I was featured recently in the Time Colonist. The article was about the importance of having a home inspection. If you are buying a home in Victoria or on Vancouver Island, a home inspection is a must. In the article below I mentioned a buyer who decided not to continue with fulfilling her Contract of Purcahse and Sale on a condo mainly because of the opinion of the home inspector.  It turns out that the inspector was right.  After approximately six months the building envelope for the condo building was a problem.  She was glad that she walked away from that offer.

You can read the full article below or contact me if you have questions about home inspections in Victoria.

Inspecting the inspectors

How to make sure the self-described expert you hire to examine a home really knows what he's doing

By Pedro Arrais, Times Colonist

Few home buyers today would consider purchasing a new residence without a home inspection. Nobody likes surprises, especially nasty ones. But unless they live in British Columbia, most buyers need to put as much effort into checking the qualifications of their inspectors as they put into ascertaining the condition of their intended purchase.

British Columbia is the first, and only, province in Canada to license home inspectors.

A home inspection is not a mandatory but a highly recommended step to uncover hidden problems. Armed with a written report identifying cosmetic and serious problems, prospective buyers can then make better informed buying decisions.

While the home inspection business has been active for the last 20 years, there is no national licensing program nor any federal regulations.

That has meant that anybody with a ladder and flashlight could set up shop and advertise his or her services as a home inspector.

"There have always been standards of practice," says Owen Dickie, president of the Canadian Association of Home and Property Inspectors (CAPHI), who represents over 250 members in 125 communities. "But adherence to them was never compulsory. The industry has taken a giant step forward with the adoption of legislation to license inspectors in B.C."

House inspectors in B.C. now have to take schooling, pass exams and be subject to peer reviews of their skills and qualifications. They undergo a criminal check and must carry liability insurance.

As the average selling price for a home rises in B.C., there is more at stake. The burden becomes higher for home inspectors as a more sophisticated public demands more accountability in case they purchase a house that later turns out to have a fault an inspector has missed, says Don Ruggles, owner of Sherlock Home Inspection in Victoria.

Errors and omissions can occur because inspections are only visual and non-invasive -- meaning an inspector cannot drill into walls to inspect hidden areas.

"High professional standards can reduce, but not eliminate, error," Dickie says. "Being members of a professional association gives the public an organization to address complaints."

The association requires members carry liability insurance to ensure protection to the consumer.

Since the legislation was passed last April, Dickie says there have been fewer complaints. Most complaints were about the quality of some work -- and most of the unsatisfactory work was done by incompetent and unqualified inspectors.

Although home inspectors have limitations on what they can do, they aren't daunted by those limitations.

"Problems make themselves apparent," Ruggles says. "We develop skills, much like a doctor, to diagnose and identify problems around a house."

He says stains, patches and unevenness in the walls, ceiling and floor of a house tell him a lot. They speak of structural failure, bad workmanship by tradespeople, water intrusion, drainage problems and insect activity. Sometimes they are evidence of renovations by previous homeowners with some great ideas, enthusiasm but not much skill.

Ruggles is also on guard against signs of illegal activity. The inhabitants of some houses have not been people, but marijuana plants. Growers have been known to modify the houses to promote plant growth -- resulting in problems with moisture and mould that require extensive renovation.

Ruggles says it's not uncommon to uncover issues with the house that the homeowner wasn't aware of.

"People don't usually inspect their crawl space or go up into their attic for no good reason," says Ruggles, who has over 15 years experience in the industry. "Many homeowners find out about problems only when they decide to sell."

Local inspectors know what to look for in their geographic area. For example: examining a residence for a leaky rainscreen is a must on the West Coast -- although it affects all of B.C. The same goes for good drainage to take all the rainwater away from foundations.

Other areas have other problems. Inspectors are on the lookout for subterranean termites and radon gas in the Interior and freezing clay in the North.

"Buildings will react the same (to wear and tear) given the same set of conditions," Dickie says. "But they don't face the same conditions across B.C."

The $350 to $500 fee charged by a home inspector can pay for itself very quickly when a potentially expensive problem is unmasked.

"I had a client who collapsed a sale on a condo because the inspector warned her he had concerns about the building envelope," says Brenda Russell, a Realtor with Royal Le Page Coast Capital Realty.

"We [the buyer and I] had our suspicions, but we weren't really sure. But we withdrew our offer. Within six months the building was diagnosed as being a leaky condo with a hefty bill for all the residents."

She says a home inspection is a standard clause on real estate purchase agreements. If a buyer wishes not to have an inspection done, he or she must waive the clause. Banks usually require an appraisal but not a home inspection.

While not as common, sellers also use home inspectors to assess the condition of their house in order to correct problems ahead of putting it on the market or to price it appropriately to reflect work needed to be done.

"As a realtor, I can advise and recommend, but an inspection report helps the buyer and seller decide for themselves," Russell says.

parrais@tc.canwest.com
© Copyright (c) The Victoria Times Colonist

I just sold this House in Saanich located at 1682 Donnelly Avenue, Victoria, BC .

View this recently sold House or see all my home sales.

I just sold this House in the Henderson area of Oak Bay located at 3562 Redwood Avenue, Victoria, BC.  It was listed for sale yesterday and sold today for over the asking price with multiple offers.  This home was located within walking distance to the University of Victoria and offered 5 bedrooms.  If you are wanting help with real estate in Victoria or have any questions just call me direct at 250.744.4556.  I have been licensed since 1990 and look forward to helping you.

View this recently sold House or see all my home sales. 

Below is a photo of a beautiful tree from a garden located in the Uplands area of Oak Bay. 

I just finished uploading this House for sale in Oak Bay, 3562 Redwood Avenue, Victoria, BC

Oak Bay is a great area to live and/or invest in my opinion. This property is a rare find and exquisite in every detail. Elegantly updated and perfectly gorgeous, this 5 bedroom, 3 bathroom Oak Bay hideaway is a truly turn-key home awaiting your discovery. Found on a quiet, tree lined street within walking distance of the university (UVIC), a lovely front yard leads to a welcoming entrance. Further up the drive a beautiful wrought iron gate opens to a spacious mini park backyard with both space to play and mature trees. The taste and style of everything already has you feeling at ease and at home and now as you enter the house that feeling becomes manifest at every turn. The kitchen is amazing - a joy for cook and company both with state of the art appliances and fixtures like the french doored fridge and gas cooktop with electric oven, quiet dishwasher, double deep sink with garborator, quartz counter top on the island with a microwave, pantry, and so much more right down to the little things like the instant hot water tap for tea, soup or cleaning. Every room is as inviting as the last with walnut hardwood floors, wainscoting, plantation shutters, a gas fireplace and charming fixtures all topped by a newer roof. Two sets of french doors lead to the rear deck which overlooks the fenced rear yard with underground sprinklers and herb garden. The main floor has 3 bedrooms. The master has an ensuite master bath with a heated tile floor and a fabulous shower. The main bathroom is your 4 piece bathing sanctuary. The lower level offers a media room with a wood burning fireplace, a large workshop, two more bedrooms for possibly a nanny or student mortgage helper and all the perfect little touches and you have a warm and inviting lovely and loving space waiting for you to come home.

Below is an Oak Bay Map showing you in colour all the different areas within the Oak Bay Municipality.  This home is located in the Henderson Area of Oak Bay.  I hope this helps you better understand the location of this home.  If you have any questions about real estate please call me direct at 250.744.4556.  Thank you and stay tuned for more updates.

I just sold this Victoria downtown Condominium at 307 751 Fairfield Road, Victoria, BC.  The Astoria is the name of the building and built by award winning 'Concert Properties' builders from Vancouver, BC!

View this recently sold Condominium or see all my home sales.

Victoria Real Estate Board Condominium Graph explaining the market from 2007 - 2009. 

If you have any questions or would like help buying and selling real estate in Victoria please call me direct at 250.744.4556, send me an email at brenda@brendarussell.ca or if you are searching for an experienced professional please read my 'Meet Brenda Russell' page.  I hope to hear from you.  Please stay tuned for more updates.

I just finished uploading this Downtown Condominium for sale, 307 - 751 Fairfield Road, Victoria, BC

Downtown Victoria's Astoria! The Astoria is a 20 storey mixed-use concrete tower that offers 164 suites and ground level retail along Humboldt Street. Ranging from studios to two bedroom plus den. Great investment and location for a downtown address. This suite faces East along with some southerly views. Stainless steel appliances with insuite laundry. Bamboo veneer flooring along with a large master bedroom that can easily accommodate your computer work area. The Astoria offers a great exercise room, lounge with a pool table, storage locker and underground secure parking. Concert Properties is the developer who built this residential development in Victoria and it was their first building in Victoria. Concert Properties then built the Belvedere which sold out at the time in 2006. Concert's third residential development is the Chelsea that is located at the intersection of Burdett and Vancouver Street showing off 66 residential suites. Concert Properties is also responsible for the Victoria Marriott Inner Harbour Hotel. Currently Concert is working on 365 Waterfront that is located in the Gorge Waterway and runs parallel to the Galloping Goose Trail, giving the development water views and a sense of privacy. This site will be Concert's fifth site in the Victoria area and is one of British Columbia's larges and most respected real estate development companies.

Below is one of Victoria's Harbour views...all within walking distance of this downtown highrise condominium.  Need help finding the right home?  Please call Brenda Russell direct at 250.744.4556

I just sold this Condominium at 405 - 415 Linden Avenue, Victoria, BC .  This condo is located in the Fairfield area of Victoria BC.  Walking distance to the downtown core, Fairfield Plaza, and Dallas Road for ocean front walks...great location!

View this recently sold Condominium or see all my home sales.

Oak Bay Real Estate Update For November 2009

What a month Victoria has had!  Last month for sales was the highest level for October since 1992!  Below is a direct quote from the President of the Victoria Real Estate Board that was printed on a recent News Release:

In this graph you will see the reported Sales by Price Range for the Victoria and Oak Bay areas.  I find this graph is always very helpful when looking at the activity price points for different areas...Oak Bay had 4 sales priced over one million for example.

This is another graph that is helpful.  Below shows the total number of ACTIVE lisitngs month by month and as we move closer to Christmas the activity slows down.  The second graph will show you the Total NEW listings and the total number of SALES for the month.

I hope this helped get a sense of the real estatate market.  Please call me if you have any questions direct at 250.744.4556 or toll free at 1.800.500.0585. 

Ariel photo of Oak Bay Secondary School

Oak Bay Secondary School teaches students from grade 8-12 and on a personal note, I graduated from this school many years ago...

You will see the running track and the Tennis Bubble is part of the Oak Bay Recreation Centre.

and last but not least, I wanted to share with you my recent Appointment which I am excited about:  

PacWest Appointment International Real Estate USA-Canada-Europe-China

James McNaught, President of PacWest International Management Inc. announces the appointment of Brenda Russell, as exclusive agent for the clients of PacWest’s in the Victoria Capital Regional District of British Columbia, Canada. PacWest’s International Real Estate Division provides consulting services to governments, corporations and private parties in the acquisition of residential real estate, land assemblies, condominium development from concept to sale and the acquisition of going concerns. Over the past twenty years PacWest has maintained an extensive presence in China providing consulting services in real estate, tourism and education.

Design Concept for 5 Star Hotel Shanghai

Please stay tuned for more updates...and that's Oak Bay!

I just sold this House at 2611 Asquith Street in Fernwood, Victoria, BC.  The Victoria market is still very active.  This was another multiple offer situation and am happy for the buyer (whom I was respresenting) was successful and is in his new home now.    

View this recently sold House or see all my home sales.

For the month of October in the Victoria area there were a total of 46 homes sales ranging from $375,000. - $2 million dollars.

If you have any questions or would like some help with residential real estate please call me direct at 250.744.4556 or toll free at 1.800.550.0585 (within North America).  I have been licensed since 1990 and look forward to hearing from you.  Please stay tuned for more updates.

I just sold this House at 1310 Franklin Terrace, Victoria, BC .

View this recently sold House or see all my home sales.

Below is a graph showing you the average selling prices for single family dwellings and condominiums in the Victoria area from September 2007 - 2009.

Please stay tuned for more real estate updates. 

I just sold this House at 1960 Argyle Avenue, Victoria, BC.  This home is located across from Camosun College and about a ten minutes walk to the Hillside Shopping Mall.  SEARS, Thrifty Foods, Shopper's Drug Mart, CIBC Bank, Purdy's Chocolates, Zellers, Bolen Books, a food fair and numerous other stores are available for you.

View this recently sold House located in Saanich or see all my home sales.  If you have any questions or would like some help finding the perfect home please call me direct at 250.744.4556 (toll free: 1.800.550.0585)  I have been a licensed REALTOR® for 19 years.  Please stay tuned for more updates.