Most and least expensive homes to sell on the North Shore this summer
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Renters’ rights: Everything Vancouver tenants need to know when facing a renovation eviction
When can a landlord ask you to move out? What protections are in place for Vancouver renters? How could the Broadway Plan affect tenants and renovictions? More than 500 city blocks, upwards of 50,000 new residents, 25 per cent of the city’s rental stock, a 30-year vision and on it goes. That’s a whole lot of numbers. And a whole lot of consternation. Given the level of rancour, uncertainty and, oftentimes confusion, associated with the Broadway Plan, Vancouver Is Awesome has combed both provincial and municipal legislation to give renters a sense of what their rights are and what they’re entitled to if they have to move and what happens in the messy event of a renoviction. Given the plan likely won’t be passed until later this month – if not later – we begin with provincial legislation taken from the Residential Tenancy Act that was updated in July 2021. When would a tenancy have to end for renovations? The first thing to note, despite what your landlord may tell you, is that most renos and repairs can be done without ending a tenancy – repainting, replacing flooring, or installing new kitchen cabinets and countertops, for example. If a tenancy is to end, these four benchmarks must be met: 1 – the landlord has all the necessary permits and approvals required by law and intends in good faith to renovate or repair the rental unit. “When a landlord is acting in good faith, it means they honestly intend to renovate or repair the rental unit so extensively that it must be vacant. The landlord would not be acting in good faith if they are trying to evict the tenant so they can rent it to another tenant for more money without doing extensive renovations or repairs,” the legislation notes. 2 – the renovations or repairs require the unit to be vacant. 3 – the renovations or repairs are necessary to prolong or sustain the use of the rental unit or the building where the rental unit is located. 4 – the only reasonable way to achieve the necessary vacancy is to end the tenancy agreement. If those criteria are met, the landlord has to apply to the Residential Tenancy Branch to end the tenancy and an arbitrator gets involved. A four-month window to end the tenancy then comes into play if the unit will be demolished; the property is converted into strata lots, non-profit or co-op housing; the unit will be used by a caretaker, manager or superintendent; or the unit will be converted into non-residential use. Here’s some good news: large-scale renos and repairs almost always require permitting approval from local government. You can check with your municipality to see if those permits and inspections are needed and get a better sense of if your landlord’s intentions are above board. More good news: the type of work that requires a unit to be vacated is usually massive and pretty self-explanatory: asbestos remediation, electricity being shut off for weeks on end, or a big fix that requires a rental unit to be stripped down to the studs to replace insulation, electrical wiring or plumbing. What kinds of renovations or repairs won’t force you to move out? Here are a few examples of what doesn’t, or very likely doesn’t, require you to get out of dodge: * re-wiring a circuit or replacing receptacles and switches. * replacing a boiler/furnace, electric baseboard heaters, faucets/fixtures, a bathtub or even the building’s roof. The only likely exception for roof replacement would be to accommodate for seismic upgrades. * replacing doors, cabinet, countertops, flooring/baseboards, appliances or interior doors. You’ve been told you have to move out. Now what? Let’s say things appear legit and your landlord has told you to move. You’ve applied for arbitration, lost and are required to re-locate. What happens next? First off, you can accept a buyout from your landlord but are under no obligation to do so. Sadly, the law says you’re only entitled to one month’s rent if the landlord’s actions are legit. However, if those renovations and repairs aren’t done within a “reasonable amount of time” after you’re out, you are in line to receive an amount equal to 12 times the monthly rent payable under the tenancy agreement. That said, what is defined as a “reasonable amount of time,” is not clearly outlined in the legislation. Vancouver renters: What protections does the city offer? Over to the city’s renter protections, some of which are already on the books and others that are proposed as part of the Broadway Plan. Updated pre-pandemic in 2019, the Tenant Relocation and Protection Policy includes some pain relief for those who have to move. But not much. If your building is being redeveloped under a development permit, the owners or developers must provide you with a tenant relocation plan that describes how the landlord/developer will help you move. In some cases, a “tenant impact statement” will be provided to renters who are able to remain on-site during renovations. Now, if you do have to move, you’re entitled to four months’ notice and that notice can only come once the landlord or developer has all their permitting ducks in a row. The relocation assistance set out by the city includes free rent or compensation based on the length of tenancy; help with moving costs and some assistance to identify three or more places to which you could move. Renter
buses | Real Estate | Transit | TransLink | Transport
How often are buses and trains cleaned in Vancouver?
Summer in Vancouver has brought sunshine, lively events, and fireworks to our lovely city. However, the warm weather also brought a sweaty stench to our crowded buses and SkyTrains. The public transit in Vancouver turns into a sauna with the mass of bodies boarding the vehicles, and you can feel pretty gross once you finally arrive at your stop. That got us wondering: how often are buses and trains cleaned in Vancouver? In an email to Daily Hive, TransLink shared that Coast Mountain Bus Company maintenance crews clean each of its buses daily. The daily cleaning schedule includes “sweeping, dusting, mopping, and sanitizing touch points, windows, seating areas, stanchions, and straps.” If you’re worried that this daily cleaning may be just a surface-level cleanse, there’s good news: TransLink also deep cleans each of its buses bimonthly. “Additionally, buses are deep-cleaned approximately every two months; this involves a four to five-hour (depending on the size of the bus) deep cleaning of every bus interior surface,” TransLink said. In addition to the strict cleaning schedules followed by the maintenance crews, TransLink is constantly trying to improve the commuter experience. Most recently, TransLink operators have released new PSAs on SkyTrains to encourage polite transit etiquette. One such PSA urges commuters to take off their backpacks, especially during peak travel hours. In an earlier conversation with Daily Hive, TransLink shared that it launched a new etiquette campaign to improve people’s journeys on its transport system. “This September, TransLink launched our newest etiquette campaign to spread awareness on our system. This year, we are focusing on educating customers about priority seating etiquette and reminding customers with backpacks to remove them while in vehicles. Customers can expect to hear the PSA on the system; there will also be posters and signage on the system, as well as posts on our social channels.”
Photos | Real Estate | Traveller | vacation
Floating B.C. fishing lodge selling for the same as Vancouver condo
There’s getting away from the bustle of city life, and then there’s this. For those looking to get away from the city but stay near the ocean, “Hole in the Wall” could be the answer. The off-the-grid floating fishing lodge is located off of Nootka Sound on Vancouver Island’s west coast, in a little sheltered body of water called Critter Cove. It’s essentially two cabins floating on connected docks, along with picnic tables, a fire pit, and more. The lodge was built by a large family to create a place to fish and enjoy nature; as such, it has seven bedrooms and three bathrooms. Those looking to follow in the family’s footsteps could seek out salmon, halibut, spot prawns and more from the substantial structure. At $789,000 it’s relatively inexpensive when compared to other homes on B.C.’s coast; in Vancouver, a one- or two- bedroom condominium is what you’re looking at for the same price. That said, it’s unlikely to be a permanent residence, given its remoteness and how rough winters can be on the Pacific, even in a sheltered cove. It’s so remote the closest community is Gold River, an already relatively remote village; it’s 40 minutes away by boat. The village of Tahsis is also close, relatively speaking. However, it does have plenty on offer to hole up for a while: modern items like a dishwasher, satellite TV and a deep fryer (among other things). It should be noted that because it’s floating, no land is part of the deal.
Watch and share REBGV’s May 2021 market insights video and other stats resources
Sellers Knowing what your home is worth at the present market. Sign up for a Market Snapshot to see similar homes listed, recently sold, and expired in your neighborhood www.activeandsold.com Buyers Create your own Personal MLS Listings Search, the same system that is available to Realtors. Visit www.yourownmls.ca Watch our May 2021 market insights video, featuring Board Economist Keith Stewart,…
Development | government | Real Estate | Transit | Transport
B.C. government gives Burnaby, Langley Township transit hub density ultimatum
The province has written to Langley Township after the municipality failed to designate the Willowbrook SkyTrain site a TOD area by June 30 Published Aug 07, 2024 • Last updated 4 days ago • 5 minute read The proposed Willowbrook SkyTrain station. Photo by Ministry of Transportation /Government of B.C. The B.C. government has given at least two municipalities until Oct. 31 to implement provincial requirements around housing developments near transit hubs — otherwise the province will impose them. But the mayors of those two cities accused the NDP of provincial “overreach” and interference in municipal jurisdiction. They also say the provincial government has hindered their ability to develop things such as recreation centres and public parks. THIS CONTENT IS RESERVED FOR SUBSCRIBERS ONLY Subscribe now to read the latest news in your city and across Canada. Unlimited online access to articles from across Canada with one account. Get exclusive access to the Vancouver Sun ePaper, an electronic replica of the print edition that you can share, download and comment on. Enjoy insights and behind-the-scenes analysis from our award-winning journalists. Support local journalists and the next generation of journalists. Daily puzzles including the New York Times Crossword. SUBSCRIBE TO UNLOCK MORE ARTICLES Subscribe now to read the latest news in your city and across Canada. Unlimited online access to articles from across Canada with one account. Get exclusive access to the Vancouver Sun ePaper, an electronic replica of the print edition that you can share, download and comment on. Enjoy insights and behind-the-scenes analysis from our award-winning journalists. Support local journalists and the next generation of journalists. Daily puzzles including the New York Times Crossword. REGISTER / SIGN IN TO UNLOCK MORE ARTICLES Create an account or sign in to continue with your reading experience. Access articles from across Canada with one account. Share your thoughts and join the conversation in the comments. Enjoy additional articles per month. Get email updates from your favourite authors. Sign In or Create an Account or Article content Under Bill 47, which passed last fall, Metro Vancouver municipalities were required to pass bylaws to allow housing developments of up to eight to 20 storeys near SkyTrain stations and eight to 12 storeys near bus exchanges. As first reported by Global News, Infrastructure Minister Rob Fleming wrote to Langley Township Mayor Eric Woodward in late July, after township council missed the June 30 deadline to recognize the site of the future Willowbrook SkyTrain station as a transit-oriented development zone. Similar to threats levelled against West Vancouver over that council’s refusal to allow between four and six units on a single-family lot, the minister said the province has the legal right to force the changes through if necessary. In a statement, the Ministry of Transportation said the letters are designed to give municipalities that haven’t complied with the requirements additional time and that the ministry will continue to work with these communities to implement those changes. Woodward says his council will consider Fleming’s letter in September or October, but believes the new mandatory minimum zoning will increase land values and compromise the ability of municipalities to create healthy, vibrant communities. By signing up you consent to receive the above newsletter from Postmedia Network Inc. Article content Article content “When you mandate densities on every single lot, you really compromise local government’s ability to deliver bonus density with additional amenities for the community,” said Woodward. “You undermine the location of new schools and park sites and the location of community centres. Now we’ll be paying more for land for these amenities and It’s nothing more than a huge giveaway for land speculators in the Willowbrook area.” Burnaby Mayor Mike Hurley has similar reservations and said he has also received a letter from Fleming that gives his council until Oct. 31 to fall in line with the province’s density requirements. At a council meeting on June 24, Burnaby council unanimously voted to put off the changes for three months in order to allow staff to further study the legislation and the impacts it will have on neighbourhoods like Brentwood, where residents have signed a petition seeking an exemption from the requirements. “If you’ve driven through Brentwood, you’ll see the amount of density that is there and is going to be there,” said Hurley. “So we’re still not sure if there needs to be more density in that neighbourhood, but we’ll see where it finishes up as we go through our deliberations.” Article content Hurley called the legislation a “big overreach” by the provincial government and accused it of being a “one-size-fits-all” solution that does not take into account the specific needs of each municipality. He believes the province would have been better off to simply impose housing targets on municipalities, which the NDP has done for 40 municipalities, and then leave it up to each community to figure out how to meet those targets. Coquitlam Mayor Richard Stewart said that, unlike Burnaby and Langley Township, his council did vote in favour of transit-oriented-development bylaw changes but still has concerns that the policy will actually reduce housing starts because developers are unclear about what the rule changes mean for projects in the works. “We’ve actually had developers pull projects off the table because they can no longer get financing under the somewhat unpredictable regime that we’re in now, or else they believe the project is no longer viable,” he said, adding council
Development | housing | Real Estate | rental
Safeway on West 4th Avenue in Kitsilano acquired for redevelopment
Another major Safeway grocery store location in Metro Vancouver is being eyed for a new mixed-use building development. There was recently a change of ownership for the Safeway at 2315 West 4th Avenue, which is located at the northwest corner of the intersection of Vine Street and West 4th Avenue in Vancouver’s Kitsilano neighbourhood. Since it was built in 1968, the grocery store has served as a major anchor business for the West 4th Avenue retail district. A spokesperson for local developer PCI Developments confirmed to Daily Hive Urbanized that the firm has acquired the property as part of its continuing joint partnership with LowTide Properties in pursuing new development opportunities. As the planning process for the redevelopment is still in the early stages, they have indicated that there are limited details to share at this time. However, they have noted that they will proceed directly to the development permit application step — indicating that the proposed project’s uses and size will align with existing zoning and will not require a rezoning application — and that the new building development will include a replacement Safeway as part of its mix of uses. The grocery store property spans almost the entirety of the city block’s land area — about 2.2 acres, with the vast majority of the property used as surface vehicle parking. The grocery store building itself has a floor area of over 27,000 sq ft. Records show the two properties that form the Safeway property changed hands on June 11, 2024 in a combined deal worth $90 million. Safeway at 2315 West 4th Avenue, Vancouver. (Google Maps) Safeway at 2315 West 4th Avenue, Vancouver. (Google Maps) As of July 2023, according to BC Assessment, the property’s assessed value was $87.2 million, with $87.13 million coming from the land and $65,300 coming from the structure. This was down substantially from $116.2 million in July 2022, with $116.23 million coming from the land and $60,000 coming from the structure. At its peak, in both assessment years of 2018 and 2019, it was worth $126.9 million, following an upward climb since its 2014 assessment of $50.3 million. This property is not under the City of Vancouver’s Broadway Plan, as it falls just west of Vine Street, which is the westernmost boundary line of the area plan. For the area of the West 4th Avenue retail strip that is within the Broadway Plan (east of Safeway), such as the Whole Foods Market building across the street, the area plan limits the potential new developments to low-rise heights to maintain the retail district’s village-like character. “Rezoning applications will generally not be considered in this area under the Broadway Plan. All development should conform with the C-2B zoning district and any associated design guidelines,” reads the Broadway Plan for sub-area KW4A, which is the continuous stretch of West 4th Avenue between Vine Street and Burrard Street. PCI Developments and LowTide Properties are also collaborating on a major mixed-use developments with rental housing next to SkyTrain’s VCC-Clark Station (with a grocery store) and the future Great Northern Way-Emily Carr Station. As well, PCI Developments is also pursuing a number of transit-oriented development projects along Broadway, such as the under-construction 39-storey mixed-use rental housing tower (with Loblaws City Market) fully integrated with SkyTrain’s future South Granville Station at 1477 West Broadway and a proposed 25-storey rental housing tower at 1434-1456 West Broadway next to South Granville Station. Last week, PCI Developments’ rezoning application to build a 30-storey mixed-use rental housing tower at 2096 West Broadway, next to SkyTrain’s future Arbutus Station, was approved by Vancouver City Council. It is a 50/50 partnership with TransLink, with this particular project being the public transit authority’s very first for-profit real estate building development. Other prominent projects by PCI Developments include the low-rise Crossroads building (with Whole Foods Market and London Drugs) next to Broadway-City Hall SkyTrain Station and the Marine Gateway complex (with T&T Supermarket, Cineplex, and Winners) next to Marine Drive SkyTrain Station. In partnership with Westbank, Crombie REIT is proposing to redevelop the Safeway next to Commercial-Broadway SkyTrain Station, with the latest application revision indicating there will be three towers up to 43 storeys with over 1,000 rental homes and a new replacement Safeway. BentallGreenOak is also looking to turn the site of the former Safeway at 4545 West 10th Avenue in West Point Grey into a mixed-use development of up to 19 storeys with 569 rental homes and a new 37,000 sq ft replacement and expanded grocery store. In Summer 2025, Fresh St. Market will open a 20,000 sq ft location within the new Kitsilano Block mixed-use building at the northwest corner of the intersection of West 4th Avenue and Macdonald Street — just four blocks west of PCI Developments and LowTide Properties’ newly acquired Safeway property.