May saw inventory levels across Metro Vancouver reach another ten-year high, while home sales registered on the MLS® remained muted.  

The Greater Vancouver REALTORS® (GVR) reports that residential sales in the region totalled 2,228 in May 2025, an 18.5 per cent decrease from the 2,733 sales recorded in May 2024. This was 30.5 per cent below the 10-year seasonal average (3,206).  

“While there are emerging signs that sales activity might be turning a corner, sales in May were below the ten-year seasonal average, which suggests that some buyers are still sitting on the sidelines or are being especially selective,” said Andrew Lis, GVR’s director of economics and data analytics. “On a year-to-date basis, sales in 2025 rank among the slowest to start the year in the past decade, closely mirroring the trends seen in 2019 and 2020. It’s worth noting that sales rebounded significantly in the latter half of 2020, but whether sales in 2025 might follow a similar pattern remains the million-dollar question.”  

There were 6,620 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in May 2025. This represents a 3.9 per cent increase compared to the 6,374 properties listed in May 2024. This was 9.3 per cent above the 10-year seasonal average (6,055).  

The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 17,094, a 25.7 per cent increase compared to May 2024 (13,600). This is 45.9 per cent above the 10-year seasonal average (11,718).  

Across all detached, attached and apartment property types, the sales-to-active listings ratio for May 2025 is 13.4 per cent. By property type, the ratio is 10.2 per cent for detached homes, 17.4 per cent for attached, and 14.7 per cent for apartments.  

Analysis of the historical data suggests downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.  

“With some of the healthiest levels of inventory seen in years, many sellers are adjusting price expectations, which has provided buyers more negotiating room and kept a firm lid on price escalation over the past few months,” Lis said. “From a seasonal perspective, sales in the summer months are typically quieter than the spring, but with such an unusually slow spring, we may have an unusually busy summer with so many having delayed their purchasing decisions. Either way, the market continues tilting in favour of buyers, which bodes well for anyone looking to make a purchase this summer.”  

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,177,100. This represents a 2.9 per cent decrease over May 2024 and a 0.6 per cent decrease compared to April 2025.  

Sales of detached homes in May 2025 reached 654, a 22.7 per cent decrease from the 846 detached sales recorded in May 2024. The benchmark price for a detached home is $1,997,400. This represents a 3.2 per cent decrease from May 2024 and a 1.2 per cent decrease compared to April 2025.  

Sales of apartment homes reached 1,087 in May 2025, an 18.8 per cent decrease compared to the 1,338 sales in May 2024. The benchmark price of an apartment home is $757,300. This represents a 2.4 per cent decrease from May 2024 and a 0.7 per cent decrease compared to April 2025.  

Attached home sales in May 2025 totalled 469, a 10.3 per cent decrease compared to the 523 sales in May 2024. The benchmark price of a townhouse is $1,106,800. This represents a 3.4 per cent decrease from May 2024 and a 0.4 per cent increase compared to April 2025.

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Condo Specialist North Vancouver – If you’re preparing to list your condo in today’s North Vancouver real estate market, you want to make sure it shines—and that you walk away with the best possible sale price. The right preparation can make a huge difference in both buyer interest and final offers.

What we’re going to cover:

We’ll walk through the key steps that can help you maximize your condo’s value before listing—so you know what to focus on and what really matters to buyers.

Why it matters:

In a competitive North & West Vancouver property listings market, well-prepared condos stand out. The better your presentation, the stronger your buyer interest and negotiating power.

Why it's important to you:

Whether you're aiming for top dollar, a quick sale, or both, these steps will help ensure your condo hits the market in its best possible light—so you can achieve your goals.

📌 Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions.

Step 1 – Start with a Professional Home Sale Readiness Audit

Before you think about pricing or marketing, start with a Home Sale Readiness Audit. This professional assessment focuses on your condo’s current condition and identifies simple, high-impact improvements to help it stand out.

Why this matters:

• Pinpoints any quick fixes or updates that could boost buyer appeal

• Helps you avoid over-renovating or spending unnecessarily

• Targets the elements that influence first impressions—which is where buyers form value judgments

The result: a clear plan to get your condo ready for the North Vancouver real estate market with confidence.

Book My 12 Point Home Readiness Audit

Step 2 – Get a Comparative Real Estate Market Analysis (CMA)

Once your condo is audit-ready, it’s time for a Comparative real estate market analysis (CMA). This gives you a true picture of what similar properties are selling for—and where your condo will fit in the current market.

Why this matters:

• Pricing is everything—and smart pricing starts with a solid CMA

• The North & West Vancouver property listings market is dynamic, and buyer expectations shift quickly

• An accurate CMA helps you price competitively while protecting your value

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Step 3 – Focus on High-Impact Improvements

Some updates offer excellent return on investment—others don’t. Focus on what today’s buyers notice most:

Fresh Paint & Neutral Tones

A simple paint refresh can make a condo feel brand new. Stick to neutral, modern colours.

Updated Lighting & Fixtures

Modern lighting, faucets, and hardware instantly elevate the space.

Minor Kitchen & Bathroom Touches

New cabinet handles, faucet updates, or a statement light fixture can dramatically improve buyer perception without major expense.

Step 4 – Declutter and Depersonalize

Less is more. Buyers want to envision their life in your space—not yours.

• Clear surfaces

• Remove excess furniture

• Store personal photos and memorabilia

This helps buyers mentally move in—which leads to better offers.

Step 5 – Stage for the Target Market

Every neighbourhood and price point in North & West Vancouver has its own buyer profile. Your staging should match that profile.

A Condo Specialist North Vancouver can help tailor staging for:

• Downsizers seeking turnkey luxury

• First-time buyers valuing smart, modern finishes

• Investors looking for rental-ready appeal

Step 6 – Maximize Curb Appeal (Yes, Even for Condos)

Buyers start forming opinions before they enter your unit. Make sure the approach is welcoming:

• Clean entryway and door

• If allowed, tasteful door mat or plant

• Engage your strata if lobby or hallway updates are needed—you’d be surprised how much this matters

Step 7 – Professional Photography & Marketing

Online presentation is everything in today’s North Vancouver real estate market.

Professional photos, floorplans, and high-quality marketing bring:

• More views

• More showings

• More offers

Buyers shop with their eyes first—and standout visuals give your condo an edge.

Final Tips: Is Now the Right Time to List?

With high inventory in many segments of North & West Vancouver property listings, presentation & price matter.

A Condo Specialist North Vancouver can:

• Help you get the best possible results in today’s market.

Ready to Maximize Your Condo’s Value?

Click the button below to connect with Davis—to book a Home Sale Readiness Audit, request a free market analysis, or simply grab a coffee and ask a question.
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Want to know what buyers look for?
7 Things to Check in Strata Documents Before Buying a Condo

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Real Estate Agent North & West Vancouver – Thinking about buying a pre-sale condo? You’re not alone. In a changing market, many buyers ask whether locking in a brand-new home before it's built is a smart move—or a risky one.

What we’re going to cover:

We’ll break down the real pros and cons of buying pre-sale condos in today’s Vancouver market so you can decide if it's the right fit for your goals.

Why it matters:

Buying pre-sale can be exciting, but it comes with a unique set of timelines and risks. Knowing what you're signing up for can save you thousands and set you up for success.

Why it's important to you:

Whether you’re a first-time buyer living rent-free at home, or paying top dollar for rent each month, your situation will determine whether buying a pre-sale is your best next step.

📌 Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions.

Pros of Buying a Pre-Sale Condo in Vancouver

✅ Potential Incentives from Developers

Right now, the pre-sale market is slower, which means some developers are offering bonuses, like decorating allowances, credits, or flexible deposit terms. These offers weren’t common a couple of years ago—but today, they can give you an edge.

✅ Full Warranty Coverage

New homes come with comprehensive warranties through BC's 2-5-10 home warranty program. That means peace of mind for years to come, with protection on structure, systems, and finishes.

✅ Time to Plan Ahead

If you’re not in a rush to move, a pre-sale can be a smart way to get into the market. For example, if you're living at home rent-free, it can give you time to save and prepare while securing a home at today’s price.

✅ Good for Long-Term Value & Rentals

Choosing the right location and building can pay off over time. Well-located pre-sales often attract premium renters who want something new and stylish.

And if you’re planning to live in it, it can be a great first step into homeownership without competing in today’s resale market.

Cons of Buying a Pre-Sale Condo in Vancouver

❌ Long Wait Times

Pre-sales often don’t complete for 2–3 years, which isn’t ideal if you’re currently paying high rent. That’s a lot of money spent without building any equity.

❌ Market Uncertainty

The market can change while you wait. What seems like a good deal today might not be as appealing in a few years—or could turn out even better. The truth is, you’re buying into the unknown.

❌ Limited Inventory Visibility

With a pre-sale, you’re buying based on floorplans and showrooms. You can’t walk through the actual unit, which can sometimes lead to surprises.

Click the button below to connect with Davis—to view a presale, book a consultation, or simply grab a coffee and ask a question.

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So, Is Buying Pre-Sale a Smart Move?

It depends on your situation.

If you’re living rent-free and can comfortably wait 2–3 years, a pre-sale might work perfectly—especially if you find a developer offering strong incentives.

But if you’re in an expensive rental, and the pre-sale won’t complete for years, it might not make sense to keep paying rent while waiting. In that case, it could be better to buy an existing condo now, start building equity, and take advantage of today’s high inventory and motivated sellers.

When Pre-Sale Makes Sense:

• You’re downsizing and want time to prepare, sell, and move slowly

• The market is hot and resale options are going in multiple offers

• You’re not in a rush and want brand-new construction with a warranty

• You’ve found a building and location you genuinely love for long-term value

Final Thoughts

Our market is always changing. Before committing to a pre-sale, check if there are any great resale deals first. There may be move-in-ready options that get you out of renting and into ownership sooner than you think.

Whether you’re downsizing, investing, or buying your first home, I can help you compare your options and decide if a pre-sale is right for you.

Other blog posts:

How to Buy and Sell at the Same Time—Without the Stress (Or Risk of Being Homeless)

What to Know Before Buying a Condo in North Vancouver: Insights from a Condo Specialist

Click the button below to connect with Davis—to view a presale, book a consultation, or simply grab a coffee and ask a question.

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One of the most common concerns I hear from clients is:
“How do I buy and sell at the same time without being stuck—or worse, temporarily homeless?”
Whether you're downsizing, upsizing, or simply making a lifestyle move, the idea of timing it all perfectly can be overwhelming.

But there’s a better way—and it’s working for many of my clients right now.

The Buy First, Sell Later Strategy

You're living in your current home (House #1), mortgage-free or with equity, and you’re ready for a change. But the idea of selling first, then scrambling to find your next home?
That’s risky, rushed, and often leads to regret.

This strategy flips the script—and puts you in control.

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How It Works

• Step 1: You find and buy your next home first—without having to sell your current one immediately.

• Step 2: You move in calmly and comfortably—no boxes stacked to the ceiling during showings, no pressure.

• Step 3: A short-term mortgage is secured using the combined value of both properties (your current home and the new one).

• Step 4: The mortgage covers:

  • Purchase price of your new home

  • Property transfer tax

  • 3 months of interest (no monthly payments required)

  • One-time setup fee (~2%, typically built into the financing)

• Step 5: Once you’re settled in, you prepare and sell your original home properly—clean, staged, and timed to get top value.

• Step 6: After the sale, you pay off the short-term mortgage in full. No long-term debt, no disruption.

💡 Example 1: The Downsizer

• Current Home (House #1): Worth $2.3M, mortgage-free

• Next Home (House #2): $1.8M condo or townhome

• Total Value Secured: $4.1M

• Short-Term Mortgage Covers:

  • $1.8M purchase price

  • Property transfer tax

  • 3 months of interest

  • No monthly payments

🎯 Once House #1 is sold, the mortgage is cleared. You’re now comfortably in your new home and zero pressure. It’s time to sell house #1.

💡 Example 2: The Move-Up Buyer

• Current Home (House #1): Worth $2.0M

• Next Home (House #2): $3.9M

• Total Asset Value: $5.9M

• You secure a short-term mortgage on both homes that covers the $3.9M purchase + costs.

🎯 This lets you secure the home you really want—before selling. You move in, then take your time to list and sell your current home the right way.

Why This Works (What’s In It for You)

✅ No pressure to sell and buy at the same time
✅ Avoid showings, open houses, and cleaning while living in the home
✅ No need to tap into savings—costs are included
✅ No income qualification required — ideal for retirees or people on a pension
✅ Perfect for busy lives with kids, pets, work, or travel
✅ More control over when and how you move
✅ Better results when you sell because you’ve had time to prepare

This Strategy is Ideal For:

• Seniors who want to downsize calmly without risking their routine

• Professionals or families who found the right home and don’t want to miss out

• Anyone feeling stuck because the logistics of buying and selling at once feels impossible

The key is to plan ahead—while it’s a choice, not a necessity.
Give yourself time, and give your agent the ability to guide you through the process without chaos.

If you’ve found a home you love but don’t know how to make the transition without disrupting your life, this Buy First, Sell Later strategy might be your best next step.

I’m here to walk you through the details, show you how the numbers work, and help you make a move that fits your timeline, not someone else’s.

Ready to Explore Your Options?

Let’s walk through your numbers and timeline. I’ll show you exactly how this could work in your situation—step by step.

Click the button below to connect with Davis about real estate.
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April 2025 saw home sales in Metro Vancouver drop nearly 24% year-over-year, despite improved borrowing conditions and growing inventory. With prices holding relatively steady and more listings on the market than we’ve seen in a decade, buyers may find this a rare window of opportunity.

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read this article from Greater Vancouver Realtors:

The slowdown in home sales registered on the Multiple Listing Service® (MLS®) in Metro Vancouver that began early this year continued in April, with sales down nearly 24 per cent year-over-year. 

The Greater Vancouver REALTORS® (GVR) reports that residential sales in the region totalled 2,163 in April 2025, a 23.6 per cent decrease from the 2,831 sales recorded in April 2024. This was 28.2 per cent below the 10-year seasonal average (3,014). 

“From a historical perspective, the slower sales we’re now seeing stand out as unusual, particularly against a backdrop of significantly improved borrowing conditions, which typically helps to boost sales,” said Andrew Lis, GVR’s director of economics and data analytics. “What’s also unusual is starting the year with Canada’s largest trading partner threatening to tilt our economy into recession via trade policy, while at the same time having Canadians head to the polls to elect a new federal government. These issues have been hard to ignore, and the April home sales figures suggest some buyers have continued to patiently wait out the storm.” 

There were 6,850 detached, attached and apartment properties newly listed for sale on the MLS® in Metro Vancouver in April 2025. This represents a 3.4 per cent decrease compared to the 7,092 properties listed in April 2024 and was 19.5 per cent above the 10-year seasonal average (5,731) for the month. 

The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 16,207, a 29.7 per cent increase compared to April 2024 (12,491). This is 47.6 per cent above the 10-year seasonal average (10,979). 

Across all detached, attached and apartment property types, the sales-to-active listings ratio for April 2025 is 13.8 per cent. By property type, the ratio is 9.9 per cent for detached homes, 17.5 per cent for attached, and 15.7 per cent for apartments. 

Analysis of the historical data suggests downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months. 

“While the headlines have been filled with worrying news lately, there are positives in the current market worth highlighting, especially for buyers,” Lis said. “Inventory levels have just crested 16,000 for the first time since 2014, prices have stayed fairly stable for the past few months, and borrowing costs are the lowest they’ve been in years. These factors benefit buyers, and with balanced conditions across the market overall, there’s plenty of opportunity for anyone looking to make a purchase.” 

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,184,500. This represents a 1.8 per cent decrease over April 2024 and a 0.5 per cent decrease compared to March 2025.

Sales of detached homes in April 2025 reached 578, a 29 per cent decrease from the 814 detached sales recorded in April 2024. The benchmark price for a detached home is $2,021,800. This represents a 0.7 per cent decrease from April 2024 and a 0.6 per cent decrease compared to March 2025. 

Sales of apartment homes reached 1,130 in April 2025, a 20.2 per cent decrease compared to the 1,416 sales in April 2024. The benchmark price of an apartment home is $762,800. This represents a two per cent decrease from April 2024 and a 0.6 per cent decrease compared to March 2025. 

Attached home sales in April 2025 totalled 442, a 23.8 per cent decrease compared to the 580 sales in April 2024. The benchmark price of a townhouse is $1,102,300. This represents a 2.9 per cent decrease from April 2024 and a one per cent decrease compared to March 2025.

Are you dreaming of owning a condo in the beautiful North Vancouver area? You're not alone! This vibrant community offers stunning views, outdoor adventures, and a thriving lifestyle. But diving into the condo market can feel overwhelming. That's where I come in. As a dedicated condo specialist in North Vancouver, I'm here to provide you with the essential information you need to make informed decisions and find your perfect home. What’s in it for you? I'll cut through the noise, share my local expertise, and help you avoid common pitfalls, ensuring you get the best possible outcome.

Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions.

Understanding North Vancouver's Condo Market

North Vancouver's condo market is unique and dynamic. It's crucial to understand the local trends, property values, and neighborhood nuances. Here's what you need to know:

Market Trends and Pricing:

• We'll explore the current market conditions, including average condo prices, inventory levels, and how they might impact your buying strategy. Remember, when considering price, always factor in completion dates, subjects, and subject removal dates. Real estate contracts have two critical components: dollars and dates.

Neighborhood Insights:

• North Vancouver offers diverse neighborhoods, each with its own character. We'll discuss popular areas like Lonsdale, Deep Cove, and Lynn Valley, highlighting their amenities, transportation options, and lifestyle appeal.

Key Financial Considerations for Condo Buyers

Understanding the financial side of buying a condo is essential to avoid surprises.

BC Property Transfer Tax and First-Time Buyer Incentives:

• We'll explain the BC Property Transfer Tax, how it works, and if you qualify for any first-time buyer exemptions or incentives. This is a very important part of the financial process.

Move-In Fees, Utilities, and Taxes:

• Beyond the purchase price, you'll need to factor in move-in fees, monthly strata fees, property taxes, and utility costs. We'll break down these expenses so you can budget accurately. Please note that exact tax amounts are not provided here and should be reviewed with your buyers agent.

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Key Considerations for Condo Buyers

Buying a condo isn't just about the unit itself. It involves understanding the strata, building condition, and other crucial factors. Here's what you need to consider:

Strata Documents and Fees:

• Strata documents are essential for understanding the condo's rules, financial health, and potential future costs. We'll review how to analyze these documents and what red flags to look for.

Building Condition and Maintenance:

• Assessing the building's condition is vital to avoid unexpected expenses. Key questions to ask: "Is it a leaky condo?" and "Are there upcoming levies?" We'll discuss how to evaluate maintenance records, reserve funds, and potential upcoming repairs.

In-Suite Laundry and Other Amenities:

• Many buyers prioritize in-suite laundry, parking, storage, and other amenities. We'll discuss the importance of these features and how they can impact resale value.

Understanding Bylaws:

• Many Strata's have bylaws that restrict things such as pets, rentals, or renovations. Understanding these before you buy is essential.

Potential Resale Value

Thinking long-term about your investment is wise.

Factors Affecting Resale:

• We'll discuss factors that influence condo resale value, such as location, building condition, amenities, and market trends. Making wise choices now will impact your future returns.

Financing Your Condo Purchase

Securing the right financing is a critical step in the buying process. Here's what you should know:

Mortgage Pre-Approval:

• Getting pre-approved for a mortgage gives you a clear understanding of your budget and strengthens your offer.

Down Payment and Closing Costs:

• We'll discuss the various down payment options and the additional closing costs you'll need to factor into your budget, including lawyer and notary fees. Please note that exact legal fees are not provided here and should be reviewed with your buyers agent.

Working with a Local Condo Specialist

Having a knowledgeable real estate agent on your side can make all the difference. As a condo specialist in North Vancouver, I can provide:

Expert Negotiation Skills:

• I'll advocate for your best interests and negotiate the best possible price and terms.

Access to Exclusive Listings:

• I have access to a wide range of property listings, including those not yet publicly available.

Local Market Knowledge:

• I live and work in the area, and therefore have intimate knowledge of the market.

Click the button below to connect with Davis about real estate.

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Real Estate Agent North & West Vancouver – If you're a homeowner in North or West Vancouver and considering your next move, downsizing to a condo might be one of the smartest decisions you can make right now.

What we’re going to talk about:

In this post, we’ll cover the key reasons why downsizing makes financial and lifestyle sense in today’s market, particularly in West Vancouver. We'll look at benefits like reduced maintenance, lifestyle upgrades, and cost efficiency.

Why it’s important:

With shifting property values, rising costs, and lifestyle changes—especially for empty nesters and retirees—understanding your downsizing options could protect your equity and enhance your quality of life.

Why it’s important to you:

If you’re a longtime homeowner thinking about simplifying your living situation or unlocking home equity, this article will help you make an informed, confident decision.

📌 Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions.

1. The Financial Benefits of Downsizing

For many homeowners in West Vancouver, your home has gained substantial value over the years. Downsizing to a condo allows you to unlock that equity, giving you flexibility to invest, travel, or support your retirement plans.

Smaller spaces also come with reduced property taxes, utilities, and overall maintenance—freeing up monthly cash flow.

2. Lifestyle Upgrade: Less Stress, More Freedom

Condos in West Vancouver offer incredible access to local amenities, ocean views, parks, and walkable neighborhoods. Many buildings are equipped with fitness rooms, social lounges, and concierge services—perfect for those seeking a turnkey lifestyle.

If you're looking to travel, become a snowbird, or simply want a more relaxing lifestyle without the burden of constant maintenance or surprise repair costs, a condo offers that freedom. It's a lifestyle choice—one that’s about comfort, ease, and peace of mind.

Ambleside and Dundarave are particularly popular for their walkability, proximity to the seawall and the Seniors’ Centre, and a great selection of +1,000 sq ft condos. Many buildings in these areas are well-maintained with a mature demographic, creating a peaceful, community-oriented atmosphere. Further up, Cypress and Folkstone offer large condos with outstanding views.

For many downsizers, it's not just about cashing out—it’s about living well. In fact, sometimes lifestyle matters more than money.

3. Ideal for Empty Nesters and Retirees

When the kids have moved out and daily maintenance feels overwhelming, a condo can offer the perfect balance of independence and simplicity. You'll still enjoy the North Shore lifestyle—close to mountains, trails, and culture—without the upkeep of a detached home.

The key is to make the move while it’s still a choice—not when it becomes a necessity. Organizing a move can take months, so starting the process early gives you control and options. Having a patient and knowledgeable agent is critical—someone who understands the steps, timelines, and financing considerations.

4. Lower Maintenance, Better Peace of Mind

No more worrying about roof replacements, snow shoveling, or lawn care. With strata management taking care of the building exterior and common areas, you're left with a clean, manageable space and more time for what matters most.

5. Inventory & Market Timing in West Vancouver

The condo market in West Vancouver remains strong, with demand for quality units in well-managed buildings. For homeowners looking to sell a detached property, the timing may be ideal—high-value listings are still attracting serious buyers, especially in prime neighborhoods.

Many downsizers are best served by moving first, then selling. It all depends on your financing ability and comfort level. Having an agent who can guide you through that process—so it’s not hectic or stressful—is invaluable.

Ready to Make the Move?

Downsizing doesn’t mean sacrificing lifestyle—especially in West Vancouver. Whether you're starting to plan or just exploring options, I'm here to help.

Click the button below to connect with Davis about real estate.

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Estate Sales in BC: What Sellers & Buyers Need to Know

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As a North Shore real estate specialist, I’ve been getting a lot of questions from senior homeowners lately—especially about the new 2025 utility billing changes in the District of North Vancouver. One of the biggest concerns? Whether seniors can still defer their property taxes the way they’ve done in the past.

Here’s what we’re going to talk about:

We’ll break down exactly what’s changed with utility billing, how it affects seniors who rely on the BC Property Tax Deferment Program, and what you need to plan for in 2025 and beyond.

Here’s why it’s important:

In previous years, everything was rolled into one bill due in July. Now, utilities are billed separately—and that utility portion cannot be deferred, even if you're eligible to defer your property taxes.

Here’s why it’s important to you:

If you're a senior living on a fixed income—or helping aging parents manage their finances—this change could affect your cash flow, budget, or even your decision to downsize.

Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions. confirm info with The District of North Vancouver.

What Changed in 2025 for North Vancouver Utility Billing?

Up until 2025, the District of North Vancouver included utilities (water, sewer, garbage, environmental fees) in the property tax bill, due July 2.

Now, things have changed:

• Utilities are billed separately

• The new due date is March 31 every year

• In 2025 only, you can pay by May 30 without penalty (a one-time grace period)

This means homeowners now need to budget for two separate bills: one in the spring for utilities, and one in the summer for property taxes.

Can Seniors Still Defer Property Taxes?

Yes—but only the property tax portion. Under the BC Property Tax Deferment Program, qualifying seniors can continue to defer their main property tax bill (the portion due in July).

But here’s the catch:
🔺 The new utility bill in March cannot be deferred.

So if you’re used to deferring everything in one lump sum, 2025 introduces a new cash expense you’ll need to pay out of pocket.

How Much Is the Utility Bill for Seniors?

For homes in the District of North Vancouver, utility bills in 2025 may represent approximately 20% to 40% of what your typical property tax bill was in previous years. This represents thousands of dollars that all property owners in the DNV must pay every spring. Check with the District of North Vancouver for your exact amount.

This utility bill is due by March 31 (or May 30 in 2025). And remember—this payment is not optional, even if you're enrolled in the property tax deferment program.

If You’re a Senior Considering Downsizing…

This new billing change is prompting some seniors to reassess their current home—and for many, even if downsizing was never on the table before, the added expense may now make it a necessary consideration.

• Downsizing could help reduce or eliminate ongoing utility costs

• Some condo stratas absorb utilities into monthly fees, eliminating the new utility bill

• Smaller homes or strata units may be easier to manage—and offer better predictability for fixed incomes

If you’re already wondering whether it’s time to make a move, this new billing system could be the nudge you need.

👉 Click here to discuss downsizing with a local expert who is knowledgable North Vancouver and West Vancouver downsizing.

Click Here to Connect with a Downsizing Specialist

What About Seniors Living in Condos?

If you're a condo owner in the District of North Vancouver, whether or not you receive a separate utility bill depends on how your strata is set up.

🏢 If your strata has non-metered utilities:

• You will receive a separate utility bill from the District

• The same deferment rules apply—you cannot defer the utility portion

💧 If your strata has metered utilities:

• Utilities are included in your monthly strata fees

• You won’t receive a separate utility bill

This is something to seriously consider when comparing condos in North Vancouver—strata setup can impact your monthly expenses and budgeting flexibility.

What If the Property Tax Is Paid Through a Mortgage?

If your mortgage lender collects property tax payments with your monthly mortgage, be aware:

• These payments only apply to the property tax portion, not the utility bill.

• You still might receive a separate utility bill and must pay it directly.

• It’s best to contact your lender to ask how they plan to manage the tax portion and whether any credit adjustments will apply.

Final Thoughts

The District of North Vancouver’s utility billing changes in 2025 are more than just administrative—they could impact real-life budgets, especially for seniors who rely on tax deferral.

If you're unsure how these changes affect you, or you're thinking of downsizing to simplify your expenses, I’m happy to walk you through your options.

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North Vancouver Utility Bill Changes 2025

As a Condo Specialist in North Vancouver, I want to make sure condo owners and buyers are aware of an important change in 2025: the District of North Vancouver is now billing utilities separately from property taxes.

If you own a condo—or are planning to buy one—this shift could impact how you budget for housing costs throughout the year.

Here’s what we’re going to talk about:

We’ll break down what’s changed, who it affects, and what it means for condo owners and buyers.

Here’s why it’s important:

This new billing method changes when you pay for services like water, sewer, garbage collection, and environmental fees—and it might catch some condo owners off guard.

Here’s why it’s important to you:

Whether you already own a condo or are shopping for one, you need to know if your strata includes utilities or if you’ll get a separate utility bill from the District of North Vancouver. It’s a detail that could affect your monthly budget and purchasing decision.

Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions.

What Changed in 2025?

Previously, your utilities were combined with your property tax bill, all due in early July. That changes this year.

Now, your utilities will be billed separately with a new due date of March 31 every year.

Good news for 2025: There’s a one-time extension—you have until May 30, 2025 to pay your utility bill without penalty.

What’s Included in the Utility Bill?

Your separate utility bill covers:

• Water

• Sewer

• Solid waste collection

• Environmental fees

💡 While the total annual cost remains similar, you’ll now pay it in two portions:

• Utilities: March 31

• Property taxes: July 2

How Much Will It Cost?

Exact amounts vary by property type, but here’s a sample scenario:

If your total tax + utility bill was $7,000 last year, and utilities made up $1,500 of that, you’ll now pay:

• $1,500 on March 31

• $5,500 on July 2

The theory is that it’s not more money—it’s just split across two due dates.

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Will You Receive a Utility Bill as a Condo Owner?

That depends on whether your strata has metered or non-metered utilities:

• Non-metered strata:
  You’ll receive a separate utility bill from the District.

• Metered strata:
  Utilities are already included in your monthly strata fee, and you won’t get a separate bill.

✅ Pro Tip: When comparing condos, don’t just look at the strata fee—ask what’s included. A slightly higher strata fee that includes utilities might actually cost you less overall.

What Buyers Should Ask Before Purchasing a Condo in North Vancouver

If you’re working with a Condo Specialist in North Vancouver, make sure they guide you through this during the purchase process.

Here’s what to confirm:

• ✅ Are the utilities metered or non-metered in the building?

• ✅ Do the strata financials show utilities included in monthly fees, or will you receive a separate bill?

• ✅ Is there a way to confirm details with the District of North Vancouver if anything is unclear?

📌 These small details can make a big difference when comparing homes and calculating your true monthly costs.

Related Posts You Might Like

7 Things to Check in Strata Documents Before Buying a Condo

Why Professionals are Moving from Vancouver to North Vancouver

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What to Look for in Strata Documents Before You Buy

Your condo real estate agent in North Vancouver should know that buying a condo is more than just finding the perfect unit—it’s about understanding the strata corporation to ensure you're making a smart financial decision. Strata documents provide key insights into the building’s financial health, bylaws, insurance coverage, upcoming expenses, and potential legal risks, helping you avoid costly surprises and protecting your investment.

If you don’t review these documents carefully, you could face unexpected costs, restrictions, or legal issues after moving in. In this guide, we’ll walk through seven key things you must check in strata documents before buying a condo.

📌 Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions.

1. Ensure Form B is Up to Date

Lenders Require a Current Form B

A Form B (Information Certificate) is one of the most important documents in a strata purchase. It provides essential details, including:

• Monthly strata fees

• Any outstanding special levies

• The contingency reserve fund balance

• Legal actions the strata may be facing

• Parking & storage allocations

📌 Why This Matters:

• If there was a recent AGM (Annual General Meeting), Form B must be updated with any changes. Lenders require an up-to-date Form B for financing approval.

• Confirm parking & storage allocations – Verify that what the seller claims aligns with the registered strata records.

🔎 Pro Tip: Always request the most recent Form B, especially if an AGM was held after it was first issued.

2. When is the Next AGM? Timing Matters

Is the Next AGM Before or After Completion?

A special levy passed before you take possession is typically the seller’s responsibility in BC, but it's always best to remove uncertainty by clarifying who is responsible for payment before finalizing your purchase.

Bylaw changes made at the AGM could impact rental restrictions, pet policies, or renovation approvals, affecting how you use the unit.

If the AGM is scheduled after your completion date, you may not have insight into upcoming financial decisions or special levies before committing to the purchase. Completing after the AGM is often beneficial for buyers, but it doesn’t always align with the rest of your plans—check with your realtor to determine the best timing for your situation.

🔎 Pro Tip: If the seller has already received an AGM notice, review it carefully to identify potential financial impacts.

3. Strata Building Insurance – Are You Covered?

Check Insurance Deductibles & Dates

Strata corporations are required to have building insurance, but deductibles have increased significantly in recent years.

📌 What to Check:

• Deductible amounts – Strata insurance deductibles can range from $20,000 to $1.0M, so ensure your homeowner’s insurance is sufficient to cover the strata building insurance deductible to avoid unexpected out-of-pocket costs.

• Valid dates – Strata insurance renewals do not always align with the AGM date, so check when the current policy expires.

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4. Are There Any Legal Actions Against the Strata?

Could You Be Exposed to a Lawsuit?

Strata corporations can be involved in legal disputes that may impact current and future owners. Common lawsuits involve:

• Contractors – Disputes over building repairs, maintenance work, or service contracts.

• Owners or tenants – Lawsuits related to bylaw enforcement or strata council decisions.

• Developers – Deficiency claims in new buildings where the strata is seeking repairs for construction defects.

📌 Why This Matters:

• If a lawsuit is ongoing, owners may be responsible for legal costs and settlements.

• Legal disputes can delay necessary repairs or lead to higher strata fees in the future.

• A pending deficiency lawsuit against a developer could indicate unresolved construction defects.

🔎 Pro Tip: A lawsuit doesn’t necessarily mean “don’t buy”—many stratas in BC file lawsuits against their developers to ensure proper repairs are made. The key is to be aware of any legal action and understand its potential impact. If a lawsuit is disclosed, you can always consult a lawyer for further clarification. Always check Form B and AGM minutes for references to lawsuits, legal disputes, or pending claims.

5. Contingency Reserve Fund (CRF) – Is It Adequate?

A Well-Funded CRF Means a Well-Managed Strata

The Contingency Reserve Fund (CRF) is the strata’s savings account for major repairs and capital expenses.

📌 What to Look For:

• A low CRF could mean upcoming special assessments to cover major repairs.

• Check the depreciation report – Does the CRF have enough money to cover future repairs?

• If the building is older and the CRF is low, expect higher costs down the road.

🔎 Pro Tip: Compare the CRF balance against planned maintenance projects to see if the building is financially stable.

6. Depreciation Report – Future Maintenance Costs

Does the Strata Have a Long-Term Maintenance Plan?

A depreciation report outlines the expected lifespan of major building components, such as:

• Roof replacement

• Plumbing and electrical systems

• Elevator maintenance

📌 Why This Matters:

• If the building has no depreciation report, owners may not be properly budgeting for future repairs.

• A lack of planning often results in sudden special levies.

• Stratas that regularly update their depreciation report show strong financial management.

🔎 Pro Tip: Newer buildings may not have a depreciation report yet, so ask how they plan to manage long-term repairs.

7. Electronic Planning Report (EPR) – What’s Coming?

Strata corporations with five or more units must obtain an Electrical Planning Report (EPR) by December 31, 2026, or December 31, 2028, depending on location in BC. This report assesses current electrical capacity and plans for future demand, such as EV chargers and heat pumps.

📌 Why This Matters:

• Helps strata manage energy use and avoid costly upgrades.

• Identifies electrical limitations that could affect future unit owners.

• Stratas may need to implement demand management strategies to keep costs down.

🔎 Pro Tip: If an EPR hasn’t been completed, future electrical upgrades could lead to higher strata fees or special levies. Ask your realtor if an EPR is available before

Bonus Tip: Get Professional Help Reviewing Strata Documents

Strata documents can be complex and time-consuming to review, but there are professional services that specialize in strata document reviews for a fee. These companies analyze financials, bylaws, meeting minutes, and potential red flags to give you a clearer picture of the building’s overall health. Search online for strata document review services or check with your real estate agent for recommendations.

Final Thoughts

Understanding strata documents before buying a condo is essential for making a smart real estate decision, but not all agents have the same expertise. Different real estate agents specialize in different property types, so if you're buying a condo, make sure your Condo Real Estate Agent in North Vancouver is highly knowledgeable about strata properties. By reviewing Form B, AGM dates, insurance policies, legal disputes, the contingency fund, depreciation reports, and the EPR, you can avoid unexpected surprises and protect your investment.

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