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!

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Home sales registered on the Multiple Listing Service® (MLS®) in Metro Vancouver rose over thirty per cent in December, compared to the previous year, signalling strengthening demand-side momentum to close out 2024. 

Last year’s sales total was 20.9 per cent below the 10-year annual sales average (33,559). 

“Looking back on 2024, it could best be described as a pivot year for the market after experiencing such dramatic increases in mortgage rates in the preceding years,” said Andrew Lis, GVR’s director of economics and data analytics. “With borrowing costs now firmly on the decline, buyers have started to show up in numbers after somewhat of a hiatus – and this renewed strength is now clearly visible in the more recent monthly data.” 

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,171,500. This represents a 0.5 per cent increase over December 2023 and a 0.1 per cent decrease compared to November 2024. 

“Disappointingly, sales came in shy of our forecasted target for the year, but the December figures signal an emerging pattern of strength in home sales, building on the momentum seen in previous months,” Lis said. “These more recent sales figures are now trending back towards long-term historical averages, which suggests there may still be quite a bit of potential upside for sales as we head into 2025, should the recent strength continue. 

“Although sales activity had a slower start to the year, price trends began 2024 on the rise and closed out the year on a flatter trajectory. Most market segments saw year-over-year increases of a few per cent except for apartment units, which ended 2024 roughly flat. With the data showing renewed strength to finish the year however, it looks as though the 2025 market is positioned to be considerably more active than we’ve seen in recent years.”  

Source-Greater Vancouver Realtors

A recent Civil Resolution Tribunal (CRT) decision highlights the balance between privacy and security in strata living. The case centered around a tenant who installed a doorbell camera without strata approval. Following complaints from a neighbor about privacy concerns, the strata requested its removal and later denied the tenant’s application to reinstall it.

The CRT ruled in favor of the strata, stating that its actions were not significantly unfair. The decision emphasized that strata corporations must balance individual security needs with the privacy rights of other residents. It also reinforced the importance of following bylaws, particularly when altering common property, and highlighted the need for clear communication between strata councils and residents.

This ruling serves as a reminder for anyone living in or managing strata properties:

• Always obtain strata approval before making changes to common property.

• Privacy concerns can outweigh individual security requests in shared spaces.

• Strata councils must act consistently and transparently to ensure fairness.

For buyers and sellers of strata properties in North and West Vancouver, understanding strata rules is crucial.

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

2025: 4 Reasons Why 2025 Could Be an Active Year

The real estate market in North Vancouver and West Vancouver could see significant activity in 2025, thanks to four key changes introduced in 2024:

1. 30-Year Amortizations for Insured Mortgages: This extended timeline means lower monthly payments, making homeownership more accessible for many buyers.

2. Increased Insured Mortgage Limits: The jump from $1.0M to $1.5M for insured mortgages opens more opportunities for buyers to consider properties in higher price brackets, common in North Vancouver.

3. No Stress Test for Mortgage Transfers: Simplifying mortgage transfers between lenders will encourage buyers and sellers to stay competitive in the market without unnecessary hurdles.

4. Five Interest Rate Reductions: Lower rates mean more affordable borrowing, creating an environment ripe for both buyers and sellers.

For sellers, this is a golden opportunity to leverage an influx of motivated buyers. For buyers, the relaxed borrowing conditions open doors to condos and homes that were previously out of reach.

Want to know how these changes could affect your next move? Reach out today and follow me for expert insights into the North Vancouver real estate market!

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As 2025 approaches, Etsy has unveiled Lime Cream as its Color of the Year—a soothing, versatile green that’s both calming and optimistic. This trending hue is perfect for refreshing interiors and adds a subtle elegance to home décor. Whether you’re staging a condo in North Vancouver or a luxury home in West Vancouver, knowing trending colors like Lime Cream can make a difference in attracting buyers.

Lime Cream acts as a neutral, pairing effortlessly with other tones to create fresh, inviting spaces. From subtle accents to bold statements, this shade helps highlight a home’s best features, making it easier for buyers to envision themselves in the space. For a standout look, pair Lime Cream with warm orange tones to add depth and sophistication.

Even style icons like Gary Vaynerchuk are embracing this trend, underscoring its growing popularity. Whether you’re preparing your home for sale or simply looking to refresh your décor, this hue is a winner for 2025.

Discover more about Lime Cream and why it’s trending now. Click here to read the full article.

Need advice on staging your home or ready to list your property? Contact me today and follow for expert real estate tips tailored to North and West Vancouver.

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Starting January 1, 2025, a new tax in British Columbia aims to curb short-term property flipping and stabilize the housing market. The BC home flipping tax applies to any profit made from selling a property (including presale contracts) that has been owned for less than 730 days.

This tax, imposed under the Residential Property (Short-Term Holding) Profit Tax Act, is part of the provincial Homes for People Plan to address housing affordability. It's important to note that the BC home flipping tax is distinct from federal property flipping rules and is administered separately.

If you’re considering selling a property you’ve owned for less than two years, be aware of the potential tax implications. Properties purchased before January 1, 2025, could still be subject to the tax if sold after this date. However, exemptions may apply in certain cases.

For detailed information and exemptions, click here for the official government website. Disclaimer: This information is believed to be accurate, but please refer to the government website to confirm all details.

Interested in buying or selling? Let’s connect!

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