North Shore buying and selling guides
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Every guide I have written about buying and selling on the North Shore, in one place. Each one is checked against the City, the District, the Province or the Canada Revenue Agency before it goes up, and dated so you can see how fresh it is.
Buying a homePresales, first homes, investment property and the market right now5 guides →SellingWhat your home is worth, when to list, costs and the checklist9 guides →Older house or a lotOil tanks, permits, views, homes per lot and what inspections miss6 guides →Condo or strataRainscreening and strata depreciation reports2 guides →
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Pemberton HeightsLynn Creek Town CentreEdgemont VillageAmblesideDundaraveBlueridgeDeep CoveSeymourCentral LonsdaleLower LonsdaleLynn ValleyUpper Lonsdale
Also: Lynn Valley vs Upper LonsdaleDeep Cove vs Lynn ValleyEdgemont vs Lynn ValleyLower vs Central LonsdalePresale vs resaleCondo, townhouse or houseCost of owning a condoNorth Shore property tax, 2026West Vancouver tree bylawWest Vancouver waterfront and slope rulesBritish Properties vs AmblesideLynn Creek vs Lower LonsdaleCost of selling a condoCost of owning a house in West VanStart here: pick your situationWorking with TomNorth vs West VancouverCity vs District of North VancouverAmbleside vs DundaraveBritish PropertiesCaulfeildHorseshoe BayLower Lonsdale condosMoving to North Vancouver with familySchool catchments
BuyingA building scheme on your title: what it stops you doingWhere it appears on a BC title, what it costs to read, and why the new density rules did not cancel it→If the seller dies before completion day in BCThe contract survives. Who can sign, why the deposit freezes, and how long probate takes.→Signing from outside CanadaWho can witness your transfer or mortgage abroad, whether you need an apostille, and the section 49 route.→The three-day cooling-off periodWhat the Home Buyer Rescission Period covers, how the three days are counted, and what it cannot get you.→Signing a contract when English is not your first languageWhat Land Title Act section 47 certifies, when it applies, and the 3-day way out.→Buying a BC home when someone else signs for the sellerPowers of attorney, committees and the Public Guardian and Trustee: which document can actually sell a home, and what to check.→Title insurance in BC: what it covers, and what it will not pay forWhat the policy actually pays for, the exclusions that matter, and why your lender’s policy is not yours.→Buying a house from an estate in BCWho can actually sign, the 180-day spousal home rule, and why the completion date is the real risk.→Builders liens and holdbacks when you buy a new or renovated homeThe 7% and 10% holdbacks, the 45 and 55 day clocks, and what to check first→What a covenant on title means before you buySection 219 covenants, rights of way and building schemes — what they stop, what they can force you to do, and how to check.→Buying a foreclosure in BC: what court approval meansWho you are really buying from, how a sealed bid in the courtroom can outbid you, and what you inherit.→If the appraisal comes in lowWhat lending value is, how a low appraisal shrinks your loan and can raise your down payment, and your options→What happens to your deposit if a BC deal falls apartWho may release it, what it costs to fight for it, and how long it takes.→Property Disclosure Statement: what it does not coverVoluntary, not a warranty, and six decided BC cases showing what a buyer can actually recover.→Lawyer or notary: who should close your purchase?What each one may legally do, the land title fees that never change, and the two differences that actually matter.→From accepted offer to completion dayThe three dates in your contract, the rescission myth, strata deadlines and your deposit→Moving from Tehran to North VancouverWhat a newcomer from Iran can buy, the 20% extra tax, and the ban that ends 1 January 2027→First-time buyer in North Vancouver: what completion day really costsWhy the first-time buyers’ exemption is worth nothing above $860,000, and the two municipal bills you inherit.→BC property transfer tax in 2026The rates, the $835,000 first-time buyer cliff, the newly built home exemption, and what North Shore buyers actually pay→Buying a presale on the North Shore, and what an assignment really costsWhy an assignment buyer has no cooling-off period, and the tax the premium attracts.→First-time home buyer guide for BCThe programs, the tax rules and the steps, checked against the government pages.→What it costs to buy a home in North VancouverTransfer tax at North Vancouver prices, the first-time buyer exemption and City vs District bills.→Rent or buy in North Vancouver?CMHC rents, BC rent rules and what it takes to buy, side by side.→What it costs to buy a home in West VancouverTransfer tax at West Vancouver prices, down payments and the two taxes rising in 2027.→Simple steps for Vancouver buyersThe buying process in order, from pre-approval to keys.→Is it a buyer’s market in North Vancouver?How to read the market numbers before you make an offer.→North Vancouver investment propertyWhat to check before you buy a home to rent out.→BC rent increase cap, 2026 and 20272.3% then 2.2%, the three-month notice rule, and the one route that lawfully goes higher→North Shore school catchments: how to check which school a home is inWhy the address, not the neighbourhood, decides the school, and the 2027–28 registration dates.→Your offer was accepted: what happens in the first seven daysThe day-one checks on a house and on a condo, when the inspection happens, and the three things we need from you.→Commuting from the North Shore to downtown, crossing by crossingScheduled morning times by SeaBus, Lions Gate and Ironworkers, from ten North Shore stops.→Buying a home on the North Shore when you are new to CanadaThe federal ban and its exceptions, BC’s 20% extra tax, and what CMHC accepts instead of Canadian credit history.→Downsizing on the North ShoreThe principal residence exemption, BC’s deferment program for 55 and over, and the seniors’ grant.→Moving to the North Shore from another provinceHow buying in BC is different, from the cooling-off period to the speculation and vacancy tax.→
Before you buy an older house or a lotBuying a house with a suite: is it legal?The City, the District and West Vancouver each set different suite rules. How to check one address.→Buried oil tanksThe most expensive surprise on a North Shore house, and the one a home inspection will not find.→Older North Shore homes: what to checkWiring, plumbing, tanks and roofs, in the order they cost you money.→Building permit historyHow to find out whether the work on a house was ever permitted.→Protect your viewWhether the lot in front of you can be built up, and how to find the answer before you buy.→How many homes per lotWhat the new provincial rules allow on a single North Vancouver lot.→What a home inspection missesWhat the standard leaves out on the North Shore, and which office holds the answer instead.→
SellingWhen to list your North Shore homeNo board data names a best month. The strata, tenancy and municipal deadlines that set your real listing date, with a reverse calendar.→What your North Vancouver home is worthWho puts a value on a home, the four BC Assessment dates that decide it, and how a price is built from comparable sales.→How to sell your house in North VancouverThe steps from first call to completion.→Cost of selling a house in North VancouverEvery cost a seller should budget for.→BC home flipping tax in 2026Up to 20% of your profit if you sell inside two years — the day-by-day rate, and why day 365 changes everything→Should I sell before I buy?Sell first, buy first or subject to sale, and the BC rules that apply either way.→What it costs to sell a home in West VancouverCommission and GST, legal fees, mortgage penalties and the taxes to check.→How to sell your houseWhat to do before your home goes on the market.→Selling in a buyer’s marketHow to price and prepare when buyers have the upper hand.→North Vancouver house price forecastWhat the numbers say about where prices may go, and what they cannot tell you.→North Shore market numbersCurrent benchmark prices, updated against the board’s monthly release.→Selling a house with tenants in BCThree months’ notice, which form applies before and after completion, what the tenant is owed, and what the law allows at showings.→
Condos and strataBuying a bare land strata lot in BCWho owns the road, who repairs the water main, and what the strata fees ignore.→Does the strata have its electrical planning report?The 31 December 2026 deadline, Form B, and what a condo buyer should ask for.→Strata wind-ups: what it means if you are buyingThe 80% vote, the court step, how the money is split, and the two Form B lines that warn you.→Strata rental and age restrictions in BCRental bans stopped working in 2022, 55+ is the only age bylaw left, and the Form B does not contain the bylaws.→Buying a leasehold home in BCWhat you own, who holds the title, and where the end-of-lease payment is written down.→What a Form B tells you before you buy a BC condoWhat must be attached, the $35 cap, why it never expires, and the gaps you have to fill yourself→Strata insurance deductibles in BC: what a buyer should checkWho pays it, when you can be charged without being at fault, and the one Form B line that is not binding.→Leaky condos and rainscreeningHow to read the minutes and the depreciation report before you buy into a special levy.→Strata depreciation reportsWhat the report actually tells you about the next ten years of bills.→
به فارسی · In Farsi
Photos on Unsplash by Viktor Kirichenko, Trish Reader, Julien Kettmann, DD Contact, Rohit D’Silva, Glen Jackson, Gabe, Masaru Suzuki, Veronica Dudarev, Kelen Loewen, Sergio Rios and Vlad Namashko.
Looking at one specific address?
Send it to me and I will pull the sale history, the permits and the strata or lot details before we talk.