Moving to Vancouver is exciting, but buying a home in a new city can feel like a lot all at once. You may still be learning the neighbourhoods, figuring out your commute, understanding local property types, and trying to work out what your budget actually buys here.

The good news is that you do not need to have everything figured out before reaching out. In fact, one of the best times to talk is before you start seriously touring homes.

My job is to help you turn a very broad question like “Where should I live and what can I afford?” into a practical plan.

Start here: a quick conversation

The easiest first step is a short call. It does not have to be formal, and you do not need to be fully pre-approved before we speak. We can use the first conversation to figure out where you are in the process and what should happen next.

Reach me directly:

• Call Sheldon: 778-835-5621
• Text Sheldon: 778-835-5621
• Email: [email protected]
• Browse Vancouver homes for sale

The Vancouver home buying process, step by step

1. Tell me what brought you to Vancouver

Before we talk about listings, I want to understand your life here. Where do you work? Are you commuting every day or working from home? Do you want to be close to the beach, restaurants, schools, transit, parks, UBC, downtown or somewhere quieter?

If you do not know the neighbourhoods yet, that is completely fine. Part of my role is helping you compare areas based on how you actually want to live.

2. Get clear on your comfortable budget

A mortgage pre-approval is one of the most useful early steps, because it helps separate your maximum borrowing amount from the monthly payment you are actually comfortable with.

If you already have a lender or mortgage broker, great. If not, I can connect you with a mortgage professional who can help you understand financing, down payment requirements and closing costs before we start writing offers.

3. Narrow down neighbourhoods and property types

Vancouver can feel very different from one neighbourhood to the next. A condo in Yaletown, a townhouse in Mount Pleasant, a duplex in Kitsilano and a detached home on the West Side are all very different purchases.

We will talk through things like:

• Commute and transit
• Walkability and neighbourhood feel
• Schools or childcare
• Pets
• Outdoor space
• Parking and storage
• Older buildings versus newer construction
• Condo, townhouse, duplex or detached home
• Renovated versus renovation potential
• How long you expect to stay in the home

4. I build a focused home search for you

Once we have a better idea of budget, areas and must-haves, I can set up a search so you are seeing homes that actually fit rather than scrolling through hundreds of listings that do not.

We can adjust it as you learn the city. Many buyers change their minds about neighbourhoods or property types after seeing a few homes in person, and that is a normal part of the process.

5. Tour homes and learn the market

At the beginning, showings are not only about finding the one. They are also how you learn what $700,000, $1 million or $1.5 million looks like in different parts of Vancouver.

We will compare layout, condition, building quality, location, strata history, future maintenance and recent comparable sales so you can understand why one property may be better value than another.

6. Review the property before making an offer

When a home looks promising, I help you dig deeper. Depending on the property, that can include reviewing strata documents, depreciation reports, minutes, financial statements, title information, property disclosures, recent sales and known building projects.

I strongly encourage buyers to understand the condition of the property and, where appropriate, arrange a professional home inspection.

7. Write an offer with a plan

An offer is more than just the price. We will discuss dates, deposits, subjects or conditions, inclusions, recent comparable sales, competition and negotiation strategy before anything is signed.

The goal is not simply to win a property. It is to buy the right property on terms you understand and are comfortable with.

8. From accepted offer to possession day

Once you have an accepted offer, I stay involved through subject removal, financing, inspection, insurance, lawyer or notary coordination, final walk-through, completion and possession.

Buying a home involves several professionals, but I remain one of your main points of contact throughout the entire process.

What should I have ready before our first call?

You do not need a perfect spreadsheet. Even rough answers are enough to get started. If possible, think about:

• Your approximate budget: even a broad range is helpful.
• Your down payment: how much you expect to have available.
• Financing: whether you are pre-approved or still need a mortgage conversation.
• Timing: are you hoping to buy in the next month, six months or sometime next year?
• Where you work or spend most of your time: this helps with neighbourhood planning.
• Your ideal home: condo, townhouse, duplex, detached home or not sure yet.
• Bedrooms and bathrooms: what you need now and what you may need in a few years.
• Pets: especially important when looking at strata properties.
• Parking, storage and outdoor space: which ones are essential?
• Any deal-breakers: busy roads, stairs, older buildings, long commutes, ground floor, high-rise living or renovation work.

Questions you should ask me

A good buyer consultation should be a two-way conversation. Here are some useful questions to ask:

• What neighbourhoods would you recommend for my budget and lifestyle?
• What should I expect to pay for the type of home I want?
• How competitive is the market in those areas right now?
• What closing costs should I plan for?
• How do strata fees, special levies and depreciation reports work?
• What should I watch for in older Vancouver buildings?
• How do I know if a property is priced fairly?
• Should I buy now or spend more time learning the market?
• Who else will I need, such as a mortgage broker, inspector, lawyer or notary?
• What happens after my offer is accepted?

Questions I will probably ask you

• What made you decide to buy in Vancouver?
• What does your ideal day-to-day lifestyle look like?
• What is most important: location, size, condition or price?
• Which features are must-haves and which are just nice-to-haves?
• How long do you expect to own the property?
• Do you need flexibility for a growing family, pets, work-from-home space or visiting family?
• Are you comfortable with strata living?
• Would you consider a home that needs updating if the location and value are right?

A few Vancouver-specific things to know

Buying here is not just about finding a listing you like. Vancouver buyers may also need to think about strata rules, building maintenance, insurance, leasehold versus freehold ownership, property transfer costs, financing requirements, renovation history and future building projects.

If you have recently moved to Canada or your residency, citizenship or tax situation is more complex, it is also important to get advice from the appropriate mortgage, legal and tax professionals early in the process. I can help coordinate the real estate side and connect you with the right people where needed.

You do not need to be “ready” before contacting me

Some of my best buyer conversations happen months before someone purchases. You may simply want to understand which neighbourhoods fit, what your budget buys or what you should do first.

If you have just moved to Vancouver and are thinking about buying, reach out and we can start with a simple conversation.

Ready to talk?

📞 Call Sheldon at 778-835-5621
💬 Text Sheldon
✉️ Email Sheldon
🏠 Start browsing Vancouver homes for sale

This guide is general information only. Financing, tax and legal considerations vary by buyer and property, so individual professional advice may be required.

A freshly painted home, beautiful staging and a renovated kitchen can make a great first impression. But what about the things you can't immediately see?

In the spirit of Halloween, let's talk about some of the things that can be much scarier than ghosts when buying a home in Vancouver.

I encourage my buyers to get a professional home inspection whenever possible. Not because I expect an inspector to find something terrible, but because I want my clients to have a better understanding of the home they're buying before they get the keys.

Here are some of the things that may be hiding behind those freshly painted walls.

1. Moisture Where It Shouldn't Be

Water is one of the first things I pay attention to when viewing a property.

A small stain, musty smell or recently painted section of wall doesn't necessarily mean there's a major problem, but it's worth investigating.

Inspectors may use moisture meters and other tools to look for elevated moisture around showers, tubs, sinks, windows, exterior walls and other areas where water can find its way in.

The source could be something relatively simple, like failed caulking, or it could point to a larger plumbing or building-envelope issue.

2. Electrical Surprises

You generally can't tell much about a home's electrical system by turning on a few lights.

An inspector may identify improperly wired outlets, overloaded circuits, missing GFCI protection, outdated components, amateur electrical work or other issues that deserve further investigation.

This can be especially important when looking at an older Vancouver home that has been renovated multiple times over the decades.

That beautiful new kitchen doesn't necessarily mean everything behind the walls is new.

3. Plumbing Problems

Dripping faucets are easy to spot. The more interesting problems aren't always as obvious.

An inspection may reveal slow drains, leaking connections, aging plumbing materials, poor water pressure, toilets that aren't properly secured or signs of previous leaks.

Bathrooms deserve particular attention. Failed grout or caulking and poorly installed showers can allow moisture to travel into places you really don't want it.

4. Roofs, Gutters and Drainage

With Vancouver's climate, keeping water moving away from a home matters.

An inspector may look at the condition of the roof, flashing, gutters and downspouts, while also paying attention to how water drains around the property.

For detached homes, duplexes and townhomes, grading and drainage around the foundation can be particularly important.

A roof doesn't need to be actively leaking to be worth paying attention to. Knowing approximately where it is in its lifespan can help you plan for a future expense.

5. Mould and Signs of Past Water Damage

Mould isn't always obvious, and an inspector isn't necessarily conducting a full environmental or mould assessment.

What they can do is identify conditions or visible signs that may warrant further investigation.

Musty smells, staining, elevated moisture, damaged drywall and evidence of previous leaks can all be clues.

If something concerning comes up, the next step may be bringing in the appropriate specialist before moving forward.

6. The DIY Renovation

Vancouver has plenty of older homes that have been renovated, modified and added to over many years.

Most renovations may look perfectly fine on the surface. Others can leave you wondering exactly what happened behind that wall.

An inspector may notice unusual wiring, questionable plumbing, missing ventilation, poorly installed fixtures or other work that doesn't look quite right.

That's also where permits and property records can become important. A beautiful renovation and a properly completed renovation aren't always the same thing.

7. Crawlspaces, Attics and Other Places Buyers Rarely Look

Most buyers aren't climbing into an attic or squeezing through a crawlspace during a showing.

Inspectors do.

These areas can provide valuable clues about a home's condition, including insulation, ventilation, moisture, pests, structural concerns and evidence of previous leaks.

Sometimes the least glamorous parts of a house tell you the most about it.

What About Condos?

I encourage condo buyers to consider an inspection too.

There may not be a roof or foundation directly belonging to your unit, but there's still plenty to look at inside the home.

An inspector can check plumbing fixtures, appliances, electrical components, heating and cooling systems, windows and doors, moisture around bathrooms and kitchens, and other accessible components.

For a strata property, however, the home inspection is only part of the due diligence.

I also want to understand what's happening with the building itself. That means reviewing strata minutes, financial statements, the depreciation report, insurance information and any upcoming repairs or special levies.

The inspection helps us understand the unit. The strata documents help us understand the building.

You want both sides of that story.

An Inspection Isn't About Finding a Perfect Home

Here's something important: almost every home inspection finds something.

That doesn't mean you should walk away.

A loose toilet, failed caulking or aging hot water tank is very different from discovering significant moisture intrusion or a major electrical concern.

The value of an inspection is information.

It helps you understand what you're buying, what may need attention now, what could require maintenance in the future and whether another specialist should take a closer look at something.

Depending on the contract and circumstances, that information may also help a buyer decide how they want to proceed with their purchase.

Don't Let the Pretty Stuff Distract You

I love a beautifully presented home. My background in marketing, design and photography means I'm probably paying more attention to presentation than most.

But when I'm representing a buyer, my job is different.

I'm looking beyond the furniture, fresh paint and great photography. I'm looking at the age of the building, condition of the property, strata history, upcoming expenses and the little clues that tell us where we should be asking more questions.

A home inspector brings another experienced set of eyes to that process.

So this Halloween, don't worry too much about the ghosts.

It's the moisture meter that might find something really scary. 🎃

If you're considering buying a condo, townhouse, duplex or detached home in Vancouver, I'm always happy to help you understand the property, review the information available and connect you with experienced professionals as part of your due diligence.

Sheldon Coxford
Vancouver Realtor | Kitsilano Realtor
TRG – The Residential Group Realty

“Why would I buy half a house when I could buy a whole house for a similar price?”

It’s a fair question. If you’re looking at homes in Kitsilano or Point Grey, an older detached house might seem like the obvious choice beside a newer half duplex. More land, no shared wall, and a property you can make your own.

But would you enjoy owning it? That’s where the comparison gets more personal.

“Am I getting more home, or more work?”

An older detached house can offer character, a larger yard, and room to make changes over time. If you enjoy renovating, that could be exactly what you want.

It also means looking carefully at the roof, drainage, wiring, plumbing, and previous renovations. A house that looks affordable beside a newer duplex may need work you haven’t budgeted for.

A newer half duplex may offer a layout that already suits you, updated building systems, and less immediate renovation work. That doesn’t make it maintenance-free. Construction quality and a thorough inspection still matter.

The question is how much time, money, and energy you want to put into your home after you get the keys.

“Do I actually want to be a landlord?”

A basement suite can make a detached house more appealing financially. But if the purchase only feels comfortable with rental income, ask yourself whether you want the responsibilities that come with it.

You’ll need to think about tenant privacy, repairs, vacancies, and how much of the house you’ll have for your own use. Before relying on projected rent, we also need to confirm the suite’s status and have your mortgage professional review the financing.

Some buyers are happy with that arrangement. Others would prefer a home they can comfortably afford without depending on a tenant.

There’s value in knowing which buyer you are before making an offer.

“What am I giving up with a half duplex?”

Usually, the big considerations are a shared wall, less land, and decisions that may involve another owner.

With a strata duplex, we need to review the strata plan, bylaws, insurance, and maintenance responsibilities. A small strata still has shared obligations. Low or no advertised monthly strata fees don’t mean there are no shared costs.

Outdoor space deserves a closer look, too. How is the yard designated? Who maintains it? What approvals would you need to make changes?

The layout matters just as much. A front-and-back duplex can feel very different from a side-by-side home when it comes to light, privacy, stairs, and access to the garden.

“Isn’t owning more land the better investment?”

Land is an important part of a detached home’s value. But a larger lot alone doesn’t tell you whether a particular property is the better purchase.

The price you pay, condition, location, ownership structure, and future buyers’ preferences all matter. Renovation spending and ongoing carrying costs belong in that calculation as well.

A detached house may suit someone who wants more control and is comfortable taking on improvements. A newer duplex may suit someone who wants to settle into the neighbourhood with fewer projects on their list.

Neither choice guarantees a better financial result.

“How do I know which one is right for me?”

Start with what you want an ordinary week to look like.

Do you want a big garden to work in, or a patio you can enjoy after work? Would you happily tackle renovations? How much space will your family actually use? Would managing a rental suite feel worthwhile?

As a Kitsilano Realtor and local resident, I can help you compare the details behind the listing price, including usable space, condition, outdoor areas, and ownership responsibilities.

Considering an older house or a newer half duplex on Vancouver’s West Side? Send me the listings you’re weighing up. I’ll help you understand the trade-offs and which home makes sense for the way you want to live.