Office: 778.432.4611 |


SOLD 202 720 Vancouver ST in VICTORIA.
Located in the heart of Fairfield, this fully updated 2 bed 2 bath corner unit feels more like a home than a condo with over 1100 sq ft of living space. Interior features include like-new engineered hardwood floors, large windows, and in suite laundry. Enjoy the spacious kitchen with stainless steel appliances, ample storage space, desk area, and lovely glass front cabinets to display your finest dishware. The dining room opens to the living room with wood burning fireplace and the sliding glass door leads to the NE wrap around balcony, large enough for outdoor dining. The master bedroom has a 2 piece ensuite, walk in closet and sliding glass door to access the balcony. This charming 11 unit building has been well maintained and offers secure parking above ground. This is a fully owner-occupied building where all ages are welcome. Located within easy walking distance of Cook St. Village, downtown, Beacon Hill Park and the oceanfront walking trails.
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SOLD 105 1371 Hillside AVE in VICTORIA.
Welcome home to this spacious 2 bed 2 bath south west corner condo located on the sunny, private and quiet side of the building. This condo feels more like a townhouse with its outdoor patio and easy access to the common outdoor area, perfect for playing with kids and pets! Spacious living room featuring gas fireplace and is open to the dining room and kitchen - both with large south facing windows that overlook the greenery of the back garden & allow lots of natural light. Large master fits a king size bed and offers his & hers closets and 4 piece ensuite. 2nd bedroom fits a queen size bed and has pocket door to access the 4 piece main bath. The condo is freshly painted throughout, featuring laminate flooring in main living areas and has the convenience of in suite laundry. Centrally located close to all amenities including Hillside Mall, UVIC and Camosun, with secure underground parking, and allowing pets, kids, BBQs and some rentals, this property has all you're looking for!
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Welcome to the July 2018 edition of Modern Real Estate Team’s eReport, featuring: The BCREA Mortgage Rate Forecast, Boulevard Magazine's Superfood of the Summer (p.18), & What the New Real Estate Rules Mean for Consumers.

Your BCREA Mortgage Rate Forecast  

A few highlights include:

- Mortgage rates returning to long-run level
- B20 stress test prompts slow start to 2018 for the Canadian economy
- Trump trade tantrum may delay Bank of Canada tightening

Still have questions about what's to come or just want to chat about what we can do to help you? Contact us today!

...To read the full report, Click here!

Boulevard Magazine's Superfood of the Summer! 

Strawberries, blueberries, and raspberries are some of our favorite berries to grow.
If you don't have the space to grow them at home, shop local! There are many local growers in Victoria and Nurseries in Saanich that specialize in berries as well.

Here are our top 5 reasons to grow berries YOURSELF this summer...

1. Duh, they are delicious!
2. They are expensive to buy.
3. They're sooo easy to grow! Whether it's in a garden or a pot on your deck.
4. You have full control over how you grow them! No pesticides or sprays and totally organic!
5. They're perfect for baking or a great addition to a healthy summer salad.

Don't forget to check out a wonderful article in our local Boulevard Magazine (p. 18) about why they are the superfood of the summer!

What the New Real Estate Rules Mean for Consumers

Ch-ch-ch-ch-changes! On June 15, our Real Estate Council implemented new rules for our industry. Some of the changes are great and include increased disclosure about what it means to be represented by an agent but there are things consumers need to be aware of as these changes affect you too! We'll try and break it down for you...

If you are a BUYER... 

You are an unrepresented buyer going to check out an open house. You should know that the listing agent is there to represent the seller and cannot help you with the purchase of this property. If you are attending an open house, you should not disclose any personal information or motivation for moving to the listing agent. They are representing the seller and legally cannot help you.

If you are interested in one of our listings, we work closely with another team at Royal LePage that would be more than happy to represent you.

If you have any questions or concerns about these changes, please do not hesitate to contact us!

We need YOUR HELP! 

Our 6th Annual Raise the Roof fundraiser to help local women's shelters is happening this October and we are looking for silent auction items. If you or anyone you know would like to donate, (anything helps!) send an email to

When: October 12, 2018
Where: John Fluevog Shoes, 566 Johnson
What: A fun cocktail event with silent auction, hors-d'oeuvres, and shoes!

For more information on the event, please visit our website or contact us!

We hope you enjoyed the July edition of our eReport. If you have any questions about the above information or would like to chat about your real estate goals, we are here to help! Simply reply to this e-mail and we will be in touch soon.

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I have sold a property at 335 2871 Jacklin RD.
ACCEPTED OFFER - Bright & spacious 2 bdrm condo (2nd bdrm classified as a den) in great central location close to everything! Walk to shopping, dining, entertainment, schools, parks, buses and the best trails that Langford has to offer. Design features that include: 9 ft ceilings, heat pump/ air conditioning, quality laminate & carpet, soft close cabinets/drawers, quartz counter tops, eating bar, pot lighting, in suite laundry, roller blinds, all appliances plus garborator included along with & CAT 5 wiring. Parking #16, Locker #12. Unit has been leased for a year and is now vacant.
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I have sold a property at 2553 Vista Bay RD in VICTORIA.
Immediate occupancy available! The lifestyle you've been dreaming of in Victoria with ultimate privacy surrounded by greenery. Vista Bay is a sophisticated and quiet street on the border of Uplands and Cadboro Bay. Walking distance to Cadboro Bay Village where you'll find restaurants, coffee shops, grocery stores & a beautiful sandy beach. You'll be impressed by this well maintained family home offering an open kitchen, living & dining room with french doors to your wrap around South/East facing deck. Upstairs features 3 bedrooms, spacious bathroom, beautiful oak floors, gas fireplace & large windows. Downstairs offers an easy to suite 2 bedrooms, full bath, large rec room with wet bar, storage room & separate entrance. Enjoy newer windows, electrical/plumbing, double car garage plus plenty of parking for a boat or RV. Over 9500sqft lot with greenbelt directly across the street, a private patio area & fully fenced south facing flat yard.
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I have sold a property at 4077 Ebony TERR in VICTORIA.
Welcome to your west coast home on a desirable street in the Arbutus area of Gordon Head. You'll love the level entry and ideal layout with 3 bedrooms, main bath and custom master ensuite on the main floor. This cozy home is surrounded by greenery and shows off its gorgeous post and beam structure with fir ceilings throughout. The bright kitchen, large living & dining room are sure to please with custom built ins, oversized windows and French doors to your south/east facing deck overlooking the easy care backyard. Downstairs you will find an additional bedroom, full bathroom, rec room plus three storage rooms, one currently used as a workshop. Easily suitable for in-laws or enjoy the extra space. Exterior features two carports with own driveways, mature landscaping, and private west facing patio area to enjoy the evening sun. Upgrades include newer kitchen & appliances, heat pump, electrical, roof, windows & modernized fireplace. Close to the ocean, UVIC, Mt Doug & more!
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Winter is a great time to freshen up your home, regardless of whether you are trying to make your new home your own or planning to sell. Here are some great DIY home projects to consider tackling this winter!


1. Paint

  • Applying fresh coats of paints can instantly brighten up a home and make it feel new again. If you're planning to sell, this is one of the most cost effective ways to get more money for your home. We always say paint is worth $35 in the can, and $1000 on the wall.
  • While some people prefer to slap samples of a few different paint colours on the walls to determine which one they like best, Benjamin Moore takes some of the guesswork out of selecting a new wall colour with its Personal Colour Viewer web-based program, where you can upload a photo of the room you want to paint and see what different paint colours would look like on the walls and with your furniture.
  • We recommend using a high quality paint that covers over your previous wall well. Time is money, and if you can do the whole room in one coat, it'll save you a lot of time!
  • What colour?! Pinterest and Houzz are great websites and apps to look for inspiration for wall colours. If you're planning on selling, go with a light neutral colour that will appeal to most people. 


2. Backsplash

  • In additional to paint, a quick and easy way to brighten up a kitchen or bathroom is with a tile backsplash. Not only is it more hygienic and easier to clean, a tile backsplash can add colour or lighten up a room. Best of all, it can be easily done in a weekend. Here’s a video to show you how. 
  • If you're not up for learning how to do a new project, you can easily higher a handy (wo)man to help you with tile. It doesn't have to cost you a lot, and the finished product is more polished than a plain kitchen or bathroom.

3. Declutter

  • Removing clutter in one’s home can help with feeling more relaxed and settled. Even if you only devote a couple of hours a week to decluttering, it can make a big difference. 
  • Purge clothes you haven’t worn in years! If you look in your closet and see clothing you haven't worn for the last year, it may be time to donate it. We recommend Women in Need (WIN)
  • Shred paperwork you no longer need! 
  • Take time to organize your garage, crawl space, or storage locker so that what you have in there is clearly labeled and easy to access. 
  • This is usually a good time of year to find plastic totes on sale, which are then waterproof in the basement or crawlspace. 
  • If you're planning to sell, you can take your de-cluttering to the next level by also de-personalizing. When you sell, you want your home to be as neutral as possible to the eyes of the buyer. This can mean taking down certain pieces of art, removing family photos and pairing down on personal items. 
  • We always include a home staging consultation as part of a listing package for our sellers. Working with someone who can be objective in how they view your space can be an invaluable resource! It will also make a huge different to your bottom line. 
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I have sold a property at 108 785 Tyee RD in VICTORIA.
This lovely, bright main level condo in the sought after Railyards is a wonderful place to call home. A corner unit with city and water glimpses with great sunlight exposure. Enjoy sitting on the large balcony to enjoy your barbecue and views of the city skyline.A spacious open floorplan with wood floors, immaculate white kitchen cabinets, and like new appliances. A great lifestyle to be discovered with the Galloping Goose bike trails, launch a kayak off the dock,or walk across the Selkirk trestle to great restaurants. A pet friendly building with a remaining 2-5-10 home warranty. Secure parking and storage in this peaceful and vibrant neighbourhood.
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I have sold a property at 937 St. Charles ST in VICTORIA.
Welcome home to “Linden Cottage”, a 4 bedroom 2 bathroom Arts and Crafts style home located on a tree lined street in prestigious Rockland. Designed by one of Victoria’s most famous architects, Samuel Maclure, this character home has many period features that will make your heart melt: leaded glass windows, built in cabinets, wood floors and stunning millwork throughout. As you enter the home, you will be impressed with the high ceilings, exposed wood beams and thoughtful updates made to the entrance and the warm and inviting kitchen. The home features formal dining room and living room on the main floor and the foyer is being used as a home office, but can easily be converted back. Upstairs you’ll find four spacious rooms, the main bathroom and a large linen closet which could easily make for a 3rd bathroom or future ensuite. Owners have made many upgrades over the years including adding perimeter drains, updating wiring, gas furnace, and a newer hot water tank. Outside, you’ll enjoy a flat and private west facing 7300+ sq ft yard and side patio, perfect for outdoor entertaining. The home is accessed by car from Laurel Lane where there is parking for two vehicles. If you’re ready to own a piece of history, book your private viewing today.
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I have sold a property at 2925 Eastdowne RD in VICTORIA.
Here's your chance to be in a wonderful neighborhood in Oak Bay! This home is ideal for downsizers and families alike who desire easy bungalow style living. Located in sought after Lansdowne slope with over 1300 sqft on one level this home boasts 3 bedrooms on the main floor, including a spacious master, 1 bathroom, large living and dining room and updated kitchen. Enjoy the many upgrades including gas furnace, gas fireplace, roof, Pella windows, garage door and irrigation system. This charming home offers gleaming oak floors, coved ceilings and large picture windows on the East, South & West side of the home with views of the Olympic Mountains. Downstairs you'll find a half bathroom, laundry, media/rec room, plenty of storage and entrance to your garage. Walk to Carnavon Park, Willows Beach, Uplands Golf Course, schools and shops. Enjoy the last moments of evening sun in your well maintained yard with nothing to do but move in!
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I have sold a property at 301 300 Michigan ST in VICTORIA.
Welcome home to this beautiful and spacious like new one bedroom, one bathroom condo located in coveted James Bay, moments to Downtown Victoria. Discerning buyers will appreciate the quality of finishing throughout including engineered flooring, quarz countertops, functional kitchen with plenty of storage, stainless steel appliances and soft close drawers, and high-end bathroom with tile surround and heated tile flooring. This south west corner unit features floor to ceiling windows which let light in from every angle. Enjoy the sun all afternoon on your wrap around balcony with space for your BBQ. Located in a quiet residential street, only two blocks from the action of the inner harbour and an easy walk to groceries, Dallas Rd and Fisherman's wharf. This small proactive strata welcome rentals and pets of any size. There's one secure undergroun parking space for this unit and separate storage included. Call today to book your private viewing today.
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I have sold a property at 1005 Win WAY in BRENTWOOD BAY.
Great split level family home located on a quiet and private cul-du-sac in beautiful Brentwood Bay Village. Lovely street with underground services so no overhead power lines, just trees! The waterfront is just 2 blocks away and a short stroll to the Village with shopping, restaurants, excellent schools, transportation, the public library, medical clinics and more. This 4 bedroom, 3 bathroom home has a very versatile layout. Upstairs are 3 bedrooms including a master bedroom with its own bathroom, 2 good sized bedrooms and another full bathroom. On the main level is a living room with a gas stove, a formal dining room, a large kitchen, a big family room with wood burning fireplace, a laundry room, a 4th bedroom, an office and a bonus exterior entry guest bedroom/office. Outside is a large, sunny, private yard perfect for BBQs. Lots of updates including windows, heat pumps, new carpets and more. Idyllic family living within a peaceful rural community.
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I have sold a property at 3336 Anchorage AVE in VICTORIA.
We're pleased to offer this wonderful family home with spectacular ocean views on a gorgeous large lot. Pride of ownership is evident throughout this one-owner home which has been meticulously maintained. You'll enjoy 3 bedrooms on one level with additional 1 bedroom in-law accommodation downstairs. The home is energy efficient by being well insulated, having thermo pane windows and a gas fireplace to heat with. This is a gardener's dream with over 14000 square feet of beautifully landscaped yard. There's no shortage of places to enjoy the outdoors including the side deck off the kitchen, perfect for BBQs, the back patio, gazebo, or one of the many seating places in the backyard. There is a single car garage, with ample space in the driveway for extra vehicles or your RV. Located in a popular area of Colwood near Esquimalt Lagoon. You'll love your west coast lifestyle by enjoying the sea views from your window or taking a short walk to the beach. Book your private showing today.
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I have sold a property at 2584 Lincoln RD in VICTORIA.
Outstanding Estevan location and only 2 short blocks to Willows Beach (arguably the best beach in Victoria). Steps to Estevan Village, buses, Uplands Park, excellent schools, recreation, & well positioned to the University of Victoria and Camosun College. This well maintained & upgraded 3 or 4 bdrm home offers classic oak floors w/inlays, oak kitchen, French doors, separate dining, den, recreation room addition with grand vaulted ceilings, master bedroom with quaint sitting area (ocean glimpses), clean hot water heating, efficient natural gas on demand hot water, gated rear access to a treed lane, single garage, carport, & full basement. The garden is meticulously maintained & shows beautifully. A second bathrm has the potential to be added on the upper floor (or lowest level) as well as a door from the Rec room to the rear yard. With multi million dollar homes on this street, upgrades will bring profit. This home needs to be seen as looks are deceiving and it is larger than it looks.
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I have sold a property at 202 1121 Fort ST in VICTORIA.
ACCEPTED UNCONDITIONAL OFFER IN PLACE. NO FURTHER SHOWINGS. THANK YOU FOR YOUR INTEREST. You're going to fall in love with this immaculate 2011 built one bed, one bath second level condo located in "The Zen" complex - live/work urban style condominiums fronting on Fort and Meares Street in Fairfield on the edge of Rockland and Downtown. Unique CA-2 zoning. Move in ready! Boasts 10 foot ceilings, in-suite laundry, electric fireplace, a full kitchen with stainless appliances including dishwasher. Laminate floors. Offers secure scooter/bike storage. Roof top patio with BBQ has amazing mountain & city views. This home offers real value and is situated minutes away from downtown. On direct bus route to the University of Victoria and Camosun College with an abundance of restaurants, pubs, markets, cafes and shopping are at your door step.
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I have sold a property at 9208 West Saanich RD in NORTH SAANICH.
Situated in North Saanich's prestigious Ardmore area is this circa 1954 home reminiscent of times past. The cottage is comprised of an expansive living room which opens onto a sunny deck, a charming eat-in kitchen plus a master bedroom with attached sun room. The property has the potential to be your island vacation or starter home and the R3 zoning of this property could also be the site of a future new home as zoning may allow for a principal residence with legal suite. The possibilities for this level, treed and private property are endless; the location is within walking distance of Coles Bay, the Ardmore Golf course, the Glen Meadows Golf and Country Club which are all surrounded by the area's fine homes & fabulous rural properties.
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I have sold a property at B 2128 Weiler AVE in SIDNEY.
Want to live in Sidney but hate the idea of a condo? Welcome to this bright and updated 2 bed 2 bath home in an up/down duplex with your own yard. Located in the bottom level with private entrance at the back. You'll be impressed from the moment you walk in by the fully updated kitchen with stainless steel appliances and custom cabinetry offering plenty of storage. The interior features durable vinyl flooring, efficient gas fireplace and modern paint choices. There is no shortage of windows and doors; letting the light in from every direction. Outside, you have exclusive use of the storage shed/workshop in the back and the adjoining patio. This is an excellent alternative to a condo with no strata fees or bylaws! All ages and pets welcome and rentals are allowed. There is parking for one vehicle in the driveway and plenty of street parking. Located in a quiet residential neighborhood with easy access to the highway, airport and bike trails. Book a showing today!
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Mould is a topic that is very important to me because I am someone who suffers health issue when I’m exposed to it.  Not everyone will have the same symptoms from mould exposure, but I want to share with you what mould can do to your health, where it shows up in your home, what to do about it, and a checklist of how to prevent mould from being an issue in your home. I also want to tell you why it’s important to get an inspection when you buy a home!


1. What mould does to your health

According to the Health Canada website

“People living in homes with mould and damp conditions are more likely to have:

  • eye, nose and throat irritation coughing and phlegm build-up
  • wheezing and shortness of breath
  • worsening of asthma symptoms”

2. Where is mould showing up?

It’s important to note that mould can grow anywhere it is damp, and especially where water damage has occurred. In your home, you could find it in the attic, behind walls, above ceiling tile, below floor boards, in cupboards, on window sills, or in common household items. This could include: water bottles, travel coffee mugs, coffee pots or kettles, children’s toys, shower curtains, bath mats, and garbage bins.


In short, anywhere where there is moisture, there could be mould.

3. How to remove mould

For hard surfaces such as window sills, wood, or tile, you can simply wash the mould away with a soap and water mixture. Some people swear by bleach, but it’s not necessary to remove mould.


For walls, you can use a soap if it is only on the surface. If there is mould beneath the paint, the drywall will need to be removed. Painting over mould will not kill the mould, it will only hide the problem.


For washable materials like fabric, shower curtains, plush toys, etc – wash in the washing machine. If you find mould in or on a couch, mattress or other furnishings, you should throw these away.


If you find a largely affected area, you may consider calling in a professional! We recommend Medallion Healthy Homes as a great local contact.


4. Preventing Mould in your home


The key to mould prevention is to eliminate excess moisture and control humidity. There are so many ways you can do this around the house and below is a prevention checklist.


Prevention checklist



- Make sure your bathroom fan is working properly and have it on when you're taking a shower or bath. Keep it running for 30 minutes after you shower

- If you see a small patch of mould developing in a bathroom (on the ceiling or walls), scrub the patch to ensure it doesn't get larger.



- keep air flowing by ensuring your range hood is on when you cook.

- crack a window while you're cooking and cover pots with a lid



- ensure your dryer vents to outside

- clean the lint tray after every use

- have your dryer vents cleaned out by a professional once per year.


Windows and rooms

- me mindful of heavy curtains or blinds that don't allow air flow - keep them open to ensure moisture doesn't build up

- Wipe down wet window sills every day to prevent mould from growing

- leave indoor doors open for good airflow

- keep furniture away from heating vents


Basement/crawlspace or garage

-          Run a dehumidifier if moisture is present in the garage, basement, or crawl space

-          Have your perimeter drains flushed and inspected every 5 years to ensure water is flowing away from your home

-          Check pipes for condensation and insulate them if necessary


5. Always inspect!


If you are purchasing a home, we hope you understand the importance of discovering moisture issues or mould in the home.  A prudent inspector will look for moisture and evidence of mould in places like the attic, the basement or crawlspace or anywhere else it could be present.  Some inspectors offer infrared scan to detect signs of moisture where you may not be able to see it, like behind the walls.  We also suggest having the systems of the home that prevent water from entering the home inspected. Our building inspectors will inspect the building, but you need a separate company to inspect the perimeter drains, which ensure water is not collecting under the home or permeating the basement or crawlspace walls. We have several building inspectors that we trust, so if you need a reccomendation, please do not hesitate to contact us!




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I have sold a property at 103 1028 Balmoral RD in VICTORIA.
Presenting this immaculately kept, move-in ready, corner unit on the back of the building, in an excellent and central location. This very functional and open layout includes an entertainment sized living room, with a cheerful and bright kitchen and dining area. Enjoy the pretty garden outlook from your inviting patio, and peace of mind, as there are secure gates separating the back garden area from the street. Features include a spacious bedroom, rich laminate flooring throughout, newer appliances, new hot water tank in 2015, in-suite laundry, secure underground parking and separate storage locker. No rental or age restrictions, and small pets are welcome. Walking distance to all shopping amenities and everything downtown Victoria has to offer.
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I have sold a property at 13 416 Dallas RD in VICTORIA.
The best of both worlds: peek-a-boo views of the ocean, 1/2 block to Dallas road and yet quiet serenity in your own home. This townhouse is located in Dunelm Village - a terrific neighbourhood with glorious gardens, splashes of vibrant colour and a great community. With almost 2000 ft split over two levels this is the perfect home for those wanting to downsize from their family home. The main level has a large kitchen with eating nook, a dining room, media room/den, and a sunken entertainment-sized living room (with open vaulted ceiling and fireplace) which leads to a bright, sunny private patio. Stairs lead you to the 2nd level with a lovely private south-facing deck, laundry, a large guest bedroom with adjoining bathroom and a master bedroom with pass through closet and oversized ensuite. Dunelm Village is all about community - friendly neighbours everywhere. The strata is very proactive and well run. Solid finances. Dog or cat welcome. Quiet living by the sea. Sublime!
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