5-mistakes-homeowners-make-that-could-cost-thousands,-according-to-zillow
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5 Mistakes Homeowners Make That Could Cost Thousands.

ByStan S.

HOME BUYERS – To get the best exclusive listings visit www.vreg.ca and go to “EXCLUSIVE DEALS”

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Selling your home is one of the biggest financial moves you’ll ever make, and many homeowners are unknowingly leaving money on the table. A new survey from Zillow, conducted by The Harris Poll, revealed five major misconceptions that can cost sellers thousands of dollars. From over-investing in renovations to skipping key agent interviews, these are mistakes even experienced homeowners make.

Here’s what to avoid and how to maximize your home’s value and get ahead in today’s competitive market.

1. Spending Too Much on the Wrong Renovations

While it’s tempting to think a pricey kitchen remodel or a full addition will boost your home’s value, that’s not always the case. According to the survey, nearly one-quarter of homeowners (23%) believe building an addition offers the best return on investment. In reality, lower-cost upgrades, like a fresh coat of paint or improved landscaping, have a bigger impact on your bottom line.

Focus on strategic updates that improve first impressions, both online and in person. Think fresh paint, staging, and curb appeal.

2. Underestimating the Power of “Screen Appeal”

It’s not just about curb appeal anymore. Buyers often make their decision based on online photos and virtual tours before they ever step inside.

Still, 40% of sellers think curb appeal matters most. But Zillow found that listings with features like 3D Home tours and high-resolution images sell for 2% more than similar listings without them.

3. Skipping Key Steps When Hiring an Agent

Many homeowners believe they can skip the legwork when choosing a real estate agent, but Zillow experts warn against it. One in four homeowners don’t read online reviews, research sales history, or interview more than one agent.

Treat hiring a real estate agent like a job interview. Ask about their local experience, listing strategy, and marketing tools, and check their track record.

4. Highlighting Wrong Features in Listings

45% of sellers think open floor plans boost value, but according to Zillow data, open layouts sell for 0.2% less than expected. On the flip side, listings that mention natural materials, like soapstone countertops or white oak flooring, can sell for up to 3.5% more.

Work with your agent to highlight what today’s buyers are looking for.

5. Misunderstanding Seller Disclosure Rules

Here’s a costly one: More than half of sellers think it’s okay to hide serious issues like water damage, pests, or asbestos to get a quicker sale. But failing to disclose known problems can lead to legal trouble and lost trust.

Always disclose issues honestly and lean on your agent to help navigate what’s required in your state.

What Sellers Get Right

While some misconceptions remain, homeowners are making smart moves in key areas.

  • 70% understand the value of listing across all major real estate platforms, including REW.ca and Realtor.ca.
  • Only 8% believe in private, limited listings, correctly recognizing that casting a wider net brings better offers.
  • Sellers who don’t list on the MLS (Multiple Listing Service) make thousands less on average.

Call Stan at 604-202-1412

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    This is how Canada’s new GST cuts on home sales up to $1.5 million for first-time buyers will work

    ByStan S.

    Prime Minister Mark Carney is fulfilling one of the key promises the Liberal party made during the recent federal election campaign, specifically relating to eliminating the federal five per cent Goods and Services Tax (GST) on home prices for first-time homebuyers. “My government has a mandate to bring down costs. We are delivering this mandate by cutting taxes — so Canadians keep more of their paycheques to spend where it matters most,” said the prime minister, with the specific plans for the GST cuts now released following King Charles III’s speech from the throne on Tuesday. This will be applied as a rebate — the First-Time Home Buyers’ GST Rebate. For first-time buyers only, there will be zero GST applied on new homes sold at up to $1 million. For new properties bought at a price of between $1 million and $1.5 million, there will be a reduced GST for first-time buyers and their new homes. This means that for homes priced at up to $1 million, first-time buyers will save up to $50,000 by not having to pay the GST. Buyers with new, more expensive homes will be eligible for a reduced GST rebate, which falls incrementally from home prices of $1 million to $1.5 million. For example, a home price of $1.1 million would be eligible for a 20 per cent rebate of $40,000, a home price of $1.25 million would be eligible for a rebate of $25,000, and a home price of $1.4 million would be eligible for a rebate of $10,000. A “new home” purchase is defined as property bought from a new home by a builder, a self-built home or a self-contracted new home, or an acquisition of shares of a co-operative housing corporation. Individuals are eligible for the rebate if they are adults and Canadian citizens or permanent residents. As well, they must not have lived in a home that they owned or that their spouse or common-law partner owned in the calendar year or in the four preceding calendar years. This existing ownership status consideration exists both within and outside Canada. At least one of the purchasers in a sale must be a first-time buyer for use as their primary residence, with this individual required to occupy the home following the sale. The sale agreement must be made between May 27, 2025 and Dec. 31, 2030. Homes that have yet to be built under the agreement must begin construction before 2021, with substantial completion by no later than the end of 2035. For rebates for owner-built homes, an eligible individual — at least one of the owner-builders who qualify as a first-time homebuyer — can recover up to $50,000 of the GST or the federal part of the rebate. Construction on the property must begin on or after May 27, 2025, with substantial completion by the end of 2036. And as for the rebate through the co-operative housing corporation share acquisition, an individual can similarly claim up to $50,000. The acquisition and construction timelines are the same for this option. This amounts to an adjustment, expansion, and refinement of Carney’s promise made during the election campaign to eliminate the GST on “new and substantially renovated” home sales up to $1 million for first-time buyers. Conservative party leader Pierre Poilievre vowed to axe the GST for new homes up to $1.3 million, accounting for the higher home prices in markets such as Metro Vancouver and Greater Toronto. Carney’s policy move is endorsed by the Canadian Home Builders’ Association (CHBA), which states that they have been advocating for such changes for a long while, and that these regulations have not changed since the introduction of GST in 1991. They say the federal government at the time originally committed to adjusting the GST New Housing Rebate thresholds every two years to reflect changes in housing prices and protect housing affordability over time. But these thresholds have not been changed for about 35 years now. Prior to this week’s policy details announcement, the federal government offered a smaller rebate amount of up to $6,300 or 36 per cent of the GST payment that would be required for a home that costs $350,000 or less. If the home costs more than $350,000, the rebate is gradually reduced, with the rebate reaching zero for a home price of $450,000 and over. “For years, CHBA has been advocating for a change to the GST thresholds on new construction homes to help address housing affordability challenges in regions across the country, and this measure is a very positive step forward for Canadians,” said Kevin Lee, CEO of CHBA, in a statement. “Previously, without details around the implementation of this measure, Canadians wishing to enter the housing market were holding out on buying a new construction home, which results in fewer home starts, so it is encouraging that today first-time buyers can have the confidence to move forward.” But Lee suggests the rebate thresholds should be more expansive to provide a greater number of homeowners with relief. CHBA wants to see the zero GST threshold increased to new home prices of $1.5 million, with the gradual reduction kicking in for prices between $1.5 million and $2 million, which would expand the eligibility for first-time homebuyers in Metro Vancouver and Greater Toronto, where there are higher home prices. They are also urging the federal government to expand the rebate to all new homes

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    Infill Condo Tower Proposed for West Vancouver Apartment Property

    ByStan S.

    Wall Financial has submitted a preliminary development proposal for a property they own, known as ‘Peter Wall Ambleside’ at 1552 Esquimalt Avenue in the Ambleside area of West Vancouver. The proposal is the latest iteration of several proposals to densify the 1.90 acre site over the years, beginning as far back as 2016. Previous plans included new rental infill but the most recent version was placed on hold pending the outcome of the Ambleside Local Area Plan. The existing 20-storey apartment building was constructed in 1969 and contains 185 rental units. It is located on the east portion of the site. The new application envisions a 19-storey condo building (secured as rental units for the first 6 years). Details include: 139 condo units (secured as rental for a 6-year term) 68 one bedrooms 68 two-bedrooms 3 townhouse units a total density of 3.0 FSR across the entire site. The architects for the project are JOG Architecture and Chris Doray.

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    6 Reasons Your Lights Are Flickering, Plus Easy Fixes

    ByStan S.

    Credit: Getty Images / Kateryna Kukota Lights flickering in your home might seem like a cause for concern, especially if you’re unfamiliar with how home electrical systems work. While flickering lights can stem from a major electrical problem, it is more likely that the issue is related to the bulb or switch. However, it is essential to identify the cause of the flickering lights so you can rule out any serious electrical issues. Learn the most common causes of flickering lights and how to fix them, as well as when it’s advisable to call an electrician. 6 Potential Causes of Flickering Lights Before calling an electrician, try troubleshooting these potential causes of flickering lights. 1. Bulb Issues One of the most common causes of flickering lights is an issue with the bulb. Fortunately, bulb issues are also the easiest fix. Solution: If you suspect the light bulb is burning out, you can easily test your theory by replacing the light bulb. If the new one doesn’t flicker, you’ve likely solved the problem. 2. Switch Issues Light switches see a lot of use. While premium switches may last a lifetime, budget light switches are likely to fail over time. In this case, you might notice the lights flicker when you touch the switch. Solution: If you suspect the light switch is causing the flickering lights, replacing the switch should solve the problem. To do so, turn off the electricity and the circuit breaker box, remove the switch plate, and uninstall the light switch. Wire and install the new light switch exactly like the old one, reinstall the switch plate, and restore the power. 3. Fixture Issues Less commonly, the light fixture itself may be to blame. If there are loose connections or corrosion in the fixture, the lights may flicker. Solution: You can attempt to repair the fixture by fixing the connections or removing corrosion, especially if it’s a premium fixture. However, it may be more beneficial to replace cheaper light fixtures. 4. Incompatible Bulb or Dimmer Switch If you’ve ever shopped for light bulbs, you may have noticed language on the box referring to dimmer compatibility. This is because some types of bulbs and dimmer switches don’t play well together. If you install a light bulb that’s incompatible with the light switch, it will likely flicker as a result. Solution: To ensure your light bulb is compatible with your switch, check the bulb’s specifications before purchasing a replacement. If you’re having trouble finding a light bulb that won’t flicker due to dimmer incompatibility, your best bet is to try a traditional incandescent light bulb. However, they may be difficult to find in some areas due to government restrictions on energy usage. Even LED light bulbs that specify dimmer compatibility can sometimes flicker when tied to a dimmer switch. 5. Wiring Issues Sometimes, the fixture, the bulb, and the switch may all be in good, working condition, but the wiring is to blame for the flickering lights. The wires could be worn or damaged, but it’s more likely that they are loose, causing an intermittent connection, which results in a flicker. Solution: With the power turned off, inspect the wiring and all relevant connections, including those at the switch, circuit breaker, and light fixture. 6. Electrical Load Issues If you notice the lights flickering whenever other appliances turn on, such as a vacuum, dishwasher, blow dryer, or other power-hungry products, it’s likely because you’re running them on the same circuit as the lights, causing an excessive electrical load on the circuit. Whenever these devices turn on, they draw a large amount of power, which causes the current running to the lights to fade, resulting in flickering. Solution: If the circuit is overloaded, move the high-power appliance to a different circuit. For something like a blow dryer or vacuum, unplug it and plug it into a different outlet. Install a dedicated circuit for large, permanently installed appliances, such as dishwashers. When It’s Time to Call a Professional Electrician If none of these solutions resolve your flickering lights or if the lights are accompanied by buzzing sounds, burning smells, heat around the fixture or outlets, or frequently tripping breakers, contact a professional electrician immediately. You should also consider professional help if multiple lights in your house are flickering and the issue isn’t isolated to a single fixture or circuit. If you haven’t already, a professional will likely instruct you to cut the power at the breaker until the problem can be remedied.

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    5 Mistakes Youre Making in Your Backyard That Could Be Raising Your Energy Bill This Summer

    ByStan S.

    Between watering the lawn, grilling, and spending more time outside overall, the backyard uses a lot of energy during the hot summer months. While much of the energy consumption is necessary, there are five major pitfalls experts say you can avoid to keep energy bills down. Actions as simple as unplugging string lights when you go in for the night or turning off the grill as soon as you’re done cooking decrease energy use and leave more money in your wallet. Read on to discover five hidden backyard issues that could be driving up your utility bills and expert-approved ways to fix them. Tim Heneveld is the country director for PERGOLUX North America, a pergola and other outdoor products company. Mark Feygin is the founder and CEO of PowerSetter, a digital energy comparison platform. Lou Manfredini is the resident home expert at Ace Hardware. Andy Fox is the filtration and indoor air quality specialist at 3M. 1. Lack of Shaded Areas in the Backyard A pretty pergola is a great way to upgrade your outdoor space, but thanks to the shade it provides, the structure can also lower your energy bills if placed near your home. “When your backyard lacks shade, the sun will beat down on your home’s exterior, and this will raise indoor temperatures, especially through South and West-facing windows,” says Tim Heneveld, country director for PERGOLUX North America. This forces your air conditioning unit to work overtime, which causes spikes in your energy bills. Heneveld recommends strategically incorporating shaded areas, including structures and landscaping, into your backyard for one of the smartest and most underrated ways to cut cooling costs. “If you install structures like a pergola or a retractable awning, you can block intense afternoon sun while still letting in airflow,” he says. 2. Plugged-In and Wired Outdoor Lights Whether it’s wall sconces or string lights, plugged-in and wired outdoor lights can kill your energy bills. “With longer daylight hours and more time spent outdoors, many homeowners run these lights more than they realize, which adds up quickly on the electric bill,” says Mark Feygin, founder and CEO of PowerSetter. He explains this is especially true if the lights use older, inefficient light bulbs or stay on for long periods of time every night. To reduce your energy costs, Feygin recommends switching to solar-powered outdoor lights. “They charge throughout the day using sunlight and require no electricity from your home, meaning they provide ambient lighting at night without increasing your utility bill,” he says. The switch is a simple upgrade that can lead to noticeable savings in the summer. 3. Leaving a Grill Plugged In for Too Long If you fire up the grill regularly over the summer, there’s a good chance it’s making your energy bills higher. Ace Hardware’s home expert, Lou Manfredini, says that if you are using a gas or electric grill, it should generally take 15 to 20 minutes to get it to the right temperature, after which you should do your grilling, then turn the appliance off. “Allowing too much time for warm-ups and forgetting to shut things down can add to your energy bills,” Manfredini warns. 4. Dirty HVAC Unit Cranking up the air conditioning unit is inevitable during the hot summer months, but a dirty HVAC unit could be contributing to excessively high energy bills. “If the small metal fins on the outdoor unit get clogged with dust, grass clippings, or airborne seeds, the overall cooling efficiency of the HVAC system will deteriorate, and the system will consume more energy to provide the same cooling effect,” says Andy Fox, filtration and indoor air quality specialist at 3M. For this reason, Fox stresses the importance of regularly cleaning your outdoor unit. “Consider using a shop vac to remove large debris (if you have access) and then use a hose to wash the remaining debris away after first turning off the electrical power,” Fox says. Additionally, he advises that you change your HVAC filters at least every 90 days for best performance. 5. Overwatering Your Lawn A lush green lawn is the ultimate way to boost your home’s summer curb appeal, but regulating how much water you use is key to preventing high energy bills. Overwatering your grass can lead to a huge water bill, and forgetting to turn off the irrigation system can waste large amounts of water. To avoid using too much water and seeing your utility bills skyrocket, Manfredini recommends adding a water timer that helps get the right amount of water on the lawn and turns off by itself.

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    Two rental housing towers up to 29 storeys, featuring a grocery store, approved for Robson Street

    ByStan S.

    The 1500 block of Robson Street in downtown Vancouver’s West End neighbourhood will see a substantial uplift through a new mixed-use rental housing project with substantial commercial retail uses. The City of Vancouver’s Development Permit Board recently approved GWL Realty Advisors’ (GWLRA) application to redevelop 1525-1555 Robson St. — nearly the entirely city block at the northeast corner of the intersection of Robson and Cardero streets. Building Permit Applications were subsequently submitted in May 2025 to demolish the 1949-built, two-storey commercial building on the west side (1525 Robson St.) of the development site — formerly home to Jang Mo Jib Restaurant. The development site also includes the 1965-built, six-storey office and retail building mid-block, on the east side (1555 Robson St.) of the site. Designed by architectural firm Arcadis, there will be two high-rise towers reaching 324 ft. with 28 storeys and 318 ft. with 29 storeys, generating 393 secured purpose-built market rental homes — including 100 studio units, 179 one-bedroom units, 101 two-bedroom units, and 13 three-bedroom units. The two-storey base podium would be dedicated to commercial uses totalling about 41,000 sq. ft. including a 24,400 sq. ft. grocery store — largely located on the second level, with entrance located at the intersection corner — and about 16,600 sq. ft. of smaller commercial retail/restaurant units, which would activate the building’s ground level with Robson Street. Site of 1525-1555 Robson St., Vancouver. (Google Maps) Site of 1525-1555 Robson St., Vancouver. (Arcadis/GWL Realty Advisors) October 2024 artistic rendering of 1525-1555 Robson St., Vancouver. (Arcadis/GWL Realty Advisors) During the Development Permit Board meeting, Matt Shillito, the City of Vancouver’s director of special projects, called this project “much needed” for its significant infusion of rental housing, and highlighted the new major retail uses “along a stretch of Robson that’s looking pretty tired.” “I think it achieves a lot on a relatively tight site. In terms of the architectural approach, I think it’s very thoughtful. I like the nice kind of compact tower floor plates. I like the way the podium has been kept low profile, nice clean lines, and it manages the slope very efficiently, very effectively,” said Shillito. “I like the way the podium has been kept low profile, nice clean lines, and it manages the slope very efficiently, very effectively. With the CRUs at the ground level and then the grocery store above, it’s all neatly housed.” Lon LaClaire, general manager of engineering services for the City of Vancouver, added, “These services are going to be welcome in the area, and I think that the new building is going to be a really great addition to the area.” But Shillito, while also acknowledging that this is a subjective matter, suggested that the development team should consider the possibility of providing the facade design with a lighter tone, as opposed to the current concept using “very dark” materials, which creates a look that is “a little heavier than it otherwise could be.” The development permit application was the project’s first and primary approval, as a rezoning application was not necessary, given that the project aligns with existing policies for the site. October 2024 artistic rendering of 1525-1555 Robson St., Vancouver. (Arcadis/GWL Realty Advisors) October 2024 artistic rendering of 1525-1555 Robson St., Vancouver. (Arcadis/GWL Realty Advisors) October 2024 artistic rendering of 1525-1555 Robson St., Vancouver. (Arcadis/GWL Realty Advisors) Most of the discussion over this application during the meeting focused on the dedicated freight/truck loading space required for the commercial uses, particularly the grocery store. The panel ultimately agreed that the larger and more intensive requirement of Class C loading — creating designated loading space for a large semi-trailer — would not only be unnecessary for a mid-size grocery store, but also challenging given the tight urban environment. Furthermore, similarly-sized grocery stores integrated into high-density, mixed-use developments in and around downtown Vancouver only have Class B loading spaces, which accommodate smaller single-unit trucks and other medium-sized vehicles. For this reason, the panel agreed to only require a small increase in Class B loading capacity. With the existing Safeway and Whole Foods Market situated on the city blocks just to the west, this would be the third grocery store in Lower Robson. Four underground levels would contain over 250 vehicle parking stalls, including 198 stalls for rental housing residents, 20 stalls for residential visitors, and 33 stalls for commercial uses. This is in addition to over 600 secured bike parking spaces. The total building floor area is pegged at about 324,000 sq. ft., establishing a floor area ratio density of a floor area that is 9.6 times larger than the size of the 33,600 sq. ft. development site. This project falls under the City’s West End Community Plan. 2024 preliminary conceptual artistic rendering of the redevelopment with two towers at the combined site of 1525-1555 Robson St., Vancouver. (GWL Realty Advisors) October 2024 artistic rendering of 1525-1555 Robson St., Vancouver. (Arcadis/GWL Realty Advisors) October 2024 artistic rendering of 1525-1555 Robson St., Vancouver. (Arcadis/GWL Realty Advisors) GWLRA is the real estate investment subsidiary of the Great-West Life Assurance Company, which is one of Canada’s largest private insurance firms. In March 2024, GWLRA acquired the 16,400 sq. ft. site of 1555 Robson Street from VivaGrand Developments in a deal worth $58 million, according to records. This purchase enabled GWLRA to form a land assembly with its September 2022 acquisition of the similarly sized adjacent site at 1525 Robson St.

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    The Best Thermostat Setting for a Heat Wave. How to Stay Cool Without Overworking Your AC

    ByStan S.

    When extreme heat hits, it’s tempting to crank the air conditioning as low as it will go. But while that might offer short-term relief, it can lead to sky-high energy bills and put unnecessary strain on your cooling system. So, what temperature should you set your thermostat to during a heat wave? We spoke with industry experts and rounded up smart strategies to help you stay safe, comfortable, and energy-efficient when temperatures soar. What to Set Your Thermostat to During a Heat Wave According to energy experts and the U.S. Department of Energy, the sweet spot is 78°F (26°C) when you’re home and need cooling. If you can, bump it up to 82°F when you’re sleeping and 85°F when you’re away. These settings help reduce the load on your AC, which can prevent breakdowns during critical times, and keep energy bills from skyrocketing. When to Adjust Your Thermostat Lower “Seventy-eight degrees creates the optimal balance between comfort and efficiency. Seventy-eight degrees may be warm for many people, but it is the standard recommendation to stay comfortable and be efficient during the summer months,” says Lane Dixon, Vice President of Operations at Aire Serv. If you have vulnerable household members, like infants, older adults, or pets, you may need to keep the thermostat slightly cooler. In these cases, 76°F may offer a more comfortable balance between safety and savings. It’s also helpful to use smart thermostats that learn your preferences and adjust automatically, especially during peak demand times. Related What to Do if Your AC Can’t Keep Up Keeping your air conditioner running smoothly during extreme heat isn’t just about comfort—it can help you avoid breakdowns and surprise repair bills. John McGaughey, vice president of sales at AUX AIR USA, shares several practical ways homeowners can help their cooling systems perform at their best this summer. Replace Your Air Filter Regularly “A dirty filter is one of the most common reasons systems underperform,” McGaughey explains. He advises checking the filter every month during heavy use and replacing it as needed (usually every one to three months.) Keep the Sunlight Out Direct sun exposure, especially on south- and west-facing windows, can dramatically increase indoor temperatures. To prevent excess sun from streaming through windows, consider adding blackout or dark-colored curtains and blinds. Time Your Appliance Use Wisely Large household appliances, like ovens, stovetops, and dryers, can heat up your living space fast. Use these in the early mornings or evenings when outdoor temperatures are lower. Use Fans to Improve Comfort Ceiling or box fans don’t cool the air, but they can help you feel cooler by circulating air across your skin and aiding in evaporation. Check Your Outdoor AC Unit The outdoor unit expels the heat your AC system pulls from inside. Keeping the area clear and occasionally rinsing the unit with a hose (while it’s off) can go a long way in improving efficiency. If none of these steps help, it may be time to call in an HVAC technician, especially if you hear unusual noises, smell musty odors, or see ice buildup on your system. DIY AC Fixes Before you call in the pros, try these expert-backed maintenance tips that can improve your air conditioner’s performance—and might even help you avoid a costly repair visit, according to JustAnswer HVAC Expert Randy Huckstadt. Rinse your condenser coil. The HVAC expert first addresses rinsing your condenser coil with fresh water. “Dirty condensers do not allow you to reject the heat from inside the house that the refrigerant absorbed in the evaporator,” he explains. Rinse your evaporator coil. If you can safely access it, he recommends rinsing the evaporator coil as well. He says that you cannot absorb the heat in the house if your coil is dirty. Replace your air filter. Plugged air filters prevent quality airflow, which reduces the capacity of the AC system. Swapping in a clean filter is one of the easiest ways to keep your system working properly. And if your condenser fan suddenly stops working, don’t panic—Huckstadt offers a clever temporary fix. He says you can use a small shower sprinkler to spray the condenser until a repair tech arrives. Water will take the place of a failed condenser fan.

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