which is a 12.8% rise over August 2016 and 1.9% higher than July this year.

The typical Greater Vancouver condo is now priced at $626,800, which is a 19.4% annual increase and a 1.7% rise over July 2017.

For a visual overview of Greater Vancouver’s August 2017 real estate market trends, see our detailed infographic below. 

© 2017 REW.ca

Three million people snap up Canada’s 10-year visas

Monday, September 4th, 2017

1.5 million 10-year unlimited entry Visas issued to Chinese nationals in only 3 years

Douglas Todd
The Vancouver Sun

The global appetite for Canada’s new 10-year visas appears insatiable, especially in China.

More than three million people from countries with which Canada has long had travel restrictions have obtained the 10-year, multiple-entry visas since the program began in 2014.

With almost half the 10-year visas being handed out in Mainland China, where Prime Minister Justin Trudeau’s government this year opened seven new visa offices, the province of B.C., more than anywhere in Canada, has experienced a surge of visitors.

Immigration specialists say the 10-year visas are having multiple effects on Canada.

They’ve markedly boosted tourism. And they’ve helped re-connect globally far-flung families for extended periods.

But they have also been vulnerable to abuse by rich trans-nationals with families in Canada who seek to avoid paying Canadian income taxes on their global income.

More than 1.4 million Mainland Chinese have gone through the vetting process to obtain Canada’s 10-year visa, which allows visits of up to six months at a time.

More than 716,000 people from India have also obtained multiple-entry visas, followed by 273,000 from Brazil and 140,000 from the Philippines.

The federal government says Mainland China visitors now spend $1 billion a year in Canada. Travel from that country has soared and China has become Canada’s third largest source of visitors after the U.S. and the U.K.

Countries in which Canada’s 10-year visas have proved most popular since program began in 2014.

George Lee, a Burnaby immigration lawyer who was born in China, says Metro Vancouver hotels, retailers and restaurants are responding to the swelling stream of Chinese visitors by hiring more Mandarin-speaking employees and even making sure their staff “serve Coca-Cola warm,” the custom in China.

In addition, Lee said wealthy Mainland Chinese visitors are increasingly buying hotels, resorts and residential real estate in B.C., particularly in Metro Vancouver and on Vancouver Island.

“Vancouver has become a global village,” Lee said. “When we encounter a new trend … some, if not most, dislike it. They feel challenged and intimidated. But eventually people will get used to it.”

Immigration lawyer Sam Hyman believes the 10-year visas not only help boost tourism from China, India, Brazil and elsewhere; they also help far-flung relatives reunite for extended periods of time in Canada — without having to go through the process of applying for permanent resident status.

For instance, Hyman has worked with many Latin American families who immigrated to Canada in the past couple of decades. Their offshore parents and other relatives, he said, have been applying for 10-year visas to come to Canada as “seasonal visitors,” staying for months at a time.

Would-be visitors from countries that have reciprocal visa arrangements with Canada obtain the multiple-entry visas through a detailed application and vetting process (unlike visitors from visa-exempt countries such as the U.K., the U.S., France, Australia and Mexico, who have more open access to Canada).

Each foreign national who obtains a 10-year visa must prove to Immigration Department officials they have closer ties with their home country than with Canada, a declaration that reduces the chances they would ever apply for refugee status.

Canadian statistics on international border arrivals indicate the exceedingly popular 10-year visas have contributed to a sharp upturn in travellers from key countries.

The number of Mainland Chinese visitors to Canada swelled by 23 per cent in 2016 alone — with 312,000 choosing to come to B.C. out of a nationwide total of 610,000.

More Indian visitors, 71,000, also came to B.C in 2016, out of a national sum of 215,000.

However, Brazilian visitors tended to opt for other parts of the country, with just 17,000 stopping in B.C. out of a Canada-wide total of 214,000.

While Hyman applauds the positive effects of the 10-year visas, he also points to a downside: “People who really abuse the system.”

Because of loopholes in Canadian tax law, Hyman said, it is possible for rich foreign nationals to take advantage of the 10-year visa to avoid paying Canadian taxes on their global income.

Because of loopholes in Canadian tax law, Sam Hyman said, it is possible for rich foreign nationals to take advantage of the 10-year visa to avoid paying Canadian taxes on their global income. Steve Bosch / PNG

Hyman said the popularity of the 10-year visas has come at the same time tens of thousands of foreign nationals, many of whom were the principal applicants for their family’s permanent resident status, are relinquishing the status for themselves.

This would normally mean they give up the chance to become Canadian citizens.

But Hyman and other immigration specialists say several Canadian tax loopholes allow trans-nationals “to transfer unlimited wealth” to spouses, children and other family members in Canada.

And in many cases, said Hyman, those family members use the breadwinner’s money to invest in real estate, particularly in Metro Vancouver.

Meanwhile, the breadwinner, typically the father, can earn money in his homeland or another country while spending up to six months at a time in Canada on a multiple-entry visa.

Since the breadwinner can therefore claim he is not a “resident of Canada for tax purposes,” he is not expected to declare his worldwide income to the Canada Revenue Agency.

At the same time, Hyman said, the breadwinner’s family members receive access to taxpayer-subsidized Canadian educations, health care and social services, without any member of their family paying significant, or any, taxes to the Canada Revenue Agency.

Hyman urges the federal Liberals to close the loophole that allows foreign nationals to relinquish their permanent residents status — but, years later, apply for it again; sponsored by their spouses or children who had become citizens of Canada.

© 2018 Postmedia Network Inc.

Green Square VERT at 3626 Mission Springs Drive Kelowna 118 condos in phase 2 by Troika Management Corp

Saturday, September 2nd, 2017

Troika’s Green Square VERT builds in Kelowna on winning formula

Michael Bernard
The Vancouver Sun

Green Square VERT

Project Address:  3626 Mission Springs Dr., Kelowna 

Project Scope:  A second phase of 118 condo units in four buildings ranging from four to six storeys, and 23 townhomes situated on five acres just 1.5 from the Okanagan lakeside in Kelowna. Close to shopping, walking and cycling paths

Prices: one-bed-and- den condos in the $260,000s

Developer: Troika Management Corp.

Architect: BlueGreen Architecture

Interior Designer: Dalaun Klaassen

Sales Centre:  11 — 3626 Mission Springs Dr., Kelowna

Centre hours: noon — 4 p.m. daily

Sales phone: 250-300-7711

Website: LiveatVert.ca

Occupancy: Fall 2018

When Renee Wasylyk watched the last of 56 townhomes in the first phase of Green Square in Kelowna’s Lower Mission sell out, the Troika Management CEO knew the company had a winning formula to move full speed ahead with the remaining homes on the five-acre site.

Situated just blocks from one of the city’s most popular beaches at Gyro Park, people quickly grasped that the townhomes were ideally located to take in the outdoor life that Kelowna offers and all the amenities needed to support that lifestyle.

It also didn’t hurt that the development is centred in Lower Mission, where basic bungalows routinely fetch $800,000 and $900,000, and luxurious beachside single-family homes sport multi-million dollar price tags, she said.

“We are trying to give people another option outside of that (pricier real estate),” she said. Green Square VERT condo homes in four taller buildings in two corners of the site start in the $200,000s, while the 23 two- and three-level townhomes surrounding the taller structure will sell for up to the high $500,000s for a four-bedroom unit, prices that are still seen as reasonable in a city where annual double-digit price increases have become the norm in the last three years.

Troika, whose credits include the highly successful West Harbour Development, a team effort with the Westbank Indian Nation on the shore of Okanagan Lake, can now add another notch by building the first wood-frame construction in Kelowna to reach five and six storeys.

It was that technology, pioneered elsewhere in the province, that paved the way for an innovative medium-density design for the rest of the site, Wasylyk said. It also sprouted the unusual name “VERT”, is word play on vertical and the French word for green.

By going up, Troika was able to dedicate more of the site to green space, including a children’s play area, community gardens and leisure seating, she said. Other on-site amenities include a yoga room, gymnasium and community gathering place. Pathways run throughout the green space, with one leading directly to the beach.

Two of the four condo buildings, done in contemporary design with large overhangs and oversized windows, also feature rooftop terraces so all of Green Square VERT residents can enjoy views of Okanagan Lake and the mountains, she said. Close by is the 40-store Mission Park Shopping Centre, with grocery stores, restaurants and retail outlets. Also adding to the sense of luxury in the area are the venerable Eldorado Hotel and Manteo Resort.

To further encourage residents to abandon second cars, Troika is talking to the city’s car- sharing organizations and plans to provide on-site parking for at least one of them, she said. “And rather than putting in a car wash, we are putting in a bike wash, a doggie wash and maybe even a kid wash,” she joked.

Troika had scheduled a special preview for realtors in late August and were planning a public launch in early September.

Wasylyk boasted that when her marketing team sat down to consider the demographic for Green Square VERT, it concluded it would interest anyone who wanted “connected living,” where they had access to the outdoors while carrying on an urban lifestyle.

“It appeals to every single demographic that wants to get out of their cars.”

Condos will range from one-bedroom-and-den models at 700 square feet, two-bedrooms between 880 and 900 square feet, and two-bedroom-and-den suites up to 1,115. Townhouse models include two-bedroom-and-dens at 1,335 square feet, three-bedrooms between 1,250 and 1,415, and four-bedroom units 1,560.

© 2017 Postmedia Network Inc.

Fleetwood Rise 131 townhomes at 16433 Watson Drive in Surrey by Anthem Properties

Saturday, September 2nd, 2017

Thoughtful spaces on offer at Anthem Properties? Fleetwood Rise

Laura Goldstein
The Vancouver Sun

Fleetwood Rise

Project Location: 103 — 16433 Watson Drive, Surrey

Project size: 131 townhomes: (eight) two-beds, three-beds-plus-den, and four-beds 

Prices: $500,000 — mid $600,000

Unit Size: 1,210 — 1,644 square feet

Developer: Anthem Properties

Architect: Ekistics

Interior design: The Mill, North Vancouver

Sales centre: 103 — 16433 Watson Drive

Contact: Suzy Kim, sales manager

Centre hours: noon — 6 p.m., Sat — Thurs

Telephone: 604-372-2122

Website: fleetwoodrise.com

Occupancy: October 2017 to summer 2018

Kids race up the stairs with their parents in tow in the three-bedroom show home at Surrey’s new townhome community, Fleetwood Rise. The Star Wars poster that lights up in a pre-teen’s bedroom and the cool bunk beds in another are certainly kid magnets, but it’s Anthem Properties’ commitment to building better housing for growing families that’s the main attraction for parents and young couples.

“We talked to real families with two to four kids to find out exactly what they were looking for because there’s a shortage of housing for large families everywhere,” says Elva Kim, Anthem’s vice-president of sales and marketing.

“What’s exciting for us is that people from The Rockwoods, our first townhome development in the Fleetwood neighbourhood in Surrey that caters to small families (and which was nominated for a Georgie Award for Best Townhome Community in 2013) are now looking at the 131 townhomes at Fleetwood Rise. That’s because it offers three and four bedrooms to meet the needs and demands of their growing families,” Kim explains.

That surge to find affordable family homes in Surrey is reflected in the 2016 Census, which named Surrey as the second-fastest city of the 21 municipalities that make up Metro Vancouver.

The contemporary Fleetwood Rise townhomes, which reflect West Coast style over three levels and range from 1,210 to 1,644 square feet, are designed by Ekistics Architecture. They exude a sense of community, with meandering, landscaped and well-lit paths and green spaces by landscape architect, Durante Kreuk Ltd.

Two Fleetwood clubhouses are on the west and east ends, each with a party lounge, kitchenette and patio to further encourage socializing. Across the street, the Surrey Sport and Leisure Complex offers Olympic and tot pools, childcare services and a selection of fitness classes and skating in the winter.

“Pinterest was actually one of the first platforms we researched for on-trend, kid-friendly interior design for Fleetwood Rise,” says Janine Wilson, designer-owner of The Mill in North Vancouver.

“For example, as you enter the lower level from either the front entrance or two-car double garage, there is a nice-sized carpeted den that can easily be transformed into a child’s playroom to stash all their toys. Then, when a child is older and demands more privacy, it can transition into a pre-teen bedroom.

“For parents, the den is a perfect office space away from the upper floors. And, many people love the idea of the powder room on this floor: it’s perfect for potty training or when everyone comes in with muddy boots,” laughs Wilson.

Light streams through a large vertical stairwell window leading up to the spacious wide-plank laminate main floor, showcasing the bright, open-concept living room/dining room and kitchen layout. At one end, sliding glass doors invite access to a large terrace and with the addition of tall leafy potted plants, a private oasis in which to entertain. Some of the townhomes are designed with the powder room off the kitchen instead of on the lower level, a convenience for many, given that the main floor will attract the greatest amount of traffic.

Who says kid friendly can’t be contemporary and stylish? All walls and Shaker-style or flat-panel kitchen cupboards are scrubbable and Wilson and her team chose a palette of pale grey contrasted with walnut laminate throughout. “Grey is a huge design trend in magazines right now,” she says, also referencing West Elm and EQ3 in Vancouver for design ideas. “Quartz counters and island tabletop, porcelain backsplashes similar to subway tiles all mean easy clean-up, too.”

Wilson gave thought to all the details when designing for family living. For example, the microwave is built into the kitchen cabinets above the stainless steel Whirlpool gas range, not in the island where little hands might play with the door. As well, the side-by-side front-loading Whirlpool washer/dryer has a built-in wide table anchored across their tops for folding laundry and storage and is hidden away in a closet on the main floor.

Carpeted in neutral, strong-wearing broadloom is in stairwells and throughout the upper floor; it’s a soft touch for little padding feet as well as a welcome quiet for those congregating in the kitchen and living room below. The master bedroom comfortably fits a queen-size bed, and there’s a walk-in closet and ensuite with double sinks and walk-in shower. “We put the soaker tub in the main bathroom between the other bedrooms thinking that would be most convenient for a family with young kids,” Wilson says. “The standard shower-head can easily be refitted with a detachable one to make it easier to wash little kids’ hair.”

With both elementary and high schools nearby, as well as shopping and dining (the latter including including award-winning chef Vikram Vij’s My Shanti), Elva Kim reiterates, “Fleetwood Rise really speaks to this community.”

© 2017 Postmedia Network Inc.

Surrey man sentenced, fined for real estate income-tax evasion

Friday, September 1st, 2017

Surrey man fined for evading tax on real-estate transactions

Sam Cooper
The Province

A Surrey real estate investor has been handed a 15-month conditional sentence and $129,750 in fines after pleading guilty to income-tax evasion in a Canada Revenue Agency investigation.

Harjinder Dhudwal was sentenced Wednesday in Surrey Provincial Court, a statement from the CRA says.

“A CRA investigation revealed that Mr. Dhudwal willfully contravened the Income Tax Act by failing to report business income and taxable capital gains earned from buying and selling real estate in the Greater Vancouver area … on his 2007 to 2011 personal income-tax returns,” the CRA statement says. “Mr. Dhudwal also failed to report rental income earned from his properties for the 2007 to 2011 tax years.”

B.C. title documents show that Dhudwal currently owns 10 properties in Surrey, valued at $8.8 million in total. In various mortgage documents for these homes, Dhudwal lists his occupation as “self-employed” and also “janitorial,” as well as “sawmill worker.”

Kulwant Dhudwal — who was also charged in the tax-evasion case, but hasn’t been sentenced, according to court documents — jointly owns at least seven Surrey properties with Harjinder, B.C. title documents show.

In mortgage documents for a 13500-block 111A Avenue home assessed at $886,000, Harjinder Dhudwal lists his occupation as “sawmill worker” and Kulwant Dhudwal calls herself a “student.”

Mortgage documents for a $990,000 14000-block 113A Avenue home show that Harjinder Dhudwal calls himself “self-employed” and Kulwant Dhudwal calls herself a “health-care assistant.”

A statement from the CRA regarding the Harjinder Dhudwal sentencing says: “When taxpayers are convicted of income-tax evasion, they must still repay the full amount of taxes owing, plus interest and any civil penalties that may be assessed by the CRA. In addition, the court may fine them up to 200 per cent of the taxes evaded and impose a jail term of up to five years.”

In a conditional sentencing such as Harjinder Dhudwal’s, the convicted person avoids serving time in jail by following court-ordered conditions.

The CRA has faced criticism for a lack of enforcement in Metro Vancouver’s red-hot property market where speculative flip sales and tax-dodging are rampant, according to critics.

The last real estate tax-evasion case of this kind in the Vancouver area, before the Harjinder Dhudwal case, occurred in 2010. In that case, Dr. Raymond Ambrose Liang was fined $365,000 in unreported income from four assignment-clause flips and a condo sold through a shell company.

But the CRA says that it has beefed up enforcement resources in Metro in recent years.

“Transactions in the Greater Toronto area have been the subject of greater scrutiny, including audits, for some years,” a 2017 CRA statement says. “More recently the CRA has been actively monitoring and auditing real estate transactions in British Columbia.”

In a statement explaining tax evasion, the CRA says that in most cases when an owner sells a property for more than it was purchased, capital gains must be paid.

“Whether the capital gain is taxable or not can vary depending on whether the property is a principal residence or whether the seller of the property is a resident or non-resident of Canada,” the statement says.

© 2017 Postmedia Network Inc.

Foreign buyer influence now better understood

Friday, September 1st, 2017

REP

The government has perhaps its best understanding of just how influential foreign buyers are on Canada’s hottest markets, according to one big bank.

TD Bank recently released a comprehensive report focusing on various hot button real estate issues, including the influence foreign buyers have on major markets such as Toronto, Vancouver, and Montreal.

The bank claims the share of foreign buyers is now better understood than it was before.

“The B.C. government started tracking foreign buyers in 2016. They found that between June 10-July 14 of that year, 9.7% of all sales transactions in the Greater Vancouver Area were tied to foreign nationals,” TD Economists Beata Caranci and Diana Petramala wrote in their latest report. “That number plummeted to 1% following the non-resident tax implementation in August, but recovered to near-4% by the end of 2016. Ontario started tracking the share of foreign buyers in total transactions in May of this year and found that figure to be 4.7% in the Greater Golden Horseshoe region (GGH).”

According to the economists, Ontario failed to start collecting data until after the province released its latest policy announcement, which included a foreign buyer tax; as a result, it may have underestimated the influence foreign buyers have on certain markets.

“In addition, although a figure like 5% may not sound material, it can certainly create tension within a market that is already facing tight supply, by making hot markets even hotter,” the economists wrote. “Lastly, non-resident purchases were not uniformly distributed across the geography. Within the GGH, the York region and the City of Toronto reflected foreign purchase shares much higher at 9% and 7%, respectively.”

Following Ontario’s implementation of a foreign buyer tax, many pundits argued other major markets outside the province would experience upticks in foreign purchases.

However, that has not been the case according to Caranci and Petramala.

“Ottawa and Montreal have heated up in recent months, but they are not yet exhibiting the typical signs of increased foreign investment activity, including a significant jump in the share of sales relative to the size of the population,” they wrote. “Moreover, the Quebec Federation of Real Estate has noted that the strength in Montreal has been driven by the $400,000 and under segment of the market, while the luxury home market has remained amply supplied. In other words, the segment of the market most attractive to first-time homebuyers is driving market activity and price growth.”

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