Preparing for a Home Inspection in Victoria, B.C.: Setting Your Sale Up for Success

A home inspection is one of the most pivotal steps in selling your property. For buyers, it’s reassurance that the home has been properly maintained. For sellers, it’s a chance to demonstrate value, minimize surprises, and keep the deal on track.

In Victoria’s competitive real estate market, where homes often sell quickly, being inspection-ready can give you a real advantage. Here’s how to set the stage for success.

1. Start with a Deep Clean

A spotless home speaks volumes. Focus on kitchens, bathrooms, basements, and utility spaces. Remove clutter, dust, and ensure every area is accessible. A clean property signals pride of ownership and makes the inspector’s work smoother.

2. Tackle Small Repairs

Don’t let minor issues create the wrong impression. Fix leaky faucets, squeaky hinges, and loose railings. Replace burnt-out bulbs, patch small wall dings, and tighten handles. These quick fixes show consistent upkeep and prevent a long list of “little problems” from clouding the report.

3. Ensure Clear Access

Inspectors need to see it all—attics, crawl spaces, electrical panels, water heaters, and major systems. Unlock gates, sheds, and garages, and move any storage or furniture that blocks access. The easier it is for the inspector, the smoother the process.

4. Review Major Systems

Victoria’s damp coastal climate makes heating, ventilation, and safety systems especially important. Replace HVAC filters, test smoke and CO detectors, and service fireplaces or chimneys. If your furnace, hot water tank, or heat pump has been maintained recently, keep the receipts handy.

5. Address Moisture Concerns

Moisture is a common issue on Vancouver Island. Inspect crawl spaces and basements for dampness, use dehumidifiers where needed, and confirm gutters and downspouts are channeling water away from the home. A dry property reassures buyers about long-term durability.

6. Organize Records and Documentation

Transparency builds trust. Gather receipts, permits, and warranties for upgrades like roofs, windows, plumbing, or electrical work. Having this information ready to share gives buyers confidence and strengthens your negotiating position.

7. Don’t Forget the Exterior

Curb appeal and upkeep go hand in hand. Trim overgrown vegetation, clean gutters, repair loose shingles, and check outdoor lighting and faucets. A well-maintained exterior supports everything buyers see inside.

The Bottom Line

A successful home inspection is all about preparation and presentation. By addressing small issues early, ensuring easy access, and showcasing consistent maintenance, you reduce the risk of surprises and strengthen buyer confidence.

In Victoria’s fast-moving market, this preparation doesn’t just smooth the inspection—it can help your home sell faster and for a stronger price.

If you own, or are thinking about buying, a condo or townhouse in Victoria, you’ll hear about Strata Law and the Civil Resolution Tribunal (CRT). They sound technical, but the basics are straightforward. 

What is Strata Law?

Strata Law comes from B.C.’s Strata Property Act. It sets the rules for how condo and townhouse communities are managed. This includes:

• -Bylaws and strata rules

• -Monthly fees and budgets

• -Repairs and maintenance

• -The powers of your strata council

When you buy into a strata, you own your unit but also share responsibility for common spaces like hallways, roofs, and parking. You also agree to follow the strata’s bylaws.

What is the CRT?

The Civil Resolution Tribunal is Canada’s first online tribunal. Its job is to help owners and stratas settle disputes without going to court. Because it’s online, the process is faster, less formal, and more affordable.

The CRT handles issues like:

• Disputes over bylaws and fines

• Unpaid fees

• Repairs and maintenance

• Access to strata records

How Does It Work?

1. Start online: You file your case on the CRT’s website.

2. Talk it out: The system encourages both sides to try reaching an agreement.

3. Facilitation: A CRT staff member may step in to help.

4. Decision: If no deal is reached, a tribunal member issues a binding decision.

A Local Example

In Victoria, one condo owner challenged a $150 move-in fee. The CRT ruled in his favour, saying the fee was unfair since the strata couldn’t prove it offered extra services during the move. The decision saved the owner money and set a fair precedent. (Victoria News)

What to Expect

• User-friendly: Everything happens online.

• Affordable: Much cheaper than hiring a lawyer.

• Quicker results: Cases often wrap up faster than traditional court.

• Legally binding: Decisions carry real weight and can be enforced.

Strata living is convenient, but disputes happen. The CRT gives Victoria owners a fair, affordable, and effective way to solve problems without the stress of court.

The dispute arose when Carolyn Sewell agreed to purchase a property from Ehsan Abadian. As part of the process, Abadian provided a Property Disclosure Statement (PDS) with all questions struck through and a comment stating, “Tenanted Property, Owner has never occupied.” However, Abadian—an experienced real estate professional—knew the property had an unpermitted addition, which had been disclosed to him when he purchased it.

After discovering the unpermitted addition herself, Sewell refused to complete the purchase and sued to recover her initial $300,000 deposit. Abadian counterclaimed for the remaining $200,000 deposit. The trial judge sided with Abadian, interpreting the PDS as a refusal to make any representations.

On appeal, however, the court found that the trial judge failed to consider key facts, including Abadian’s real estate background and prior knowledge of the unauthorized addition. The Court ruled that by choosing to submit a disclosure form, even with crossed-out answers, and by signing it as part of the contract, Abadian made a misleading representation.

The Appeal Court allowed Sewell’s appeal, awarded her the return of her $300,000 deposit, and dismissed Abadian’s counterclaim.

The Takeaway

This case sets a new precedent: sellers can expect to be held to a higher standard when it comes to completing the Property Disclosure Statement (PDS). Simply claiming “I’ve never lived there” is no longer enough to sidestep responsibility. If a seller has knowledge—whether from past ownership, prior disclosures, or experience—they are expected to share it. The era of drawing a line through the PDS and avoiding liability may be coming to an end. Transparency isn’t just good practice—it’s legally essential.

When it comes to buying or investing in real estate, the significance of location cannot be overstated. You can change just about everything else on a property, but the location is forever fixed in place. In Victoria, BC, a city known for its diverse neighborhoods and stunning natural surroundings, the importance of location is particularly pronounced. Let's explore some key factors to consider when evaluating the importance of location in real estate, using specific examples from different areas of Victoria.

Proximity to Downtown: The downtown core of Victoria is a vibrant hub with a rich history, bustling streets, and an array of shops, restaurants, and cultural attractions. Properties located within walking distance to downtown, such as James Bay or Fairfield, often command premium prices due to their convenience and proximity to amenities.

• Waterfront Properties: Victoria's waterfront areas, including neighborhoods like Songhees and Esquimalt, offer breathtaking views of the ocean, proximity to beaches, and access to waterfront parks and trails. Waterfront properties are highly desirable and can command significant premiums, making location a crucial factor in their value.

• Family-Friendly Neighborhoods: For families with children, factors such as access to quality schools, parks, and family-oriented amenities are essential. Neighborhoods like Gordon Head or Broadmead, known for their excellent schools and family-friendly atmosphere, are highly sought after by families looking to settle down.

• Historic Charm: Victoria is renowned for its historic architecture and charming heritage homes. Neighborhoods like Oak Bay or Rockland feature tree-lined streets, heritage homes, and a sense of timeless elegance. Properties in these areas often appeal to buyers seeking character and charm, making location a key consideration.

• University Proximity: With the presence of the University of Victoria and Camosun College, neighborhoods like Gordon Head and Cadboro Bay are popular among students and faculty. Proximity to these institutions can impact property values, with rental demand driving investment opportunities in nearby properties.

• Transit Accessibility: Victoria's transit system plays a vital role in connecting residents to various parts of the city. Properties located near major transit routes or within walking distance to transit hubs, such as downtown or the Uptown area, offer convenience and accessibility, which can enhance their value. The BC government’s new missing middle legislation makes transit accessibility a key feature in future development. In Victoria, areas within 400m of a BC Transit bus exchange (where passengers can get off one bus, and get on another) will be called Transit Oriented Development Areas and these spots will be permitted extra density. If you are curious about the details, check out this backgrounder  https://news.gov.bc.ca/files/TOD_Areas_PolicyFramework.pdf

• Nature and Outdoor Recreation: Victoria's natural beauty and outdoor recreational opportunities are unparalleled. Neighborhoods like Saanich or the West Shore offer proximity to hiking trails, parks, and outdoor amenities, appealing to outdoor enthusiasts and nature lovers.

• Future Development Plans: Victoria is a city that continues to evolve, with ongoing development projects shaping its landscape. Areas undergoing revitalization or redevelopment, such as the Dockside Green project in Vic West or the Victoria International Marina in James Bay, may present investment opportunities with potential for future appreciation. Each municipality has a development tracker, where you can search the area and find out what is being planned for different plots of land. 

In conclusion, the importance of location in real estate cannot be overstated, especially in a city as diverse and dynamic as Victoria, BC. Whether you're considering proximity to downtown, waterfront views, family-friendly amenities, historic charm, university proximity, transit accessibility, outdoor recreation, or future development plans, understanding the factors that contribute to a location's desirability is essential for making informed decisions in the real estate market. By considering these factors and working with a knowledgeable real estate professional, you can find the perfect location to suit your needs and preferences in Victoria's vibrant real estate market.

As a real estate agent in Victoria, British Columbia, I've had the privilege of witnessing the ebb and flow of the property market. From seasoned investors to first-time buyers, the allure of investing in real estate is undeniable, especially in a vibrant city like Victoria. However, with great opportunity comes great responsibility, particularly when it comes to understanding the laws and regulations surrounding investment properties and renting out your property. In this blog post, I aim to shed light on two key considerations for aspiring property investors in Victoria: regulations and finances.

Know the Local Regulations

Victoria, like many other cities, has specific laws and regulations governing the rental market. Familiarizing yourself with these regulations is crucial to ensure compliance and avoid any legal issues down the line. We have had big changes when it comes to rental regulations over the past few years. Long term rentals (defined as at least a month long) are now permitted in all strata buildings. The Residential Tenancy Act (RTA) governs most aspects of the landlord-tenant relationship in British Columbia. It covers everything from tenancy agreements to rent increases and eviction procedures. If you decide to rent out property you own, it is imperative you understand the laws and regulations. We have seen many bad situations that are difficult to escape from, arising from landlords being unfamiliar with the RTA.

 At the same time, short term rentals are mostly prohibited, those that are allowed are tightly regulated. The only permitted short term rentals are those that take place on the owners primary residence, such as a laneway house or room over the garage. If you want to buy a condo, and rent it out on a short term basis, you must treat it as a business with a business license and when you sell the condo any profit must be claimed as capital gains. 

Financial Considerations

Investing in real estate requires careful financial planning. Beyond the purchase price, investors must account for additional costs such as property taxes, insurance, maintenance, and property management fees. Moreover, financing options vary depending on your financial situation and investment goals. Whether you opt for traditional bank financing or explore alternative lending options, it's crucial to crunch the numbers and ensure the investment aligns with your long-term financial objectives. You must also consider what happens if mortgage rates rise if you have a variable rate, or even if you have a fixed rate but you have to renew. There are stringent laws about the allowable amount rent can be raised each year and just because your monthly mortgage payments soar you cannot raise the rent to mitigate your finances. If you are going into debt each month with higher than expected mortgage costs your options are limited. You can’t evict the tenant and raise the rent. You can sell the unit, but the new owners must intend to live in the unit or they must continue to keep renting to the current tenant at the current rent.

In conclusion, investing in real estate can be a rewarding endeavor, but it requires careful planning and understanding of the local laws and regulations. By doing your due diligence and seeking guidance from experienced professionals, you can navigate Victoria's real estate market with confidence and maximize the potential returns on your investment properties. Whether you're a seasoned investor or a first-time buyer, Victoria offers a wealth of opportunities for those willing to take the plunge into property investment.

Background

Prior to 1954, all the municipalities ran their own property tax assessments which created problems with having a fair and equal assessment process. To solve this problem BC Assessment, a Crown Corporation, was established with the mandate to evaluate all real estate interests in BC, fairly and objectively, to provide a foundation for taxation. They currently evaluate 2.18 millions properties, worth $2,970,000,000. 

How they Value Properties

To say it simply, they look at the market value of the property as of July 1, and the physical condition of said property on October 31. Their overarching goal is to ensure that the tax burden is distributed fairly within a property class and this guides their assessments.

When they are assessing residential properties they use the direct comparison approach which is based on the idea that an informed purchaser would pay no more for a property than the cost to them to acquire an existing property with the same utility. They look for recently sold properties in the area similar to the subject property.

The assessment considers factors such as: location land use controls such as zoning and the Official Community Plan, land use characteand access to utilities and services and the building characteristics such as quality of construction materials, age, use, and size. 

They consider any renovations that they have knowledge of through permits filed. They also consider views which helps explain why some condo units in the exact same building can have dramatically different assessed values. One may be newly renovated with an expansive ocean view, while the other may have no renovations and the windows look into the exterior of the neighboring building.

It’s important to note that BC Assessment is always looking backward, they don’t speculate. Legislation coming in, like the end of single family zoning will not affect their assessments unless that legislation affects the market value. They only consider how the market responded, not how the market may respond.

Taxes

Each municipality assigns a mill rate to each of the respective property classes. A mill rate is equivalent to a 10th of a percent, or a rate per 1000. So if the mill rate for a residential home is 4.5 and your property is worth $1,000,000 your property tax bill would be $4500. The mill rate considers the municipality’s yearly budget as well as inflation. The 2023 mill rate for Victoria residential was 4.3621.

It’s important to know that just because your property increases in value, your taxes will not necessarily increase in connection. If all properties in an area increase 25% in value over a year, your tax bill will not also increase 25%. The municipality will be aware of the increase in value and change the mill rate to reflect this. However, if only your property’s value raises 25% and the other nearby properties don’t have a similar increase in value, then you will be paying the 25% increase in taxes. Looking at the chart below for the city of Nanaimo, the assessed value is the red line and the blue line is taxes paid. Despite the fluctuations in assessed value due to market fluctuations, you can see the tax bill doesn’t change as dramatically. 

If you’ve read this far, and are still wondering why there is such a difference between the assessed value of a property and the amount it is listed for or sells for, there is a huge range of reasons for this. However, the simplest and most common reason is simply that by the time people receive their assessments in January, they are already 6 months old. The assessment reflects the value on July 1. As the year rolls on, the assessment becomes more and more dated. In December, the assessment will be 17 months old! Another common reason is simply because BC Assessment is doing mass appraisals, they don’t look as closely as a real estate agent or bank appraiser, or insurance inspector, who each have their own perspectives and time consuming, detail oriented methods to assign value. Dion Savard, says there are lots of random reasons for differences between assessed value and market value. Things like a house filled with mold is not something that BC Assessment would be able to consider, but would absolutely affect market value. 

To conclude we would like to thank BC Assessment, in particular Matthew Butterfield and Dion Savard, for breaking down the complicated process of property tax assessments. We learned something and hope you did too. If you have any other questions or concerns, please never hesitate to ask! We always love to hear from you.

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Embarking on the journey through Victoria, BC's real estate landscape reveals a dynamic and intricate system influenced by numerous factors. At the heart of comprehending this ever-changing environment lies the MLS Home Price Index (HPI), a powerful tool that weaves through the market's complexities. In this blog post, we will not only unravel the essence of MLS HPI but also apply its principles to various neighbourhoods within the captivating Victoria, BC.

What is MLS HPI?

MLS HPI stands as a sophisticated statistical model, a beacon guiding us through housing market trends by meticulously weighing factors such as property type, location, and features. Diverging from traditional methods reliant on average or median prices, the HPI is engineered to offer a more precise representation of the market. Its uniqueness lies in its ability to adapt to changes in the mix of properties sold over time, providing a clearer lens into the market's true pulse.

The cornerstone of MLS HPI is the exhaustive Benchmark Homes document, a 360-page compendium spanning every neighbourhood from Arbutus to Broadmead. Categorizing homes into types such as single-family, townhouses, and condos, the document assigns benchmarks based on a myriad of features. These include above-ground bedrooms, exterior walls, garage, gross living area, heating, fireplaces, foundation type, and year built. Determining a home's value involves a meticulous process of comparing the features of the subject home with the benchmark home in its respective neighbourhood.

With a rich tapestry of 15 years of data, MLS HPI undergoes monthly updates. Its granular focus on individual neighbourhoods allows us to witness how homes maintain their value over time, offering a nuanced understanding of variations across different city areas. A noteworthy example reveals that homes in Oaklands tend to exhibit more resilient value retention compared to those in Fernwood.

Accessible Insights for All:

The user-friendly interface of the high-level HPI tool on crea.ca opens a gateway for anyone seeking insights. With three informative tabs detailing performance over time, percentage differences by timeframe, and benchmark data, the public gains a robust understanding of market dynamics. For licensed realtors, a more detailed HPI unveils seven tabs, providing diverse angles for data visualization and actionable insights.

Victoria, BC Neighbourhoods:

Let's apply the MLS HPI lens to some of Victoria's distinctive neighbourhoods:

1. Oak Bay:

Renowned for its historic charm and waterfront properties, Oak Bay undergoes thorough MLS HPI scrutiny. Analyzing property types, features, and locations ensures a precise understanding of market shifts. For instance, an uptick in luxury waterfront home sales triggers an accurate reflection in the MLS HPI, steering clear of distortions caused by mere spikes in average prices.

2. Fernwood:

Shifting our gaze to the vibrant Fernwood, the MLS HPI navigates through a tapestry of character homes, apartments, and townhouses. Factors like proximity to amenities and public transportation are intricately considered. Witnessing a surge in demand for character homes over time is deftly captured by the HPI, adjusting the index to offer a nuanced perspective on the neighbourhood's market performance.

3. Saanich East:

The diverse Saanich East, boasting a mix of residential and commercial spaces, unfolds as a canvas for MLS HPI adaptability. The index accommodates changes in market dynamics influenced by factors like new housing projects, zoning regulations, and shifts in buyer preferences. The result is a comprehensive view of the Saanich East market, showcasing the MLS HPI's ability to adapt and provide valuable insights.

Conclusion:

In conclusion, the MLS HPI stands tall as a powerful compass, guiding our understanding of real estate market trends. Its application to different neighbourhoods in Victoria, BC, offers a lens into the uniqueness of each area and the myriad factors influencing their real estate markets. Whether you're a potential homebuyer, seller, or an enthusiast of the real estate landscape, embracing MLS HPI knowledge can provide invaluable insights, guiding informed decisions in the ever-evolving world of real estate.

Some of you may know I used to be a professional cleaner, and I still keep a couple homes sparking clean. One thing I am passionate about is cleaning products. It is absolutely incredible the difference using the right products can make. It’s the difference between 20 minutes scrubbing with unsatisfactory results and two minutes scrubbing and the shine so blinding, you can’t wait to put on sunglasses and keep cleaning! Using the right products can make cleaning addictive, because of the results. Seeing your home, foot by foot, be transformed into a shining sparkling masterpiece will put a smile on your face, boost endorphins and help you get the most value for your home. This blog post is not green and it isn’t meant for maintenance. Today’s post is about how to tackle some of the tough grime and dirt involved in a move in or move out clean, with a focus on those areas that rarely get cleaned in most homes. (tops of cupboards, behind furniture etc). If you have a question about cleaning something please don’t hesitate to ask! This blog post is written with the homes of southern Vancouver Island in mind. 

Note 1:The cleaning stage should be completed after de-cluttering. In general, work from the top to bottom. There is no sense cleaning the floors and only to have debris from cleaning higher up fall onto them. 

Essential note: It is vital to test every new cleaning product! It could react differently to your furniture, counter, stove etc. Always read and follow the instructions. 

1. Mr. Clean Magic Erasers:

These are my all time top favourite cleaning product. They are truly magic. However, as with any powerful product caution MUST be used. These will not only remove dirt, they will remove your paint and finishing! They are powerful tools in the kitchen and bathroom. Never use them on mirrors, glass, stainless steel appliances or painted surfaces. 

Use them for (only after testing!): 

• Walls, frames, and doors 

• Bathtubs 

• Sinks 

• Showers 

• Counters 

• Glass stove top 

2. Murphey’s Oil Soap:

This is one of my favourite products for very specific things. The smell is quite powerful so you’ll want to open windows! 

Use it for:

• Wooden, particle board and painted cupboards. Using a soft sponge, mix a dollop of Murpheys in a bucket of hot water. Scrub, and then dry with a clean microfibre cloth. You won't believe how shiny those grimy old cupboards can look!

• leather and pleather grimy furniture. Use it very diluted to scrub with sponge and then dry with microfibre cloth. This isn't a maintenance treatment, and generally dirty couches should just be removed from the home. However, if there is sentimental attachment or you want to try to restore them, Murphey's a great way to go.
  
  

3. Mr. Clean Multi-Surface Cleaner: This is a great general all-purpose cleaner that cuts grime very effectively. I recommend having a separate spray bottle with a diluted version for general use and then use straight from the bottle for serious grime. For heavy grime that is sticky (like dust on the tops of kitchen cupboards use a soft sponge and a bucket of hot water with Mr.Clean, scrub and then wipe with paper towel. 

Use it for: 

• Heavy dust and grime (think of behind your refrigerator etc) 

• Mirrors, stainless steel appliances, and windows (very diluted) 

• Inside fridge and freezer

• Window ledges, baseboards, door frames, walls and doors 

• Dusting, wood and painted furniture 

• Toilets, sinks, showers 

• Vinyl flooring 

• Blinds 

• Inside and outside kitchen and bathroom cupboards 

4. Microfiber Cloths 

These are truly the ultimate all purpose cleaning tool. They are perfect for heavy dirt and delicate surfaces. The trick to making them last is to wash them separately in cold water. They work by having all their little tiny microfibers that grab and hold onto everything they come in contact with. If you wash them in your regular laundry, their little fibres will get all clogged up with the cotton and fabric particles from the wash. Make sure to buy quality microfibre, but it doesn’t have to be expensive. Canadian Tire has big packs of microfibre clothes that are of decent quality. The magical thing about microfibre is that scientific research has shown that those little microscopic fibers remove 99.9% of dirt, bacteria and anything else, all on their own!

Use them for 

• Dusting electronics (you can dampen with a little diluted Mr.Clean if needed)

• Wood floors

• Anything delicate including items you can’t get wet 

• Entire house, top to bottom, inside and out with water and other cleaning products

1. Structural Integrity: Assess the structural soundness of the property. Look for cracks in walls, sloping floors, or signs of water damage as these can indicate underlying issues with the footings or foundation.

2. Property Condition: Take note of the property's condition. Ask about the age of the roof, what type of heating and cooling systems are there and how old these systems are. It’s important to have an idea of what may need replacing in the next few years so you can budget these costs.

3. Neighborhood Vibe: Explore the neighborhood. Is it noisy or peaceful? What amenities are nearby? Consider your lifestyle and how well the area aligns with your needs. What is the walk-ability score?

4. Natural Light and Ventilation: Pay attention to natural light and ventilation. Adequate sunlight and airflow can significantly impact the ambiance and comfort of a home.

5. Storage Space: Evaluate the available storage space—closets, cabinets, attic, or basement. Sufficient storage can make everyday living more convenient.

6. Safety Measures: Check for safety features like smoke detectors, carbon monoxide alarms, handrails on stairs, secure windows, and adequate lighting inside and outside the property.

7. Pests: On Vancouver Island, we have subterranean and dampwood termites, as well as powderpost beetles, who can damage structural integrity. These types of pests are usually connected to moisture, so a damp home is at much higher risk. If you see tiny piles of very fine sawdust on the floor, it may be worth getting an exterminator to check. That said, they are often impossible to detect until the problem is big.

8. Future Renovation Potential: Consider the potential for renovations or modifications. Are there expansion possibilities or areas that can be repurposed to suit your needs?

9. Water Penetration: In our wet West Coast, it is important to know how the home will regulate it’s moisture levels. Is it built on an incline with water running toward it or away from it? Are there drainage tiles? Is there a rainscreen in the exterior cladding?

10. The Future of the Neighbourhood: Each municipality has a development tracker website where you can see all the sites up for re-development or re-zoning. It’s important to check! The homes beside you could be about to enter into a land assembly and the quiet street you were looking forward to turns into a construction zone for the next few years.

Remember, an open house is an opportunity to gather information and get a feel for the property. Don't hesitate to ask questions and take notes. Additionally, working with a trusted real estate agent can provide valuable insights and guidance throughout this process. A buyer’s real estate agent doesn’t cost the buyer anything! They are paid by the seller. Real estate agents have access to the Property Disclosure Statements (PDS) that ask sellers many questions about the home including questions about structural integrity and water damage. However, if the sellers have never lived on the property, then they are not required to answer these questions. Whether or not there is a PDS, and whether or not you have a real estate agent, getting a home inception from a licensed home inspector is always a good idea. Please do NOT go into attics or crawl spaces! The only people can do so to inspect them are licensed housing inspectors.

Navigating open houses armed with these considerations can empower you to make a more informed decision when it comes to choosing your future home.

Happy house hunting!