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.

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

Other Articles:

Selling an Estate Property in BC

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.

If you're a buyer get expert guidance on North Vancouver condos.

click here to connect with Davis 

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

Click here to connect with Davis

#CondoSpecialistNorthVancouver
#NorthVancouverRealEstate
#StrataTipsBC
#UtilityBillChanges
#NorthVanCondos

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.

Click here to connect with Davis

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.

📌 Thinking of buying a condo in North Vancouver? Let’s connect! Click Button below.

Click here to connect with Davis

Related Blog Posts 

For more insights into North Vancouver & West Vancouver’s condo market, 

📌 Selling an Estate Property in BC. Click Here for Your FREE Guide
📌 Why Professionals are Moving from Vancouver to North Vancouver

After a 46 per cent year-over-year increase of new listings in January, the number of newly listed properties on the MLS® in Metro Vancouver rose more moderately in February helping keep market conditions in balanced territory.

“After the rush of new listings in January, home sales and new listings in February were closer to historical averages, which has positioned the overall market in balanced conditions,” Andrew Lis, GVR’s director of economics and data analytics said. “With a potential Bank of Canada rate cut on the table for mid-March, homebuyers may find slightly improved borrowing conditions while enjoying the largest selection of homes on the market since pre-pandemic times.”

If you’re handling an estate sale in British Columbia, you probably have questions about probate, selling “as-is,” legal steps, and timing the sale. This guide provides clear, straightforward information to help you navigate the process with confidence.

What You Need to Know Before Selling an Estate Property

Before you list the estate property, make sure you understand:
✔️ How probate affects the sale timeline (and what to expect)
✔️ The pros & cons of selling “as-is” vs. making small updates
✔️ When to list the property to attract the best buyers
✔️ Legal & financial considerations every executor should know
✔️ How to prepare the home for a smooth and efficient sale

This guide walks you through each step, so you can move forward with clarity.

Why This Guide is Essential for Executors & Families

Handling an estate sale can feel overwhelming, but having the right information makes all the difference. This guide is designed to help you understand your options, make informed decisions, and move forward with confidence.

Get the Free Guide – Everything You Need to Know

If you have questions or need guidance on selling an estate property, book a free consultation.

Click here to book your Estate Sale Seller’s Consultation now.

The Shift from Vancouver to North Vancouver

More professionals are choosing to leave Vancouver and relocate to North Vancouver, and it's not hard to see why. With a better work-life balance, access to nature, and more value for your dollar, North Vancouver offers a lifestyle that appeals to those who want the best of both worlds—urban convenience with a relaxed outdoor feel.

If you’re considering a move, understanding this trend can help you make an informed decision on whether North Vancouver is right for you. Whether you’re looking for a condo with great amenities, a pet-friendly neighborhood, or just a more peaceful alternative to downtown living, this guide will break down the key reasons why professionals are making the switch.

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.

Why Professionals are Choosing North Vancouver

Lifestyle Benefits of North Vancouver

North Vancouver is the perfect blend of nature and city living, offering:

• Easy access to the outdoors – Skiing at Grouse Mountain and Seymour, kayaking in Deep Cove, and numerous hiking trails.

• A quieter, more relaxed pace – Fewer crowds, less congestion, and a strong sense of community.

• A growing social and entertainment scene – Lower Lonsdale has a thriving restaurant scene, North Van’s craft beer breweries, and waterfront dining.

• A pet-friendly environment – Dog-friendly parks and trails make it perfect for professionals with pets.

While East Vancouver has the hipster scene, North Vancouver’s culture is centered around outdoor adventure, craft breweries, and a strong community vibe.

Neighborhoods That Appeal to Professionals

Lower Lonsdale – The Urban Hub

• Best for young professionals who want a walkable neighborhood with great restaurants and a fast SeaBus commute to downtown.

• Modern condo developments with great amenities.

• A growing nightlife and social scene with bars, coffee shops, and community events.

Edgemont Village – Upscale & Family-Friendly

• A high-end neighborhood with a small-town feel and boutique shopping.

• Close to Grouse Mountain for skiing and hiking.

• Great schools and parks, making it popular with families and downsizers.

East of Seymour – Up-and-Coming & Outdoorsy

• Perfect for nature lovers with Deep Cove kayaking, Mount Seymour skiing, and hiking trails nearby.

• A quieter alternative to Vancouver but still easily accessible.

• More affordable condo options as the area grows in popularity.

Marine Drive Corridor – Affordable & Accessible

• Best value for your dollar with lower condo prices than Lower Lonsdale.

• Close to transit, Highway 1 access, and major shopping centers.

• Ideal for professionals who commute regularly but want a quieter home base.

The Financial Advantage – More for Your Money

• More space for the same price – A house in North Vancouver costs the same as a house in East Vancouver, but with more outdoor space and nature access.

• Condos with a better value – More space, better amenities, and newer buildings compared to downtown Vancouver.

• A smart long-term investment – Property values are rising as more professionals choose North Vancouver.

Commuting & Transportation

SeaBus – The Fastest Way to Downtown

• A 12-minute commute from Lonsdale Quay to Waterfront Station.

• Avoids the congestion of bridges and highways.

Rapid Bus & Transit Options

• The R2 RapidBus along Marine Drive makes commuting quick and efficient.

• Highway 1 access makes it easy to travel within Metro Vancouver or head to Whistler for the weekend.

Who is Making the Move?

• Tech Professionals & Entrepreneurs – Looking for a better work-life balance and outdoor lifestyle.

• Healthcare Workers & Young Families – Prioritizing good schools, family-friendly neighborhoods, and parks.

• Retirees & Downsizers – Selling in Vancouver and buying high-quality North Vancouver condos for a quieter lifestyle.

What to Consider Before Moving

• Strata Rules & Fees – North Vancouver has a range of strata-managed buildings, so understanding bylaws is key.

• Neighbourhood Selection – Choose between an urban lifestyle in Lower Lonsdale, a nature-focused retreat in Lynn Valley or Deep Cove, or one of many other unique North Vancouver communities, each offering its own distinct charm and advantages.

• Real Estate Market Trends – Inventory and pricing fluctuate, so working with a local expert is essential.

Final Thoughts 

North Vancouver is quickly becoming the top destination for professionals leaving Vancouver. With a better quality of life, outdoor access, and more value for money, it’s no surprise that more people are making the move.

📌 Thinking of buying or selling in North Vancouver? Let’s connect! Click the button below. Click here to connect with Davis

Related Blog Posts

For more insights into North Vancouver’s real estate market, check out this related post:

📌 Buying a Condo in North Vancouver: What You Need to Know Before You Start

#CondoSpecialistNorthVancouver #NorthVancouverRealEstate #VancouverToNorthVancouver #RelocationGuide

Condo Specialists in North Vancouver know that buying a condo in this highly sought-after area is a smart investment. With breathtaking mountain views, vibrant neighborhoods, and close proximity to downtown Vancouver, North Vancouver is a top choice for condo buyers. However, navigating the condo market here requires understanding strata living, neighborhood choices, financing, and making a competitive offer.

This guide will walk you through everything you need to know before buying a condo in North Vancouver, from understanding strata documents to choosing the best neighborhood for your lifestyle.

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.

Why Buy a Condo in North Vancouver?

Lifestyle & Location Advantages 

North Vancouver offers a balanced lifestyle with easy access to both urban conveniences and outdoor adventures.

• Proximity to Downtown Vancouver: Quick commute via SeaBus or a short drive.

• Outdoor Activities: World-class hiking, skiing, and waterfront views.

• Community & Culture: A strong sense of community with vibrant local events, farmers markets, and cultural experiences.

Top Neighborhoods for Condo Buyers in North Vancouver 

Lower Lonsdale 

• Urban & Trendy: The most walkable neighborhood with cafes, shops, and the Lonsdale Quay Market.

• Perfect for Young Professionals: Quick SeaBus access to downtown Vancouver.

• High Demand Area: Popular for both buyers and renters, making it great for investment properties.

Central Lonsdale 

• Residential & Family-Oriented: More residential with schools, parks, and local shops.

• Convenience: Easy access to public transit and major highways.

• Variety of Condo Options: Mix of older, spacious units and newer modern buildings.

Edgemont Village 

• Charming & Upscale: Quiet neighborhood with a village feel, boutique shops, and fine dining.

• Nature-Oriented: Close to Grouse Mountain and Capilano Suspension Bridge.

• Luxury Condos: Smaller inventory but high-end properties perfect for downsizers.

SeyLynn Village 

• Modern & Urban: Newer, modern condos with stunning mountain views.

• Young & Vibrant Community: Popular with young professionals and first-time buyers.

• Easy Commute: Quick access to Highway 1 for commuting to downtown Vancouver.

Marine Drive Corridor 

• Affordable Urban Living: Urban feel with more affordable condo options.

• Shopping & Dining: Lined with shops, cafes, and restaurants.

• Accessible Location: Close to public transit and major roadways.

Seymour 

• Nature Lovers’ Paradise: Surrounded by lush forests, hiking trails, and the Seymour River.

• Quiet & Residential: Ideal for families and outdoor enthusiasts.

• Limited Condo Inventory: Mostly townhomes and low-rise condos with spacious layouts.

Click Here to Connect with a real estate specialist

Understanding Strata Living in North Vancouver 

What Is Strata? 

• Shared Ownership: You own your individual unit but share ownership of common areas (hallways, elevators, amenities).

• Strata Council: Elected group of owners who manage building operations and enforce bylaws.

• Community Living: Close proximity to neighbors with shared responsibilities for maintenance.

Strata Fees Explained 

• Monthly Fees: Cover building maintenance, insurance, and amenities.

• Budgeting: Fees vary by building, depending on age, size, and amenities.

• Reserve Fund Contributions: A portion of fees goes into a contingency reserve for major repairs.

Bylaws and Rules 

• Pet Restrictions: Check for pet policies or size restrictions.

• Rental Restrictions: Some buildings have rental caps or restrict short-term rentals (e.g., Airbnb).

• Renovation Approvals: Any alterations may require strata council approval.

What to Look for When Buying a Condo 

Building Age and Condition 

• Newer Buildings: Modern amenities but potentially higher strata fees.

• Older Buildings: Larger floor plans but may require more maintenance.

• Red Flags to Watch For: Leaky condo history, pending special assessments, or expensive repairs.

Amenities and Features 

• Popular Amenities: Gym, pool, rooftop terrace, guest suite.

• Luxury Amenities: Concierge service, spa, movie theater.

• Impact on Strata Fees: More amenities usually mean higher monthly fees.

Reviewing Strata Documents: A Critical Step 

Why Reviewing Strata Documents Is Essential 

Reviewing strata documents is one of the most important steps when buying a condo in North Vancouver. These documents provide crucial information about the building’s financial health, management practices, and potential red flags.

Key Documents to Review (H3)

• Form B: This is a must-have document that includes:

  • Financial Information: Details on strata fees, any special assessments, and the contingency reserve fund.

  • Pending Litigation and Liens: Reveals any ongoing legal disputes or outstanding debts.

• Minutes of Meetings: Reveal ongoing issues, disputes, or major repair discussions.

• Financial Statements & Budget: Ensure the strata has a well-funded contingency reserve.

• Depreciation Report: Long-term maintenance and repair plans.

• Current Bylaws and Rules: Ensures compatibility with your lifestyle needs (e.g., pets, rentals).

Red Flags to Watch For 

• Pending Litigation: Legal disputes can impact all owners financially.

• Underfunded Reserves: Risk of special assessments or increased strata fees.

• Frequent Special Assessments: Indicate poor maintenance planning.

Financing Your Condo Purchase 

Mortgage Pre-Approval 

• Competitive Market: Get pre-approved to act fast and know your budget.

• Local Mortgage Brokers: Choose one familiar with BC’s regulations.

Down Payment Requirements 

• 5% Minimum for properties under $1,500,000.

• Budgeting for Extra Costs: Property transfer tax, legal fees, and inspection.

Making a Competitive Offer 

• Work with a Condo Specialist in North Vancouver: Expert knowledge of the market and negotiation strategies.

• Be Ready to Act Fast: Condos in popular areas like Lower Lonsdale sell quickly.

• Include the Right Contingencies:

  • Subject to financing

  • Subject to strata document review

  • Subject to inspection

Final Thoughts & Call-to-Action 

Buying a condo in North Vancouver is an exciting investment with great potential for lifestyle and financial growth. With the right knowledge and guidance, you can find the perfect condo in this vibrant community.

Thinking of buying a condo in North Vancouver? Let’s connect! As a Condo Specialist in North Vancouver, I can help you navigate the market and find the best property for your needs.

Click Here to Connect with a real estate specialist

This is a reprint of the The Greater Vancouver REALTORS® (GVR) January 2025 GVR Residential Market Report:

Home sellers off to an active start in 2025

Homes newly listed on the MLS® in Metro Vancouver rose 46 per cent year-over-year in January, as sellers appear eager to enter the market to start the year. 

The Greater Vancouver REALTORS® (GVR) reports that residential sales in the region totalled 1,552 in January 2025, an 8.8 per cent increase from the 1,427 sales recorded in January 2024. This was 11.3 per cent below the 10-year seasonal average (1,749). 

“In the three months preceding January, we’ve watched buyer demand gain momentum, but it appears that momentum is now shifting toward sellers to start the new year,” Andrew Lis, GVR’s director of economics and data analytics said. “Even with this increase in new listing activity, sales continue to outpace last years’ figures, signaling some buyer appetite remains after the upswing that finished off 2024.” 

There were 5,566 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in January 2025. This represents a 46.9 per cent increase compared to the 3,788 properties listed in January 2024. This was 31.1 per cent above the 10-year seasonal average (4,247). 

The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 11,494, a 33.1 per cent increase compared to January 2024 (8,633). This is 33.2 per cent above the 10-year seasonal average (8,632). 

Across all detached, attached and apartment property types, the sales-to-active listings ratio for January 2025 is 14.1 per cent. By property type, the ratio is 9.2 per cent for detached homes, 18.5 per cent for attached, and 16.5 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 new listings outpacing demand to start 2025, price trends saw little fluctuation in January across all segments, with the market overall standing in balanced conditions,” Lis said. “Our 2025 forecast calls for moderate price growth by the end of the year, but we have cautioned that shocks to the economy such as those currently threatening Canada via tariffs from the US could impact these estimates. Going forward, whether these tariffs actually come into force, the duration they remain in place, and the degree to which Canada retaliates will determine the impact to the housing market in our region in the months ahead, if any.” 

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,173,000. This represents a 0.5 per cent increase over January 2024 and a 0.1 per cent increase compared to December 2024. 

Sales of detached homes in January 2025 reached 380, a 0.3 per cent increase from the 379 detached sales recorded in January 2024. The benchmark price for a detached home is $2,005,400. This represents a 3.1 per cent increase from January 2024 and a 0.4 per cent increase compared to December 2024. 

Sales of apartment homes reached 846 in January 2025, a 13.4 per cent increase compared to the 746 sales in January 2024. The benchmark price of an apartment home is $748,100. This represents a 1.7 per cent decrease from January 2024 and a 0.2 per cent decrease compared to December 2024. 

Attached home sales in January 2025 totalled 321, a 12.6 per cent increase compared to the 285 sales in January 2024. The benchmark price of a townhouse is $1,105,600. This represents a 2.7 per cent increase from January 2024 and a 0.8 per cent decrease compared to December 2024. 

Summary:

The BC short-term rental registry deadline is fast approaching, with all hosts required to register by May 1, 2025. If you operate an Airbnb, Vrbo, or other short-term rental in Vancouver, North Vancouver, or West Vancouver, these new rules will impact you.

Failure to register on time could result in listings being removed and future bookings being canceled. While government intervention in real estate can be confusing, this registry is separate from the Speculation & Vacancy Tax and the City of Vancouver’s short-term rental license.

This post breaks down who needs to register, key deadlines, compliance rules, and what this means for short-term rental owners. Whether you plan to continue operating or are considering alternatives, now is the time to prepare.

📌 Check the official government sources for full details:
🔗 BC Short-Term Rental Registry
🔗 BC Short-Term Rental Legislation

(Disclaimer: This blog is for informational purposes only and should not be considered legal or tax advice. Always refer to government websites for the latest regulations.)

Why Is BC Introducing This Registry?

• The goal is to increase housing availability for residents by reducing speculation-driven short-term rentals.

• The government aims to ensure that homes are used for people living and working in BC, not just as investment properties.

• Annual registration fees will help fund enforcement efforts to crack down on non-compliant rentals.

Who Needs to Register?

• Short-term rental hosts (Airbnb, Vrbo, and other short-term operators)

• Platforms (Airbnb, Expedia, etc.)

• Strata hotel platforms (buildings that allow short-term rentals)

Key Deadlines & Registration Fees

Early Registration Discounts 

✅ 50% discount if registered by Feb 28, 2025
✅ 25% discount if registered by March 31, 2025

Final Registration Deadline 

• All hosts must register by May 1, 2025.

• Listings that fail to comply will be removed starting May 1, 2025.

• Future bookings will be canceled starting June 1, 2025.

What Happens If You Don’t Register?

The new compliance and enforcement unit will: 

• Monitor compliance and issue fines

• Order platforms to remove unregistered listings

Hosts who fail to comply risk: 

❌ Losing rental income
❌ Facing penalties and enforcement actions

How This Affects Homeowners & Condo Investors in Greater Vancouver

If you own a condo: 

• Many stratas already prohibit short-term rentals—check your bylaws before registering.

If you rely on short-term rental income: 

• You must comply with these new rules or explore alternative rental strategies.

If you’re buying an investment property:

• Consider long-term rentals instead, as regulations continue to tighten.

Alternatives to Short-Term Rentals

• Convert your unit to a long-term rental for steady, stable income.

• Sell your property if short-term rental restrictions make it less viable as an investment.

• Explore furnished mid-term rentals (e.g., 30+ day executive rentals), which may still be permitted under local laws.

Final Thoughts & Call-to-Action

• Government regulations are changing the short-term rental landscape in Greater Vancouver.

• Register before May 1, 2025, to avoid penalties and disruptions to your rental income.

• If these changes affect your investment strategy, let’s discuss your options.

📌 Check official sources for full details:
🔗 BC Short-Term Rental Registry
🔗 BC Short-Term Rental Legislation

Thinking of buying or selling in Vancouver, North Vancouver, or West Vancouver? Let’s connect!

#ShortTermRentalRules #VancouverRealEstate #NorthVancouverHomes #WestVancouverInvestments

Looking for a pet-friendly condo that welcomes your four-legged friend? 🐶🏡

I’ve put together a FREE guide with a complete list of dog-friendly condo buildings in Lower Lonsdale, North Vancouver. Whether you're a long-time dog owner or thinking of getting a new pup, this guide will simplify your search so you can find a home you both love.

🐾 What's Inside the Guide?

✔ A list of strata buildings that allow dogs
✔ Important pet-related strata rules to consider
✔ Tips to make your home search easier

📥 Click below to download your FREE Dog-Friendly Condos in Lower Lonsdale guide instantly!

About Davis Kosowan

Hi, I’m Davis Kosowan, a North Shore Realtor and dog owner. I know how important it is to find a condo that not only works for you but is also in a strata building that allows dogs!

That’s why I created this guide—to make your Lower Lonsdale condo search easier. I’ve done the research so you don’t have to!

Need help finding the right home for you and your dog? Let’s chat! 🐕📞

CLICK HERE TO CONNECT!

If you own a condo in North Vancouver and have been considering selling, you might be wondering: Is now the right time? The real estate market has been shifting, and with mortgage rates stabilizing and buyer activity increasing, 2025 is shaping up to be an interesting year for sellers. Let’s take a look at what’s happening in the North Vancouver condo market and whether now is a good time to list your property.

1. Buyer Activity Is on the Rise

After a period of hesitation due to higher mortgage rates, buyers are returning to the market. According to recent data, home sales in Metro Vancouver surged over 30% in December 2024 compared to the previous year, signaling renewed momentum. With interest rates expected to continue easing, more buyers will be looking to secure a property before prices rise.

2. Condo Prices Remain Strong

The MLS® Home Price Index for Metro Vancouver shows that condo prices have remained relatively stable, even with market fluctuations. While overall sales volume was below the 10-year average last year, North Vancouver remains one of the most desirable areas for condo buyers.

How Does This Benefit Sellers?

• Stable prices mean less risk of underpricing your condo.

• Increased buyer demand creates more competition among buyers.

• If you list now, you could sell before inventory levels increase.

3. North Vancouver’s Desirability Continues to Grow

North Vancouver remains a top choice for condo buyers due to:
✅ Proximity to downtown Vancouver
✅ Access to world-class outdoor amenities and parks
✅ Strong sense of community and urban convenience
✅ Limited condo inventory keeping demand high

What Types of Condos Are in Demand?

• Move-in ready condos with updated kitchens & bathrooms

• Well-managed strata buildings with strong financials

4. Market Trends Favor Serious Sellers

Buyers today are well-informed and selective. They want modern, well-maintained condos with updated finishes and strong strata financials. If your condo is in great condition and priced competitively, it could sell quickly.

What to Expect in the 2025 Market

• More buyers entering the market as interest rates decline

• Potential price increases in the next few months

• Growing competition from other sellers waiting to list

So, Should You Sell Now?

✅ If you want to take advantage of increased buyer activity, now is a good time to list.
✅ If you have an updated, well-maintained condo, you could attract multiple offers.
✅ If interest rates continue to drop, the market could see further price increases—but also more competition from other sellers.

If you’re thinking about selling, having the right strategy is key. Pricing your condo correctly, staging it effectively, and marketing it to the right buyers will make all the difference.

Next Steps: Let’s Talk!

Selling a condo in North Vancouver requires a smart approach. If you want to know what your condo is worth in today’s market and how to maximize your sale, let’s connect for a personalized consultation.

Thinking of buying or selling in North or West Vancouver? Let’s connect!

#NorthVancouverRealEstate #CondoMarketTrends #SellingYourHome #VancouverRealEstate

Thinking about converting your 2-bedroom strata unit into a 3-bedroom? It’s tempting to imagine adding extra value to your property, especially if you’ve heard stories about renovators turning homes with unfinished basements into multi-bedroom money-makers. But in a strata—whether it’s an apartment or townhouse—the reality is very different. Here’s why this idea might not be as great as it sounds, especially in North and West Vancouver.

1. Hurdle #1: Strata Approval is No Walk in the Park

Before you can even think about renovations, you’ll need strata approval for your project. Strata councils don’t take changes like this lightly, as they can impact building safety, property value, and even the rights of other owners. Here’s the kicker: if you’re buying a 2-bedroom with the intent of converting it, you can’t even apply for permission until you own the property. That means you could purchase your dream project, only to be denied outright.

2. What Actually Counts as a Bedroom?

A bedroom isn’t just a space with a bed in it. It needs a window for safety, usually a closet, and proper access, including a door. In many strata units, particularly in the 800-1200 square foot range common to North Vancouver, there’s simply no room to carve out an additional hallway or door placement without a complete overhaul. And even then, you’re likely to end up with awkward spaces.

3. Space Constraints: Small Rooms Stay Small

Let’s be honest: second bedrooms in strata units are often on the smaller side. Splitting an already small space into two “bedrooms” is impractical and unlikely to meet building code requirements. The result? A cramped and unappealing layout that sacrifices functionality for the sake of squeezing in another room.

4. Resale Realities: Strata Buyers Want Standard Layouts

The North and West Vancouver real estate market is home to some of the most savvy and discerning buyers. They’re looking for clean, functional layouts—not “hodgepodge” floor plans or odd additions. Anything that feels non-standard or awkwardly converted is likely to turn buyers away. Strata buyers value “factory stock” properties with thoughtful upgrades like modern kitchens, fresh paint, and updated bathrooms—not Frankenstein layouts.

5. North Shore Homes Are Already Maxed Out

Strata properties in North and West Vancouver are designed with space efficiency in mind. Developers have already maximized the potential of these units to deliver the best value for their build. Unlike older cities with historic buildings or spacious warehouse conversions, the North Shore’s modern properties don’t have the kind of extra room that can be repurposed without major sacrifices to functionality.

So, What’s the Solution?

Instead of fighting against the constraints of a strata, work within the space you have. Consider these practical options:

• Choose a 2-bedroom + den: If your budget allows, a den can serve as a flexible space for a home office, guest room, or even a small play area.

• Use multi-functional furniture: For visiting guests, consider a hide-a-bed sofa or Murphy bed. For kids sharing a room, bunk beds are a space-saving classic.

• Plan for the future: If you need a true 3-bedroom for family or other reasons, consider moving outside North and West Vancouver. While it may not be ideal, looking 1-2 hours out of the city can open up more spacious and affordable options.

Final Thoughts

The idea of converting a 2-bedroom strata unit into a 3-bedroom may sound appealing, but in practice, it’s rarely worth the trouble. Between strata approval hurdles, space limitations, and resale challenges, it’s better to work within the layout you have or look for a property that already meets your needs.

Thinking of buying or selling in North or West Vancouver? Let’s connect!

#StrataLivingTips #HomeRenovationAdvice #NorthVancouverRealEstate #WestVancouverHomes