March 30, 2016

REAL ESTATE RESOURCE GUIDE MARCH 2016

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ley

APPEALin this issue■ Willoughby page 4

Fastest growing neighbourhood

■ Controlling pests page 6Natural solutions from LEPS

■ Public info meetings page 15New Township policy

2 DIGS REAL ESTATE RESOURCE GUIDE 2016PUBLISHED BY THE LANGLEY TIMES •

Buying or Selling

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3 DIGS REAL ESTATE RESOURCE GUIDE 2016 • PUBLISHED BY THE LANGLEY TIMES

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Published March 30, 2016 by The Langley Times

604.533.4157 • 20258 Fraser Highway

Langley, BC V3A 4E6

www.langleytimes.com

REPRODUCTION IN WHOLE OR IN PART IS PROHIBITED.

In his 25 years as a real estate agent, Charles Wiebe, president of the

Fraser Valley Real Estate Board, has never seen such consistent demand for housing in the Fraser Valley.

Real estate in Langley, and all over the Valley and Metro Vancouver, is red hot, with homes selling for record high prices, often in bidding wars.

Many single family homes sell within two days of coming on the market, with multiple backup off ers – making the current real estate market unprecedented.

The MLS benchmark price of a Fraser Valley single family detached home in February was $714,000, an increase of 23 per cent compared to February 2015, when it was $581,400, said Wiebe.

A few weeks ago, there was a 1990s-built home in Walnut Grove selling for $1 million.

Across the Fraser Valley, the average time it took to sell a single family home in February 2016 was 21 days, compared to 41 days one year earlier.

In February, the benchmark price of townhouses was $337,300, an increase of 13.5 per cent compared to $297,200 in February 2015. The benchmark price of apartments also increased year-over-year by 11.2 per cent, going from $189,700 in February 2015 to $211,000 in February 2016.

For the second time in as many months, Fraser Valley real estate saw record-setting monthly sales,

according to the FVREB.

In February, the FVREB processed 2,387 sales on its Multiple Listing Service (MLS), an increase of 79 per cent compared to February 2015 and 78 per cent more than was processed in January.

To give a historical perspective, sales in February were 46 per cent over the 10-year average for that month; and, four per cent higher than the previous record of 1,948 sales in February 1992.

“While it’s certainly encouraging to see such confi dence in our region, the intense demand has created a more complex market for buyers,” said Wiebe.

“For certain property types, prices have increased and selection is scarce.”

The board received 3,283 new listings in February, an increase of 26 per cent compared to February of last year, and another record high for February. The total active inventory for February was 5,127, down 35 per cent from last year’s 7,864 active listings.

“Inventory is moving fast, so it’s critical that buyers know what they most want in a home and neighborhood, and be open to considering new areas,” Wiebe explained.

“The Valley features a wide range of diverse housing options, with many areas still very aff ordable.”

Home buyers taking notice of Langley!

— Fraser Valley Real Estate Board —


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WILLOUGHBY

Development

Willoughby continues to be the fastest growing neighbour-

hood in the Township of Langley. With a current population of 28,000 and an expected population of 80,000 by 2041 there is an obvious need for community development especially as inventory levels contin-ue to drop across the Fraser Valley. Staying connected to market lead-ing developers and the Township of Langley allows us to understand the timeline to development for each of Willoughby’s neighbourhoods:1. YorksonIt is time to shift focus to the West side of 208 Street where the Town-ship’s school site requirement, both north and south of 80th Avenue have been satisfi ed. Expect a two to fi ve-year development boom in this area of Yorkson with, according

to the Township of Langley, approx-imately 1,000 townhouses in the queue.2. CarvolthThe Township is encouraging devel-opers not to be afraid to start de-veloping here as the population is starting to come and the school and park sites have very recently been satisfi ed. The Township continues to be committed to creating a transit oriented, walkable neighbourhood.3. LatimerLatimer is expected to be the next Yorkson, with large developers such as Vesta Properties and Canadian Horizons rearing to go in the North East and South West quadrants, re-spectively.4. JerichoWhile the east half has been built out with the Langley Events Centre, the


west side remains undeveloped due to school and park requirements as well as servicing challenges.5. Central GordonThis is another key area to watch over the coming months as it can be considered, from a servicing per-spective, as an infi ll area. The Town-ship owns the two lots providing the neighbourhood’s school site so it is only a matter of time until devel-opment takes off at full speed.6. North East GordonThe Township is still waiting for a detention pond to be sorted out

prior to the build out of North East Gordon but developers have be-gun buying up large assemblies in preparation.7. SmithThe Township of Langley’s planning department is expecting to see a draft preferred land use concept in the Spring of 2016 and is targeting to fi nalize the neighbourhood plan by the end of 2016. The urgency is in opening up 208 Street to be wid-ened, allowing traffi c to fl ow from Yorkson south into other parts of Langley.8. WilliamsThe Township of Langley has yet to develop an area plan for this neigh-bourhood.9. RoutleyWhile Routley is substantially built out already, it lacks a school of its own and as a result will play a role in the development of Latimer directly to the north.10. South West GordonThis area is already substantially built out with only a few infi ll devel-

opment opportunities remaining.As the timeline to development shortens on emerging neighbourhoods in Willough-by the land values rise with demand.Feel free to reach out to the Development Land Team at Frontline Real Estate if there is any additional information that would be particularly relevant to your investment strategy. To request a hard copy of our State of the Market report on Willoughby contact Mike Harrison (Land & Investments Sales).– source Mike Harrison, Land & Investment Sales, Frontline Real Estate Services Ltd.

Summary

Area Avg Price/Acre*

Carvolth $960,000

Central Gordon $1,300,000

Latimer $1,100,000

North East Gordon $1,100,000

Smith $830,000

Williams $750,000

Yorkson $1,200,000

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Healthy yard care tips from the Township of Langley and LEPS (Langley Environmental Partners Society’s) Grow

Healthy-Grow Smart program:• Lawn: Weeds (such as dandelion, creeping buttercup, English daisy and plantain) are indicators of low fertility, compact soil, and poor drainage. The easiest solution is to pull the weeds by hand, then spread a thin layer of compost over your entire lawn. Finally, over seed with a good qual-ity seed. These steps will allow your lawn to outcompete weeds.• 2,4-D: Many “Weed & Feed” products contain the active ingredient 2,4-D. This chemical is a selective herbicide, killing broad-leaf weeds. 2,4-D can have many negative eff ects on the human body including eff ects on hormones, the immune system, male reproduction, and birth defects in infants. In the environment, 2,4-D is extremely toxic to fi sh.• Slugs and snails: These critters consume up to 40 per cent of their weight when they invade your garden. They hide during the day under debris such as large leaves, bricks, and boards. Remove these items from your yard in order to reduce the number of slugs and snails residing on your property. Also, reducing the use of cosmetic pesticides will allow natural predators (such as ground beetles and

their larvae, wild birds, and ducks) to return. Alternatively, you could place a copper fl ashing band (5-cm high) around the border of your garden. Slugs and snails will hate it.• Aphids: A sharp stream of water from your garden hose will dislodge aphids. Monitor plants daily and apply a sharp stream of water when necessary. Attract benefi cial insects to your yard by planting alyssum, dill, lemon balm, mari-gold and allowing carrots to fl ower.

Natural pest control tips


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Trying to buy or sell a home in the Lower Mainland can be a nerve wracking endeavor in today’s heated market.

Every day there are more stories around the water cooler and articles in the paper about buyers trying to “win” a home in the Lower Mainland. As an experienced realtor actively working in this market I hear several times a day, “I’d like to sell but I would also have to buy and am scared I will get stuck without a home. What if I get into multiple off ers and can’t buy the home I want?”In most cases, it is an excellent time to sell, but buying in the current market can be diffi cult without proper preparation. The old adage “Failing to Plan is Planning to Fail” comes into play here.The fi rst step is to call a trusted realtor. If you don’t have a realtor, ask your family and friends to see if they can recommend someone. Do your research and check out their websites, testimonials, facebook page and any other information you can gather. In-terview a few realtors and ask questions. How long have you been in real estate? How many homes do you sell each year? How many buyers did you work with last year versus how many listings? If selling, ask about their marketing plan and what they will do to help you sell your home.Realtors are small business owners. Realtors must hold their licences through a brokerage/company and adhere to the Code of Ethics. Despite this, they all run their individual businesses diff erently, have their own marketing plans, and unique personal-ities. Choose someone you are comfortable with. This is a team eff ort. You will need to be able to work closely with your realtor and talk openly and honestly in order to reach your goals.The next step is to talk to your mortgage professional. If you don’t know a mortgage professional ask your realtor to give you a few names to contact. Most importantly, get a mortgage preapproval in place. This will help you know what price range you can aff ord to consider and eventually buy. Consider and discuss your options. Can you buy before selling? If so, what are the additional costs involved? If you are selling fi rst, try to have a backup plan in case the dates of your sale and purchase aren’t able to line up exactly. If you can be more fl exible with your completion date when buying it may increase your chances of getting the home you want. If your home sale completes earlier than your purchase, you may have to stay with friends, family, or rent temporarily. I know a few families that camped in an RV or took a vacation for a couple of weeks while they waited for their new home!

Being as prepared ahead of time as possible is the key to success in this market. Once you fi nd the home you want to write an off er on, your realtor will fi nd out if there are other off ers being presented and when this is happening. Listing realtors have a legal obligation to disclose if there is more than one off er on the table. This means you will know if you are in a multiple off er situation before your off er is presented to the sellers which allows you to adjust your off er accordingly. When there is more than one off er on a home, each buyer wants to make their off er look more attractive to the seller. The amount you are off ering is very important. But other items in the contract such as the amount of the deposit, completion and possession dates, and any other conditions also play a big role in the overall contract.

The Contract of Purchase and Sale will typically contain conditions that need to be met prior to that contract becoming fi rm. Clauses such as the fi nal approval of your mortgage, conducting an inspec-tion of the home, obtaining documentation and in-formation about the home and doing your research to ensure you are comfortable with and really know the home you are buying.In a hot market the term “subject free off er” gets heard every day. In a “subject free” off er those con-ditions are not included or are waived by the buyer in the Contract of Purchase and Sale, which exposes the buyer to more risk. So how do you compete and get the home you want to buy but not put yourself at risk? This is where the team eff ort with your real-tor comes into play Documents such as the Title Search, Property Dis-closure Statement, and Strata Documents if appli-cable may be available prior to off er presentation. Discuss this with your realtor and obtain their ad-vice and guidance. Every situation is diff erent and

will require a unique strategy. You need to work closely with yourr realtor to put together an off er that puts your best foot forward but doesn’t expose you to unnecessary risk. The more attractive you can make your off er and the more fl exible you can be on the dates and conditions, the higher your chances are of having your off er accepted. At the end of the day, you are the one that has to live in the home, make your mortgage payments and do the home maintenance. So make decisions with that in mind. Plan ahead, relax, work closely with your realtor, and enjoy the process along the way. It can be fun!

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Thinking of Thinking of Moving?Moving?

If you’re thinking of purchasing a home, you’ve probably already started looking. You may have seen quite a few homes and the

details are starting to become somewhat hazy and jumbled. Do you remember which one had the ensuite bath and which one had the walk-out basement? How much storage space did the fi rst choice on your list have? Were appliances included in all of the homes you viewed? And what about property taxes and mainte-nance costs associated with each home? Can you remember how close the home was to local amenities like stores, schools, parks and the hospital? Which one had the landscaping you liked best? Compiling a house-hunting checklist, as you go through the homes is an excellent way of keeping track of features and drawbacks of each home. Develop a form for yourself that includes space for all the standard questions like location, asking price, annual property taxes, mort-gage terms and any applicable zoning restrictions and includes a checklist of other items that are important to you and your family. Your buyer’s agent can help you with this. Here is a general checklist when viewing the interior and exterior of a home: EXTERIOR Jot down your impressions of the exterior of the home, noting the lot size and shape, position of the house on the lot (facing north or south, east or west), and whether it has a private or shared drive-way. Also note whether it has a large front, side, and backyard and what condition the landscaping is in and whether there are many mature trees and shrubs. What type of siding does the home have and what kind of shape is it in? Is it a detached home or half of a duplex? How many stories does it have? Don’t forget to jot down whether it has an attached or detached garage and whether it can accommodate one or two cars. Also note whether there is a porch or verandah, storage shed and whether the yard is fenced. How private is the home? While still outside, take a good look at the roof and note its gen-eral condition and age. Check to see if any roof repairs were made recently. As well, check eavestroughs and down spouts for signs of deterioration and look at the type of foundation the home has. Are there any visible cracks or holes or signs of seepage? You might con-sider hiring a certifi ed house inspector for a thorough, professional

survey – outside and inside – of any home you’re serious about purchasing. INTERIOR Once you’ve completed your checklist for the exterior, it’s time to move indoors. Make a note of the total number of rooms the home contains. Check all windows and note whether they are single pane or ther-mopane. Do they open and close without sticking? What about the doors? Also make a note of their general condition and whether the locks and latches work. The kitchen is an essential part of any home, so note its general size and colours, whether it has an eat-in area and suffi cient cupboard space. Is there a pantry or food preparation island? What condition are the countertops and sink in? Are the cupboards old or new? What shape is the fl oor in and what is it made of? Is the existing lighting adequate for carrying out kitchen tasks, as well as dining? Also make sure there are enough outlets to run your appliances. Are the fridge, stove, and dishwasher included with the sale? Are they all operational? Note how many burners the stove has and whether it’s gas or electric. Is the oven self-cleaning?

Once you’ve completed your kitchen checklist, move to the dining room and note its size, whether it’s separate from the kitchen and the condition of the fl oors and walls. Are there any built-in cupboards? Is the chandelier be-ing sold with the house? Take similar notes for the living room. Is there a fi replace? How many windows are there and what are their sizes? Do the window coverings stay when the house is sold? If the home has a family room, note whether it’s closer or adjacent to the kitchen, if it has access to outdoors and if it has a fi replace or wood stove. Is the stove CSA approved? Again, check the condition of the fl oor or carpet - and look for cracks and other potential problems. Move on to the bedrooms and note their size and closet space and whether there are any window coverings or adjoining bathrooms. Also note the type of fl ooring in each bedroom

and the colors the rooms are painted. Make notes on the number and size of bathrooms and the condi-tion of the fi xtures. Check all faucets and fl ush toilets to make sure they are in good working order and to see if there is adequate water pressure. Look for signs of mould and deterioration - sometimes these are warning signs of inadequate ventilation. BASEMENT Next, move to the basement. Note whether it is full or partially fi n-ished or unfi nished. Is there adequate headroom for moving about? Is there a fi replace or wood-burning stove? Also look for signs of moisture - such as watermarks and peeling paint. Note whether there is a utility area and whether the washer and dryer are being sold with the house. Again, look for signs of water damage. Find out if any recent renovations have been made to the home. It’s also very important to ask about the type of heating, water service, plumbing (copper or other) and electrical amperage. Is the hot water heater owned or rented? Is it gas or electric and what is its capacity? What type of insulation is in the house?

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Welcome to the neighbourhoodLangley Schools make up an innovative, inspiring and unifi ed learning community whose purpose is to inspire all learners to reach their full potential and create a positive legacy for the future. Every day in Langley Schools, students are learning in a connected, cohesive and accepting environment that stimulates relevant, meaningful choices for students to ignite their life-long passion for learning.

There are a wide range of programs and services in Langley Schools to meet the needs of learners of all ages. There are services to help those students with special needs as part of our transportation system as well as in the classroom. There are Choice Programs at many District schools that are designed to meet the specifi c needs and interests of students. District programs like Fine Arts, Fundamental Instruction, Montessori

and Distance Learning programs deliver the B.C. Curriculum in ways that suit the emphasis of the program. School-based programs allow for specialized courses while students continue in the neighbourhood program. School-based programs such as French Immersion or the International Baccalaureate program accept students from around the District if space is available. Students may also earn credits toward certifi cation in a trade or earn dual secondary/post-secondary credits through some of our Career Education programs. Career Education programs are offered in diverse fi elds such as hairdressing, piping and plumbing, carpentry, horticulture and automotive service.

For more information about any of these Langley School District programs please visit www.sd35.bc.ca or visit your neighbourhood catchment school.

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It’s remodelling season, and with so many projects on the to-do list, which should you tackle fi rst? While some projects provide

great long-term return on investment, a few simple ones can pro-vide instant savings.Here are the top home spring projects to help you save money:Caulk around windows and doors – stop air leaks around your home by sealing existing gaps and cracks. Use caulking or weather stripping around doors and windows. Installing a door sweep is also a good idea. Insulate your home – use insulation with a high R-value, which can

be used to top up insulation in your attic. Aim for an R-value of 50 or a depth of 16 inches. For whole home effi ciency, ensure other areas of your home, such as crawl spaces, basement headers, walls and ceilings, are well insulated. It will keep your house cool in the warm weather and take the stress off your air conditioning unit.Clean your AC unit – come spring, it’s not uncommon to fi nd an air conditioner’s condenser and compressor blocked up with dirt and debris. This can result in greater stress on the unit, causing it to work harder. Giving it a thorough cleaning is easy and can help maximize your AC unit’s service life while minimizing your energy bill.

Plant trees – direct sunlight can heat up surfaces and building ma-terials, as well as the interior temperature of your home. Consider planting trees in strategic locations to provide shade and reduce cooling costs.Install a rain barrel – water is an important, but costly resource. Installing a rain barrel is an easy and aff ordable measure to reduce your water consumption, while keeping your lawn and garden looking great.These simple home maintenance tasks can be well worth the eff ort, potentially providing hundreds of dollars in annual savings.

Spring projects to save you money


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There are some real estate terms I don’t understand. Where can I fi nd out what they mean? Buying a home, whether for the fi rst time or the fi fth time, can be a little confusing. This glossary of some of

the most common real estate terms that you’re likely to encounter will help you better understand the language of real estate. Adjustment Date: The day from which all calculations of interest, tax adjustments, utility bill adjustments (if applicable) are made to the credit of either the purchaser or the vendors. This is usually (but not always) the same as the possession date. Amortization: The number of years it takes to repay the entire amount of the mortgage. Appraised Value: An estimate of a property’s market value, used by lenders in determining the amount of the mortgage. Appreciation: The increase in a property’s value over time. Assessed Value: The value of a property, set by the local municipality, for the purposes of calculating property tax. Blended Mortgage Payments: Equal or regular mortgage payments, consisting of both a principal and an interest component. Broker: A real estate professional licensed by British Columbia to facilitate the sale, lease or exchange of prop-erty. Buy-down: When the seller reduces the interest rate on a mortgage by paying the diff erence between the reduced rate and the market rate directly to the lender or to the purchaser. Closing: The real estate transaction’s completion, when the parties involved agree that all legal and fi nancial obligations have been met and the deed to the property is transferred from the seller to the buyer. Closing Costs: Expenses in addition to the purchase price for buying and selling a property. Condominium Common Property, or Common Elements: The portions of a condominium development owned in common (shared) by the unit owners, e.g.: pool, exercise room, lobby, etc. A strata fee is charged to every unit owner for the use of the common property. Condominium Ownership: Shared ownership in a strata-titled property. Owners have title (ownership) to individual units and a proportionate share in the common property.

Conventional Mortgage: A fi rst mortgage issued for up to 75 per cent of the property’s appraised value or purchase price, whichever is lower. Conveyance: The term used to describe the process of transferring the vendor’s title to the purchaser and indi-cates all the necessary steps to complete the transfer. A conveyancing lawyer is a lawyer (or notary) responsible for the conveyance process (this is normally the purchaser’s lawyer). Counter off er: An off er made by the vendor (seller) back to the purchaser altering one or several terms and/or conditions of the off er as originally written. Debt Service Ratio: The percentage of a borrower’s income that can be used for housing costs. Gross Debt Service (GDS) Ratio is the amount that a lender will permit a borrower to use from his/her gross income in order to qualify for a loan for housing costs, including mortgage payment and taxes (and condominium fees, when applicable). Total Debt Service (TDS) Ratio is the maximum percentage of a borrower’s income that a lender will consider for all debt repayment (other loans and credit cards, etc.) including a mortgage. Deed: A legal document that conveys (transfers) ownership of a property to a buyer. Easement: A legal right to use or cross (right-of-way) another person’s land for limited purposes. A common example is a utility company’s right to run wires or lay pipe across a property. Encroachment: An intrusion onto an adjoining property. Common examples are a neighbour’s fence, storage shed, or overhanging roof line that partially (or even fully) intrudes onto your property. Equity: The diff erence between the price for which a property can be sold and the mortgage(s) on the property. Equity is the owner’s stake in the property. Foreclosure: A legal process by which the lender takes possession and ownership of a property when the borrower doesn’t meet the mortgage obligations. High-ratio Mortgage: A mortgage that exceeds 75 per cent of the loan-to-value ratio; must be insured by either the Canada Mortgage and Housing Corporation (CMHC) or a private insurer like the Mortgage Insurance Company of Canada (MICC) to protect the lender against default by the borrower who has less equity invested in the property. Land Transfer Tax: Payment to the provincial government for transferring property from the seller to the buyer. See Property Transfer Tax.

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Lien: Any legal claim against a property, fi led to ensure payment of a debt. Mortgage: A contract between a borrower and a lender. The borrower pledges a property as security to guar-antee repayment of the mortgage debt. Mortgagee: The lender. Mortgagor: The borrower. Mortgage Insurance: Government-backed or private-backed insurance protecting the lender against the borrower’s default on high-ratio (and other types of) mortgages. Mortgage Life Insurance: A form of reducing term insurance recommended for all mortgagors. If you die, have a terminal illness, or suff er an accident, the insurance can pay the balance owing on the mortgage. The intent is to protect survivors from the loss of their homes. Multiple Listing Service® (MLS®): A current and comprehensive listing system for relaying property infor-mation to the Fraser Valley Real Estate Board’s REALTORS®. This service off ers the widest exposure to properties listed for sale. Open Mortgage: A mortgage that can be prepaid or renegotiated at any time and in any amount, without penalty. Prepayment Charge: A fee charged by the lender when the borrower prepays all or part of a closed mortgage more quickly than is set out in the mortgage agreement. Prepayment Option: The ability to prepay all or a portion of the principal balance. Prepayment charges may be incurred on the exercise of prepayment options. Principal: The mortgage amount initially borrowed or the portion still owing on the mortgage. Interest is calculated on the principal amount. Property Disclosure Statement (PDS): The PDS enables sellers to disclose known defects. If the seller de-cides not to complete the PDS and does not disclose known defects, he or she is still held liable. The PDS also serves as a checklist for buyers enabling them to address concerns about the property’s condition on the spot. The PDS was developed by the British Columbia Real Estate Association. Property Taxes: This levy is aff ected by location and is determined by local property tax assessment practice. Tax assessments are conducted by local government. They are paid on an annual basis.

Property Transfer Tax (PTT): Payment to the provincial government for transferring property from the seller to the purchaser. In the 1994 provincial government’s budget, the PTT was eliminated for fi rst-time buyers under certain circumstances. REALTORS®: Real estate professionals who are members of the Fraser Valley Real Estate Board and the British Columbia and Canadian Real Estate Associations. Only these professionals can call themselves REALTORS®. Rights of Way: Are indicated on title at the Land Title Offi ce; often for use of utilities or city or municipality in order to make repairs to pipes, etc.; no permanent structure may be built on a right of way. Statements of Adjustments: Closing statements in a real estate transaction which set out the sources of funds which make up the purchase price, adjustments to and from the purchase price, the fi nal amount required from the purchase and the amount due to the vendor. Lawyers will prepare a statement for the vendor and the purchaser. State of Title Certifi cate: A copy of the title which lists charges against the property, e.g.: liens, mortgages, rights of way, etc. “Subject-to” Clause: A statement of a condition to be fulfi lled before the contract will become fi rm and binding; must include a specifi c deadline for removal. Title: The legal evidence of ownership in a property. Title Search: A detailed examination of the ownership documents to ensure there are no liens or other encum-brances on the property, and no questions regarding the seller’s ownership claim. Utility Taxes: Examples may include water, sewer and garbage (may include recycling levies). Variable-rate Mortgage: A mortgage for which payments are fi xed, but whose interest rate changes in relationship to fl uctuating market interest rates. If mortgage rates go up, a larger portion of the payment goes to interest. If rates go down, a larger portion of the payment is applied to the principal. Vendor Take-Back Mortgage: When sellers use their equity in a property to provide some or all of the mortgage fi nancing in order to sell the property. Zoning Regulations: Strict guidelines set and enforced by municipal governments regulating how a property may or may not be used.

What do all the terms mean?


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A new policy will formalize how public information meetings are hosted by developers in the Township of Langley.

On March 7, Township Council adopted a developer-held public information meetings policy that includes the criteria, logistics, and reporting requirements for meetings put on by developers through their own initiative or at the request of the Township.Public information meetings are often held by developers to engage area residents, share information about proposed developments, and gather feedback so that issues and concerns can be identifi ed and addressed early in the development approval process. The sessions also help provide relevant information to Council.Last June, Council requested that a policy be created to formalize the meetings, and guide the proponents in organizing, conducting, and reporting on the sessions.The need for the policy was put forward by the Township’s Community Participation, Infrastructure, and Environment Advisory Committee, and echoed in the fi ndings of the Mayor’s Standing Committee on Public Engagement.“It is in everyone’s best interest if proponents who want to build signifi cant projects meet with members of the public, educate people about their plans, and collect input before the application is advanced to council for consideration,” said Mayor Jack Froese. “It ensures concerns are dealt with at an early stage, provides

relevant information to those interested in the project, and streamlines the process.”“Council wants to ensure that these meetings meet criteria, are consistent, and are held to certain standards,” Froese said. “It is all part of the Township’s goal to enhance public engagement and ensure people are informed and involved when planning our community’s future.”The new policy would be used for proposed Offi cial Community Plan and zoning bylaw amendments, development variance permits, and land use contract amendments or discharges.Under the policy, public meetings will be scheduled in consultation with Township staff , and must be held in an accessible location, preferably close to the subject site. They should take place during or extend into the evening on weekdays so that those who work during the day can attend. Weekends and holidays are to be avoided.Applicants must distribute advance notice of the meeting — along with a description of the proposal, a map, and contact information — through mail-outs to aff ected property owners

and residents, newspaper advertising, and on the proponent’s website.The public sessions can include open houses, presentations, displays, small group discussions, question and answer periods, and feedback forms and surveys. All relevant plans, studies, and technical information about the proposal must be made available for review at the event, and a sign in sheet will record the number of attendees.A member of the Township’s Community Development Division will attend to observe, answer Township-specifi c questions, and verify that input was correctly gathered and analyzed. The proponent is also required to provide a summary report to the Township.

The new Developer Held Public Information Meetings Policy was created based on the Township’s current practice, a review of other neighbouring municipalities, and the recommendations of the Mayor’s Standing Committee on Public Engagement. The Urban Development Institute was also consulted and supports the policy. For more information, contact Stephen Richardson, Director of Development Services, at [email protected] or 604-533-6042.

Township of Langley policy formalizes developer-held public information meetings

Langley Township Mayor Jack Froese

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and explaining to a visitor what she hopes to grow.“Kale, beets, tomatoes, maybe some cucumbers if I can,” she said as she raked the earth on her raised garden patch.In order to get her plot, Albert says she had to apply at Langley city hall, pass a police check (because of the garden’s proximity to the school) and pay $30 – $15 for the plot and $15 for the key that gets her inside the high chain-link fence.Operated by the City of Langley, the Nicomekl community garden is one of more than a dozen in the Langleys, operated by various non-profi t groups including the Langley Environmental Partners Society, Trinity Western University and the local school district.“I think this is a good opportunity for people


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got her green thumbCity of LangleyNicomekl Elementary

Rose Albert plants kale in her plot in the 200 Street community garden in Langley City on Tuesday, March 8. The plants were a gift from a neighbor who is also a member of the garden.

Dan FERGUSON / Langley Times

who want to grow their own vegetables,” Albert says.Her neighbor Maria (who did not want her last name used) is working on her own plot a few metres away.She has some ready-to-plant kale to give her neighbour.Albert pats the three plants into the freshly tilled ground.“Are they too close?” she wonders.Maria, who has a few decades more gardening experience, nods approval.Then she makes a second trip and returns with several sturdy stems, each just under a metre tall, that are just beginning to bud.“You want some elderberry bushes?” Maria asks.“They bloom and you can make tea from the

bloom.”Albert happily adds the bushes to her plot.Her mother back in Nova Scotia, who is now 90 and still gardens, would approve.For a list of community gardens andcontacts, visit the Langley Environmental Partners Society website at http://www.leps.bc.ca/community-gardens.

Dan Ferguson, Times Reporter


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Are you thinking of selling your home? If you’re one of the many homeowners who choose this time of year to move – whether

you’re trading up or down, or simply relocating – you’re probably starting to prepare your home for the sale. Before you become overwhelmed by the task, it’s a good idea to sit down and look at your home objectively. An attractive, well-kept home generally has a better chance of selling a little faster. Also, the old adage “fi rst impressions are lasting ones” is very true. If you haven’t made substantial improvement or changes over the years, it’s not a good idea to take on major renovation projects simply to sell your home. This can be an expensive and lengthy procedure and there are no guarantees that you’ll be able to recover all of your costs. Instead, try to determine what types of minor cosmetic improvements can be made, like general cleaning, painting, fl oor refi nishing, and so on. These projects generally don’t require a lot of capital and your home can be greatly improved by them. Consult with your REALTOR® to see what types of improvements make the most sense. Start with the outside – an inviting exterior ensures that potential buyers will inspect the interior, so it’s important to keep your lawn and hedges trimmed and edged, the fl ower beds cultivated, and your yard free and clear of clutter and refuse. If you have any loose siding or pavement, it’s a good idea to get these items repaired. And it you have any cracked or broken windows, get them fi xed as well. Missing shingles or eavestroughs should also be replaced and

loose shutters or awnings secured. You may also want to consider painting the exterior of your home to spruce it up a little. And if you have aluminum or vinyl siding or trim that’s quite dirty, hire someone to clean it with a power washer, if you can’t or don’t want to wash it yourself. If you have a garage, make sure the door is clean, attractive and in good working order. Also make sure the inside of your garage doesn’t look too cluttered or unorganized. Keep patios, walkways and decks free of debris and clutter. The inside story – you can do a lot on the inside of your home as well without spending a great deal of money. Two primary areas to keep in mind are the kitchen and bathroom. These two rooms of your home are generally of prime interest to potential buyers. Make sure they’re clutter-free, bright and spotless. This applies to kitchen appliances as well, especially if you’re including them with the sale of the home. Scrub sinks, toilets, bathtubs and kitchen appliances until they shine. If the carpeting in your home looks dirty or dingy, you may want to rent a steam cleaner, or hire a professional carpet cleaner. Pet odours become trapped in rugs and this can repel prospective buyers. Give your home a thorough cleaning and if you’ve been cooking, ensure you air the home prior to its showing. Make sure any wood and tile fl oors look clean and bright, not dull and dingy. Get to those easy-to-miss spots that need a good cleaning. Wash down the walls, windows and woodwork. Clean out the cupboards and under the sink, dust the tops of baseboards and wash all window

coverings. As well, keep in mind that rooms that are too cluttered will give the impression that they’re much smaller than their true size. Try to create a feeling of spaciousness when conducting your spruce-up. Pack away bulky or unused furniture and make the best use of your space.Be ruthless when you go through closets, spare rooms and cupboards. If you haven’t used that bread-making machine in a while, and if you’re not likely to need that extra set of china in the next few weeks, pack it away. Those knick-knacks on the mantelpiece may have sentimental value to you, but they’ll just look like knick-knacks to the people who come through your home. Take a deep breath and move them out of sight. You can get a head start on packing by cleaning off bookshelves, and clearing away out-of-season clothes, toys, bedding, sports equipment and garden tools. Now is the time to fi x the cracked light-switch plates, broken door handles, leaky faucets and squeaky doors you’ve learned to live with for years. Shabby corners and grubby entranceways will benefi t from a fresh coat of pain in a neutral colour - this is not the time to start experimenting with dramatic paint schemes. Similarly, heavily patterned wallpaper or brightly coloured accent walls may tend to distract buyers from other features, or make it hard for them to imagine how their belongings will look in the room. If you can, repaint or paper the walls in a subtle colour.

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www.willoughbytowncentre.ca

New Village CoreCommercial

Coming Summer 2017RETAIL SPACE AVAILABLE

FROM 775 TO 10,046 SQ. FT.604.683.3111

P • 604-371-3200F • 604-371-3201

• Real Estate Transactions • Wills / Power of Attorney• Representation Agreements• Notarizations• Travel / Invitation Letters• Statutory Declarations• Affadavits

Brenda Shergill

www.shergillnotary.ca • [email protected]#170 - 20728 WILLOUGHBY TOWN CENTRE DRIVE, LANGLEY V2Y 0P3

New Notary in Willoughby Town Centre Langley

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604.513.8517 Unit C100-20678

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Dr. Raj Mann | Dr. Maye Doldolea

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TO WILLOUGHBY TOWN CENTRE

Over 100 years have passed since Willoughby H. Singer noticed that this area had the potential to be a bustling hub. That’s why, in 1921, he opened a post offi ce in the one and only store here. In 1924, a community hall and church followed right across the street. Before long, Willoughby had become the place for both social gatherings and doing business. That’s the spirit in which Qualico, Chow & Li created Willoughby Town Centre. This is a neighbourly place to live and meet up, a place that respects the past, values community, and celebrates the fact that Langley is a great place to live. With its quality homes and commercial space, pedestrian plazas and pleasant walkways, Willoughby Town Centre has something for everyone and is delighted to be a part of the Township of Langley.

WELCOME


20678 Willoughby Town Centre Drive604-882-2520

Monday-Sunday 8am-10pm

Fresh Assortment & Quality ServiceFresh Assortment & Quality ServiceREADY TO EAT

Free Home Grocery Delivery(Some Restrictions May Apply*)

Call 604-882-2520 to order today

A home inspection is a comprehensive visual examination of the home’s overall structure, major systems and components.

A trained and qualifi ed CAHPI(BC) home inspector will review your house as a system, looking at how one component of the house might aff ect the operability or lifespan of another. Components that are not performing properly should be identifi ed, as well as items that are beyond their useful life or are unsafe. The purpose of the home inspection is to provide the client with a better understanding of the property conditions, as observed at the time of the inspection.Consumer Protection BC ‘s website states: A home inspection is an educational process which is designed to reduce a consumer’s risk when buying a home, and is not a guarantee or a warranty on a property.Licensing in British ColumbiaCAHPI(BC) was instrumental in seeking provincial regulatory control of the home inspection industry, which came into eff ect April 1, 2009. Be sure to ask to see a valid license, issued by Consumer Protection BC. To confi rm an inspector’s license go to www.consumerprotectionbc.ca.Why should I consider hiring / recommending a CAHPI (BC) home inspector?As a consumer, retaining the services of a CAHPI(BC) member to perform your home inspection assures you that you are hiring a licensed professional with proven ability, experience and impartiality, who can give you peace of mind and help you make

a confi dent and informed buying decision.As a real estate professional, referring your client to the CAHPI(BC) offi ce or website for the names of qualifi ed home inspectors can reinforce your relationship with your clients. They will feel more confi dent with the condition of the property, and the quality of your advice.When do I need a home inspection?Are you buying a home? A pre-purchase home inspection can provide you with the information you need to know about the condition of the house you plan to purchase. More information equals an informed purchase decision, which equals fewer surprises. Minimize the risk to your investment. No one wants to face serious, unexpected costs shortly after a purchase.Considering a renovation? A home inspection can help homeowners prioritize repairs and maintenance. A pre-renovation inspection equals money spent in the right places.Selling a home? Show prospective purchasers that every eff ort has been made to disclose the condition of the home. A listing inspection can equal a faster sale.Gain an understanding of the systems in your home, their operation, and required maintenance. Preventative maintenance equals fewer headaches later.How do I fi nd the right home inspector?Not all home inspectors are equally trained and qualifi ed!The best source is by far a “word of mouth” referral; ask a friend,

family or co-worker if they can recommend a home inspector they have used in the past and were satisfi ed with the services. Other sources are your mortgage lender or mortgage broker. Your real estate professional can also refer you to the CAHPI(BC) website or our toll-free number for a referral to a home inspector.If you are looking in the Yellow Pages, most home inspection companies can be found under the headings “Building Inspection Services” or “Home Inspection Services”. In addition, the CAHPI(BC) online database allows you to fi nd a home inspector in the area where you need a home inspection done. Our members have been asked to list all of the areas where they provide home inspection services independent of where their offi ces are located.Whatever your referral source, please perform due diligence when selecting an inspector. Discuss your expectations with the inspector to ensure that the report provided will meet your specifi c needs. Be sure to ask to see a copy of the inspector’s Consumer Protection BC license.To help you in your selection process CAHPI(BC) has developed some questions to ask.What does the home inspector do?At CAHPI(BC) we are committed to protecting consumers and improving home and property inspection services through our stringent membership requirements, mandatory ongoing training program and our detailed Standards of Practice and Code of Ethics. Please refer to the CAHPI(BC) Standards of Practice and Code of Ethics.

Home inspection: Education to reduce risk


CHANG’S TAEKWONDO1-3227 264th street, Aldergrove

604-856-5355

Two week trial $30 plus free uniform!Call to schedule your fi rst class today!

www.changstaekwondo.ca7481924

PearceHome Hardware

3147 272 Street, Aldergrove 604-856-2411

Home OwnersHelping Owners

Alder InnThe

AMATEUR NIGHT FIRST TUESDAY OF THE MONTH

27214 FRASER HIGHWAY604-856-2541

NIGHTLYDRINK

SPECIALS

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7489056

Pet Care for Discerning Pet Owners

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27099 8th Ave. Aldergrove

778-908-0861

Visit us on

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Puppy Trax Hotel for Dogs

p

• Wood & Faux Wood blinds • Cellulars • Woven Woods • Shutters • Draperies • Window Film • Roller Shades • Verticals

778.571.1933 • budgetblinds.ca/langley

7489

052

GREAT savings/discounts & rebates Available NOW!!!

This is a limited time offerBest Warranty

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604.856.16882961- 272nd St., Aldergrove

Serving Aldergrove

& The Lower

Mainland since 2002

7496

123

Great Food & Drinks!Great Deal!

27083 Fraser Hwy, Aldergrove604.857.7725

www.BobsSteakhouse.ca

• Acts of Kindness (AOK) Center• Indoor Climbing Wall & Sports Court• 3-Bay Mechanic’s Garage• Sat @ 09:30 AM | Bible Study• Sat @ 11:00 AM | Kids Church• Sat @ 11:00 AM | Worship

23589 Old Yale Rd. @ 232nd St. • 604-514-8335 churchinthevalley.ca • actsofkindness.ca

7489

038Fraser Highway

264t

h Stre

et

Save onFoods

LOCALLY OWNED AND OPERATED

26310 Fraser Highway, AldergroveAldergrove Village Shopping Centre 604-856-3774

Check out our large selection of new brands!

NOW OFFERING:

3100 272 St Unit 1, Aldergrove | 604-856-5101 | extrafoods.caOpen Everyday 8AM - 9PM • Weekly Flyer Online

Guiding Stars are currently found on shelf label in participating grocery stores across Canada.

Welcome to the neighbourhood!

New Members Welcome!

Aldergrove Legion #26526607 Fraser Hwy., Aldergrove

Lounge (604) 856-5423 Office (604) 856-8814

www.aldergrovelegion.ca

7489

048

Aldergrove – Open for Business


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7496222

Specializing In:- Home Theatre- Home Automation- Commercial Designs & Installations

604.381.177727276 Fraser Hwy, Aldergrovewww.aldergroveavu.ca

7508

518

604-625-117827279 Fraser Highway, Aldergrove

ANNORA AT ENCORE

RESTAURANT

Featuring Fine West Coast

CuisineOpen Tuesday to Saturday 4:30 pm

7508

521

27441 Fraser Hwy., Aldergrove604-856-2594 | www.donsautobody.ca

Serving You Right In Aldergrove Since 1967

✓ Collision Repairs✓ Painting✓ Replacement Vehicles✓ Free Estimates

7507

040

The name “Aldergrove” was derived from the large number of alder trees that populate the area.

Aldergrove family home and condo sales are always on the rise due to the aff ordability of real estate for families in this town.

Aldergrove homes range between three and six bedrooms. The average property price on new sin-gle family homes in Aldergrove is around $680,000.

It is a prime location for families with four elemen-tary schools, a middle school, and a high school, and many amenities and activities. The Aldergrove Community Arena is home to the strong Aldergrove Minor Hockey Association, Aldergrove Skating Club and the Aldergrove Kodiaks Junior B hockey team. The Aldergrove Athletic Park is literally the envy of the Fraser Valley, providing year-round access to sports fi elds for Aldergrove Youth and United Adult Soccer clubs, Aldergrove Minor Baseball, as well as a bike track and skateboarding amenities.

Langley Township is working on plans for a new community centre and indoor swimming pool, but every summer there is a popular outdoor pool open

at Philip Jackman Park, and the Kinsmen Communi-ty Centre and Aldergrove Library are conveniently located next door to the high school and athletic park.

Aldergrove is also home to the Greater Vancouver Zoological Centre, Aldergrove Regional Park, West Creek Wetlands and a number of trails, including the new South Langley Regional Trail, which links Aldergrove and Campbell Valley regional parks.

Aldergrove Festival Days, now in its 103rd year, celebrates local history and the many agricultural achievements. The Fair in July also hosts craft fairs, a chili cook off , and a number of rides and attractions, main stage performers, vendors and other features. Every December the community also hosts a chil-dren’s Christmas Party and Parade which attracts many hundreds of happy families to the downtown core.

With approximately 15,000 residents on both sides of the Langley-Abbotsford border, Aldergrove is a great community in which to live, have fun and do business.

Aldergrove is a vibrant, growing and healthy community

— Kurt Langmann , Aldergrove Star —


Free EvaluationIt pays to know...

HOMELIFE BENCHMARK REALTY CORP 6323 197 STREET, LANGLEY

604-649-1067 www.dannyevans.ca

If your property is currently listed, please refer this to your agent

March 30, 2016

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