Happy New Year!

Hope you had a fabulous holiday season with family and friends!  All the best for a prosperous, healthy and happy 2016!

Latest Mortgage Tips

Bill Morneau tightens mortgage rules on homes over $500K - Politics - CBC News

RECENT MORTGAGE CHANGES Courtesy of Edith Loewen with RBC. 

In regards to the recent Mortgage changes I have attached an example of how it will affect buyers. These changes will mostly impact second time home buyers; I don’t anticipate the difference between what they will need now and after February 15th to have a negative impact on our market. I have confirmed the details with CMHC to answer three of the most asked questions.

1, What happens if the client is approved SUBJECT to sale of home?
-As long as the client has an approval by CMHC subject to the sale of their home before February 15th they have until July 1, 2016 to sell their home

2, What happens if the client is approved before February 15th and there is a change in closing date?
-As long as the closing date is not extended past July 1, 2016 the original approval will apply

3, What if the application is at CMHC before February 15th and it’s approved BUT waiting for an appraisal?
-CMHC will apply the guidelines as per the day the application was submitted to them

All Mortgages must close by July 1st, 2016 under the current guidelines; they will not be grandfathered past that date.

5% down on the first $500,000 and 10% on the remainder of the purchase price.
Ex: Purchase Price $645,697.00 Down Payment: $500,000.00 x 5%= $25,000 + $145,697 x 10%= $14,569.70 total down payment would be $39,569.70

Please find attached some scenarios of the new rule change.
Mortgage payments are monthly based on five year Fixed Closed rate at 2.84% amortized over 25 years.

Check out the attached PDF for more information.

Please don’t hesitate to contact Edith at any time for Mortgage options or advice.
Ph: 250-262-4040 or email: edith.loewen@rbc.com

Future of LNG 2015

_Future of LNG 2015

Canada’s emergence as a global energy exporter is at hand.  By the end of this decade, Canadian oil and liquefied natural gas (LNG) should begin to flow away from the increasingly saturated US market to offshore markets, primarily in the high growth Asia-Pacific region.

Despite this, two or more BC LNG projects will likely be built-eventually.  The core challenge is whether the industry timetable matches the needs of the BC and Alberta governments. The BC government has promised a lot to the public on the fiscal windfall from LNG, promises that were premature and under-estimated the price sensitivity of these projects and the availability of alternative investment destinations.

Regardless of the uncertainties, and especially in the longer-term, Canada’s oil sands and gas reserves are too valuable to leave in the ground and failure to find some route to market would be a failure of both public policy imagination and market forces of epic proportion. What underpins this view is a world in which strategic, world scale oil development opportunities are in short supply, regardless of prices, while petroleum demand continues to grow, albeit not at the torrid rates of 2002-2008.

The attached LNG Update shows evidence that billions of dollars are already being spent and we are stepping closer and closer to hearing an announcement.  The last couple months have been a flurry of good news, especially last week.  It's only a matter of time.  

Joint Ventures with Mitch Collins!

In just 10 years Mitch Collins has amassed over 100 properties with over $11 million dollars of joint venture capital.  Starting off with his own property management company, then renovation company, a construction company and Century 21 Canada awarding him the #1 REALTOR in BC, #3 in Canada in 2014, I can't believe he still found the time to give back to the community and speak about his story.  

Email me if you would like a copy of the FREE audio file!

Central 1 Economic Outlook

2014 Central 1 Economic Outlook

I was emailed this report from a client from September 2014 and is a very interesting read for geeks like me!  

Northern British Columbia The North produces about two-thirds of provincial export wealth.

The Lower Mainland, despite being the most populous area of B.C., is overwhelmingly a service centre for resource-rich rural B.C., and predominantly a place of consumption rather than production. On average, the Lower Mainland exported $9,781 per capita in 2001, while Northern exports per capita were valued at $41,223; this is 157% higher than B.C.’s per capita exports, and 321% higher than the per capita exports of the Lower Mainland region of the province.

While significant wealth is derived from natural resources as these commodities move up the value chain, estimates have determined that economic activity in Northern B.C. contributes approximately $11.3 billion, or 6.9%, to the province’s GDP.

Check out page 11 in the attached document.  The economic outlook into 2017 looks promising for GDP and each of the energy sectors.  Check out the growth for support for oil and gas at a whopping 17.1% change (up from 2.8% the previous year)!

Latest Mortgage Tips

Cash Flow Properties

Killarney Duplex
Signature Pointe Condos
Woodsmere Condo FSJ

When you look at as many properties as I do, you have to learn how to quickly analyze the numbers to determine whether a property has the potential to be a great cash flowing investment property or not.  I take the gross annual rent divided by the Purchase Price x 100.  If this gives me more than 8%, I look further into this property to see how I can increase rents and decrease expenses.  If it's 9%, definitely look closely.  If it's 10% or greater, hurry up and buy the darn thing!  That bad boy won't last long!

Are you looking for CASH FLOW properties while maximizing your ROI and taking advantage of the capital appreciation in a growth region?  Find properties in Fort St. John to Dawson Creek with some of the best cash flow you've ever seen!

Some of these properties are EXCLUSIVE to our clients only and are not put on MLS.  

(The information contained within the PDF documents are for discussion purposes only and is not to be relied upon without performing your own due diligence.  Figures will vary for each individual)

New Century 21 office in Fort St. John!

The 20 month wait is finally over and doors opened to the public on September 28th, 2015!  The entire team is stoked to be in a new office, in a new location with the same great people!  Come check us out at our new location!

Maintenance Calendar

Seasonal Maintenance Calendar

Establishing and following a maintenance schedule is the best way to manage your household maintenance budget, to protect your investment and to prevent problems.  Check out the attached PDF to see what you should do to take care of your home now that Autumn has begun!

FSJ Investment Group

It's been my goal for 2 years now to begin an investment network in the north since I don't get an opportunity as frequently anymore to go to my monthly investment meetings in Vancouver.

I'm proud to say we had our first one on May 28th and it was fabulous (if I do say so myself) with over 20 attendees! The powerful group was established to offer a safe and relaxed environment for like minded individuals to be educated, empowered and encouraged to invest in income producing real estate with the goal of achieving financial freedom and independence.

Here's what one member said, "Met lots of new interesting people with many different outlooks and perspectives on things. This is definitely a major eye opener! I am going to love this new network of people and opportunities!"

Another attendee said, "Moira blew me away with all of the information on Fort St. John! I am so confident to buy something else, now more than ever before! Eli, let's go shopping!"

Through the expertise and experience of our speakers and group members, you will learn how anyone can earn passive income through owning a positive cash flow investment property.

If you have friends or family in the north that you think might benefit from the group, please let me know and I will personally invite them!

Good News - Petronas signs MOU

LNGreport_update2013_web130207

Petronas signs MOU (Memorandum of Understanding) for proposed $36-billion LNG project near Prince Rupert.

Government officials say the proposal includes long-term royalty agreements that bring revenue minimums to the province and rate stability to Petronas.

The royalty rates, which are pre-set annually, start at just above six per cent and rise to a maximum of 13.36 per cent, bringing an estimated $7.7 billion in revenue to the province over the 23 years of the proposed project.

Benefits of Using Private Lending

The Benefits of Private Lending...

The mortgage lending landscape has changed during the past few years. Lenders and insurers have become more discerning when approving mortgage applications. It's even more challenging to those with some damaged credit and for those who are self­-employed. The good news for self­ employed individuals is that one insurer is now re­-releasing its stated income product. Read more in the attached article.

Information graciously provided by:

Crystal Lau
Mortgage Consultant
The Mortgage Group
Tel.: 604-787-1043
Fax: 604-629-6668
cl@crystalmortgages.ca
www.crystalmortgages.ca

NEW Fort St. John Investment Group!!

Finally! I've been thinking about it for a long time and talking about it for long enough! Open to anyone looking to connect with others that invest in the north. Monthly meetings and an online forum to connect with others. Connect with me for an invite to the closed group. First meeting is tentatively May 28, 2015 from 6-9pm in Fort St. John! The first speaker will be a good one! Just waiting for confirmation and will let y'all local investors know!

Signature Pointe II NOW SELLING!

Signature Pointe II is NOW SELLING! The first building was such a huge success and construction is underway for the second building with a completion estimated for November 2015. With prices starting at $279,900 and sales just starting less than 2 weeks ago we are already at 35% sold. If you are looking for a hassle free investment property check out the PDF document under Cash Flow Properties for Signature Pointe to see how you can make this a great addition to your portfolio. We are working with a company that will lease the property from you for 2 years. Space is limited for this company so act fast!

TaxTime!

Tax mistake at CRA

Human Error at CRA gives us more time to file our TAXES!!

That's right, they make errors too at CRA! We now have until May 5, 2015 to file our taxes instead of April 30, 2015...a few extra days to take the pressure off! Darn it! I pride myself in stressing my accountant out and giving him my huge bundle of receipts at the last minute. Well, at least I can say I was early for once!

Telus Promo

Gmail - A gift of 6 mont...net compliments of you!

Optik TV and Internet FREE for 6 months when signing up for 3 years! Yes please! Call Raj on contact number in the attachment and tell him Eli sent you!

Centurion Award 2014

March 15th will mark my 2 year anniversary in Fort St. John‬ and I rocked it by earning my Centurion Award for 2014! To achieve this award, one must sell a minimum of 65 homes in a calendar year. I am the second female in Century 21 for Fort St. John/Dawson Creek area to receive this award.

A HUGE thank you to YOU, my clients, who put your trust and faith in me to help you achieve your goals and also a special thanks to those that referred me to friends. I don't advertise a lot as I depend on the referral of friends and clients for a job well done. This ensures that I will take care of you and your friends! Just goes to prove that you can achieve anything you set your mind to, as long as your reason for doing it is strong enough. Mine was to be financially capable to care for Mama Chi. 2014 was a monumental year for me as Mama Chi finally retired. Congratulations Mama Chi!! Love you!

Market Snapshot

Median Sales Price Feb 2015
Sales Feb 2015

Here is your Market Snapshot for February 2015:

Number of Sales for Detached and Attached homes in Fort St. John:
Compared to the January and February last year, our number of sales are consistent to last year's.
http://bcnreb.stats.10kresearch.com/infoserv/s-v1/tgkh-sAG

Median Sales Price for Detached homes in Fort St. John
Compared to January and February last year, our median sales price is up.
http://bcnreb.stats.10kresearch.com/infoserv/s-v1/tgeg-P0j

Cash Flow Properties

9116 Calverly Crescent
Blue Bird
Dawson Townhouse furnished
Double lot in Dawson Creek 152547 -- $335,000 -- 1037 119 AVE
FSJ Duplex $529,900
Killarney Duplex
Mosaic Furnished Half Duplex (Dawson)
Signature Pointe Condos
Simmons Half Duplex
Woodlands Lot 10
Woodlands Lot 11
Woodlands Lot 12

When you look at as many properties as I do, you have to learn how to quickly analyze the numbers to determine whether a property has the potential to be a great cash flowing investment property or not. I take the gross annual rent divided by the Purchase Price x 100. If this gives me more than 8%, I look further into this property to see how I can increase rents and decrease expenses. If it's 9%, definitely look closely. If it's 10% or greater, hurry up and buy the darn thing! That bad boy won't last long!

Are you looking for CASH FLOW properties while maximizing your ROI and taking advantage of the capital appreciation in a growth region? Find properties in Fort St. John to Dawson Creek with some of the best cash flow you've ever seen!

Some of these properties are EXCLUSIVE to our clients only and are not put on MLS.

(The information contained within the PDF documents are for discussion purposes only and is not to be relied upon without performing your own due diligence. Figures will vary for each individual)

Bahama Mamas

Mama Chi and I headed south to the Bahamas to enjoy some R&R in early January on a sweet tip from a client on a hot deal. Going from -30 to +30 celsius is tough but we got used to it. Mama wanted to see the dolphins but she can't swim so she made me. The Bahamian people are very friendly and relaxed; I would definitely return! Upon returning to FSJ we've been experiencing a heat wave with temperatures on the plus side. This is going to be a wicked year!

It's about DAM time!

“Affordable, reliable, clean electricity is the backbone of British Columbia’s economy. Site C will support our quality of life for decades to come and will enable continued investment and a growing economy.” ~ Christy Clark
http://globalnews.ca/news/1728515/site-c-dam-announcement-expected-tuesday/

Until Site C is built...
Peace River South MLA Mike Bernier joins Minister of Energy and Mines Bill Bennett in announcing the construction of a $400 million wind turbine generator - Meikle Wind Energy Project located 33 kilometres northwest of Tumbler Ridge, between Tumbler Ridge and Chetwynd

http://energeticcity.ca/article/regional/2015/01/20/meikle-wind-energy-project-begins-construction-between-tumbler-ridge-and-chetwynd

Cash Flow Homes

Dawson Townhouse
Mosaic Furnished Half Duplex (Dawson)
Simmons Half Duplex

Are you looking for EXCLUSIVE CASH FLOW properties while maximizing your ROI and taking advantage of the capital appreciation in a growth region? Find properties in Fort St. John to Dawson Creek with some of the best cash flow you've ever seen!

Some of these properties are EXCLUSIVE to our clients only and are not put on MLS.

(The information contained within the PDF documents are for discussion purposes only and is not to be relied upon without performing your own due diligence. Figures will vary for each individual)

Cash Flow Homes

Attached Properties FSJ Oct 2014
Clarke Duplex (Dawson)
Commercial Properties FSJ Oct 2014
Crandall Info Package (Dawson)
Detached Houses with Suites FSJ Oct 2014
Duplexes FSJ oct 2014
Evergreen Complete Info Package (Dawson)
John's Suited House (Dawson)
Oasis (Dawson)
Simmons Half Duplex OLD
Triplex (FSJ)

Are you looking for EXCLUSIVE CASH FLOW properties while maximizing your ROI and taking advantage of the capital appreciation in a growth region? Find properties in Fort St. John to Dawson Creek with some of the best cash flow you've ever seen!

Some of these properties are EXCLUSIVE to our clients only and are not put on MLS.

(The information contained within the PDF documents are for discussion purposes only and is not to be relied upon without performing your own due diligence. Figures will vary for each individual)

3 Common Activities That Can Void Your Home Insurance Coverage

We live under the protective umbrella of insurance every day. Once we’ve paid for our policy we’re protected, right? In the most cases, yes. However, you may be surprised to learn that there are three common activities that can void some important coverage in your homeowner's policy without you even realizing it.

See more here:
http://www.park.ca/content/newsletter/09.09/void-insurance.php

North Peace Exports Analysis

North Peace Exports Analysis

The results are clear. Northeast BC and the Peace region are clearly hitting above our belt as far as a contribution to the provincial economy. Of BC’s $90 billion export market, Northeast BC accounts for 9% with only 2% of the population. Contribution to provincial exports revenue is $182,878 per labour force participant in the Peace region, and $198,474 is the contribution per labour force participant in Northeast BC. Compared against the average for the remainder of the province, $33,709, this region is contributing up to 6 times more than labour force participants in the rest of the province.

Love this country!

A little delayed on the newsletter this month because I have spent the last couple weekends hiking and camping while exploring this beautiful country while it's +30 instead of -30! Met some great new friends, challenged myself physically and a dash of soul searching. So much to explore and not much summer left! Looking forward to the Liard Hot Springs at the end of August!

Travel Hook Up - http://www.yvrdeals.com/

When it's 10 pm and my brain is fried from working, I like to go to expedia and look for all inclusive deals to the beach. What I end up doing is looking at the price then reviewing Tripadvisor in an attempt to find the best deal.

This takes time.

YVRDeals.com does this automatically. It takes the price and correlates it to the reviews from Tripadvisor. It then gives a score out of a 100. Anything above 75 is great. The higher the better.

What is shocking is how accurate and great the deals are.

I'd suggest saving this link in your favorites. It's obvious when you try it.

http://www.yvrdeals.com/

5 Things That Can Go Wrong After Pre-Approval

5 Reasons You Can Be Denied a Mortgage

Here are five things that can derail your mortgage loan even if you’ve been pre-approved by a lender. If you can avoid these types of issues, you’ll be more likely to receive a “clear to close” green light from the underwriter.

1. You have insufficient documentation.

Mortgage lenders request a variety of financial documents when approving borrowers for home loans. These include Notice of Assessment (NOA's), bank statements, pay stubs and/or Job letter.

But they may not request all of these documents up front. In some cases, the mortgage lender will issue a pre-approval based on partial documentation. Later in the process, the underwriter might request additional documents.

In the best-case scenario, this will only lead to a slight delay in the mortgage approval process. In the worst-case scenario, it could cause you to be denied a mortgage due to insufficient documentation — even after you’ve been pre-approved for a loan.

You can reduce the chance of document-related problems by rounding up your documents in advance, and by staying in close contact with your broker before and during the underwriting process.

Download the PDF for the other 4 reasons.