Tuesday, 29 January 2019

Speculation and Vacancy Tax Declarations: Mullin Demeo Wirk

Here is some information on the Speculation and Vacancy Tax from Mullin Demeo Wirk that I've reposted here with their permission. I trust you will find it useful.

MULLIN DEMEO WIRK ELECTRONIC LEGAL UPDATE

January 29, 2019 Speculation and Vacancy Tax Declarations:

Speculation and Vacancy Tax declaration letters are now being mailed out to owners of residential property in the taxable regions of British Columbia. And for this reason, it is very important that clients have previously made sure that the B.C. Assessment Authority has their correct names and addresses on record. Once your clients receive their letter, they can declare online or over the telephone and must complete the declaration to claim any relevant tax exemptions.

If your clients do not declare relevant and applicable exemptions by March 31, 2019, or fail to make a declaration at all by that time, then recent B.C. Government Bulletins indicate that non-declarants will be taxed at the highest maximum tax rate pursuant to the legislation.

The Speculation and Vacancy Tax website has recently been updated and includes some further information on the Tenancy Exemptions and Satellite Families.

Tenancy Exemptions:
https://www2.gov.bc.ca/gov/content/taxes/property-taxes/speculation-and-vacancy-tax/exemptions-speculation-and-vacancy-tax/individuals/tenancy-requirements

Satellite Families:
https://www2.gov.bc.ca/gov/content/taxes/property-taxes/speculation-and-vacancy-tax/exemptions-speculation-and-vacancy-tax/individuals/international-income

We note that there is a disclaimer that where information on the website and the legislation conflict, the legislation prevails, and your clients should be directed to their accountant or lawyer for appropriate advice.

If you have any questions on the above or other real estate related matters, please do not hesitate to contact our office at any time.

Yours truly, Mullin DeMeo Wirk

The content of this email is for information purposes only. It is not, and should not, be taken as legal advice. Never disregard professional legal advice, or delay in seeking it, because of something you have read in an email. We would be happy to discuss with you any specific legal concerns you have, and encourage you to contact our office. The content of this email is protected by copyright law, and, unless otherwise attributed, is owned by Mullin DeMeo Wirk. The content may be used for personal, non-commercial purposes, including the downloading and storage of information and making single copies, provided that all copyright notices are maintained. Any modification, transmission presentation, distribution, republication, or other exploitation of this content, in whole or in part, is prohibited without the express prior written consent of Mullin DeMeo Wirk.

Tuesday, 22 January 2019

Property Assessment Appeal Process by Mullin Demeo Wirk


I receive good information from Mullin Demeo Wirk, and the information below is about the Property Assessment Appeal reprinted with their permission.

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Hello and welcome to Mullin DeMeo Wirk’s Electronic Legal Update. We hope you will find this information interesting and helpful.

MULLIN DEMEO WIRK ELECTRONIC LEGAL UPDATE

January 22, 2019 Property Assessment Appeal Process:

If your client has received a property assessment that they would like to challenge, they should first contact their local BC Assessment office and discuss their concerns or questions with an appraiser.
If your client’s concerns are not satisfied, they may file a Notice of Complaint for a formal hearing with an independent Property Assessment Review Panel. The deadline for filing a Notice of Complaint is January 31, 2019.

If your client contests the Panel’s decision, they can file an appeal with the Property Assessment Appeal Board by April 30, 2019.

Following are links for useful information that your clients may need to challenge their property assessment:

Filing a Complaint with BC Assessment Online:
https://eforms.bcassessment.ca/online_appeal_form_PARP_2019.asp

Frequently Asked Questions:
https://www2.gov.bc.ca/gov/content/housing-tenancy/owning-a-home/property-assessment-review-panels2/property-assessment/frequently-asked-questions

Single Family Residential Guide:
http://www.assessmentappeal.bc.ca/other-guides-resources/help-your-with-appeal/single-family-residential-guide

If you have any questions on the above or other real estate related matters, please do not hesitate to contact our office at any time.

Yours truly, Mullin DeMeo Wirk

The content of this email is for information purposes only. It is not, and should not, be taken as legal advice. Never disregard professional legal advice, or delay in seeking it, because of something you have read in an email. We would be happy to discuss with you any specific legal concerns you have, and encourage you to contact our office. The content of this email is protected by copyright law, and, unless otherwise attributed, is owned by Mullin DeMeo Wirk. The content may be used for personal, non-commercial purposes, including the downloading and storage of information and making single copies, provided that all copyright notices are maintained. Any modification, transmission presentation, distribution, republication, or other exploitation of this content, in whole or in part, is prohibited without the express prior written consent of Mullin DeMeo Wirk.

Thursday, 10 January 2019

Victoria Market


As expected, the number of properties sold has decreased, both due to the season and because sales in the market has been cooling. December 2017 saw 462 properties sold as compared to December 2018 with 375 sold. The December tally brought the total number of properties sold in Greater Victoria to 7,150 in 2018.

"All levels of government turned their focus to try to make housing more affordable and attainable across the property spectrum,” said the Victoria Real Estate Board President Kyle Kerr. Indeed, consumers lost 20 per cent of their purchasing power due to the federal government's change to mortgage lending qualification rules.

Meanwhile, municipal government has been leveraging and acquiring new land and creating partnerships with private and non-profit organizations to bring new affordable units to market. And the provincial government has committed to substantial investments into affordable housing.

The Multiple Listing Service® Home Price Index benchmark value for a single-family home in the Victoria Core in December 2018 was $858,600 - a 3.2 per cent increase over December 2017, but lower than November's value of $865,200.

Interestingly, the MLS® HPI benchmark value for a condominium in the Victoria Core area, now at $502,400, is an increase of 8.2 per cent over December 2017, and a slight increase from November’s value of $500,00.

Last year, the hot real estate market and a shortage of supply drove up typical values by 15 to 35 per cent for condominiums and townhouses. This year, supply is less of a problem as more condominiums come on stream throughout the capital region amid a construction boom. Offsetting that, and perhaps pushing values upward, are the families and first-time home buyers who are now looking to condos and townhouses as a more affordable alternative to single-detached dwellings.

Whether you’re looking for a condo, townhouse or single-detached dwelling to call your own, I would enjoy working with you to help you find the best value for your budget.

Jane Logan

Wednesday, 17 October 2018

Who pays the Speculation Tax, and How Much?

“Only those who own multiple properties and leave them empty in major cities will be asked to contribute,” said Carol James. “People with cottages at the lake, or cabins, or the islands, will not pay this tax. People with second homes outside of high-cost urban areas will not pay the tax.”

The speculation tax, based on a percentage of property value and to be paid annually, applies to Metro Vancouver, the Capital Regional District (excluding the Gulf Islands and Juan de Fuca), Kelowna, West Kelowna, Nanaimo-Lantzville, Abbotsford, Chilliwack and Mission. Have a look at the map provided by the BC Government to see the areas that are impacted.

The highest rate of two per cent of assessed property value will apply to foreign owners. Canadians and permanent residents not living in B.C. will pay one per cent. British Columbians who are Canadians or permanent residents with second homes in major urban centres will pay 0.5 per cent.

Tuesday, 9 October 2018

Inventory Challenges for Buyers

Buyers still face a market with much less inventory available than the historical average. There were 2,646 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of September 2018. Even though that is a 33.9 per cent improvement over last September (2017), last year’s market inventory was exceptionally low.

Federal and provincial regulations applied to the housing market have certainly slowed down how quickly inventory is moving but it has had negligible impact on the prices of home and condo in Victoria. The Multiple Listing Service® Home Price Index benchmark value for a single-family home in the Victoria Core in September 2018 was $883,700, a 6.2 per cent increase from 2017 when it was $832,000, and down slightly from August 2018 where it was $888,300.

How do you interpret this data if you are searching for a new home?

It can mean longer periods of searching for the right home if you’re looking for a single-family home at or below the Home Price Index benchmark value. Be prepared to make a competitive offer when you spot the house you desire. If you are searching for a 1.5-million-dollar home, the competition is far less fierce. These are general observations as each area is a real estate microcosm with its own market conditions.

"If you are considering buying or selling a home, you need to understand your local market, particularly in the context of your property type and price point," says Victoria Real Estate Board President Kyle Kerr. "Micro markets in our area behave very differently as they are influenced by different pressures.

I can help you establish the right mindset and stamina you will need in your search and advise you on the best strategies for success. I look forward to working with you!

Chart courtesy of Canadian Real Estate Association (CREA) http://creastats.crea.ca/vict

Monday, 17 September 2018

What Does Real Estate Market Look Like at Summer’s End?

"Prices in our market are quite flat right now, with a slow, long-term trend toward a more balanced market," says Victoria Real Estate Board President Kyle Kerr. "Thirty per cent fewer homes this year were listed for sale at $750,000 or less than in the year previous, which means there is still pressure on lower priced homes in the Core and other popular areas. We do see a levelling out of prices month-over-month which is one factor helping to slowly return us to a more balanced market."
There was a total of 2,519 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of August 2018, a decrease of 3.4 per cent compared to the month of July but 31.4 per cent more than the 1,917 active listings for sale at the end of August 2017.
"Our strong local economy and high employment rates may bolster demand into the fall as people return to work after their summer vacations. Fall numbers will be an interesting indicator of our year to come as we continue to track low home inventory in a changing marketplace.”
The Multiple Listing Service® Home Price Index benchmark value for a single-family home in the Victoria Core in August 2017 was $830,800, while the benchmark value for the same home in August 2018 increased by 6.9 per cent to $888,300, slightly lower than July's value of $888,700. The MLS® HPI benchmark value for a condominium in the Victoria Core area in August 2017 was $453,900, while the benchmark value for the same condominium in August 2018 increased by 10.8 per cent to $503,000, slightly lower than July's value of $507,700.

Tuesday, 14 August 2018

Municipal Fragmentation is a Significant Impediment to Per-Capita GDP Growth – An Analysis of Amalgamation



Article Republished from Times Colonist opinion piece published on August 4th, 2018

A discussion on municipal governance is critical to the future of our community, instead of opinion pieces that suffer from the malady of: “Don’t bother me with facts. My mind is already made up of things I heard years ago.”

An independent and systematic review of all economic and social factors is a prerequisite rather than dogmatic retreat to defend boundaries and municipal institutions established half a century ago.

We must get beyond the simplistic question: “Will it save money?” and badly dated micro-economic approaches that lack perspective over a reasonable time horizon.

Noted economist Peter Drucker identified two measures for assessing costs and benefits of how organizations perform: efficiency and effectiveness. The emphasis tends to be on the former.
Studies of mergers with large municipal workforces, parks, works, police and fire services with standardized union pay scales and benefits do confirm limited opportunity to provide immediate savings. However, if we evaluate effectiveness, it is clear there are benefits to integrated police forces or cost sharing of social and recreation services where user patterns cross borders.

This is reinforced if you also consider “fairness” and that Victoria or Saanich residents absorb the cost burden of the majority of charitable, social and artistic services and the impact of more than 100,000 non-resident vehicle trips to the airport, the ferries, the University of Victoria and downtown using their roads and bridges.

Columnist Lawrie McFarlane parrots the results of studies by Robert Bish, who unfortunately persists in using discredited public-choice methodology developed by Charles Tiebot in the mid-1950s. More recent results have shown that mergers can, in fact, save money.

After 15 years, the merged city of Halifax has significantly improved its municipal financial situation. A study by Timothy Cobban (2017) of more than 150 municipal/regional mergers in Ontario suggests they have been extremely successful from 1995 to 2010, making significant gains in reducing the cost of the “administrative” portion of municipal budgets.

In B.C., critics continually ignore the success of Chilliwack, Kamloops, Abbotsford and Kelowna.
Offering up Toronto is misleading because of the failure of Ontario’s legislation to facilitate inter-regional transportation, housing, regional growth planning and environmental protection as common interests of two million city folks with more than three million Metro residents in adjacent York, Brampton and Markham. The whimsy of their voters to elect “offbeat local politicians” is a reflection of leadership, not municipal structure. Similarly, West Shore politicians choose to go their own way.
Critics focus solely on cost savings for individual municipalities. In contrast, two decades of international studies led by the Organization for Economic Co-operation and Development have studied the economic and social implications of urbanization. Separate studies by urban-studies scholars Luca Bartolini, Rudiger Ahrend and Mats Anderson confirm how municipal fragmentation is a significant impediment to per-capita GDP growth.

While seemingly abstract and irrelevant to readers, it is these macro growth measures that serve to provide the new revenue sources necessary to pay for the services we expect local government to provide.

OECD research reflects the reality of how urban regions actually function when we realize that where residents sleep and pay their taxes bears no relationship to the daily regional travel routines of where they play, work, shop or learn. Consider the mosaic of customer, employee and delivery transport to and from the commercial/retail corridor along Blanshard Street and Burnside Road.

We ignore the municipal location of hundreds of commercial, light-industrial and retail enterprises that surround Uptown and Mayfair shopping centres with nearly 20,000 employees and are a major business property tax base. When you include a similar cluster of business enterprises across in Vic West overlapping with Esquimalt, municipal boundaries make no sense.

Studies that identify the benefits of investment and job creation do so on a regional basis, ignore municipal structures and instead recognize how land-use planning, development-approval processes, tax policies and service amenities are the critical factors.

International authorities have generally repudiated the myopic scope of the Bish approach to measuring the performance of local governments.

Evidence of a boom in population, investment and employment confirm that the international community has discovered Victoria, and we are no longer an economy and lifestyle determined by dependency on government and retirement.

Many residents suggest a merger of all 13 municipalities into one is not a good fit, but recognize we do have at least three “natural clusters,” the city, West Shore and the Peninsula.

While municipal territoriality has historically stifled discussion of municipal reform, Victoria and Saanich councils are now willing to ask their residents to support a “citizens’ assembly” to lead a study of their common interests. This will provide a fair and independent consideration of all the facts and opportunities shared by two-thirds of our regional population. (Over time, Oak Bay and Esquimalt should be included in the dialogue.)

It is important that we ask the right questions and use the right information before we make assertions and choose sides for or against municipal reform.

James D. Anderson is a member of Amalgamation Yes. He lives in Saanich.