Questions Worth a Straight Answer

BC's property transfer tax is calculated on a tiered scale: 1% on the first $200,000, 2% on the portion up to $2 million, and 3% above that, with a further 2% on any residential value over $3 million. First time buyers and buyers of newly built homes may qualify for a full or partial exemption.

A home inspection looks at the physical condition of your specific unit. A strata document review looks at the financial and legal health of the entire building, including meeting minutes, the depreciation report, and reserve fund status. For any strata purchase, you want both conditions in your offer, not just one.

Secondary suites have been legally permitted in the City and District of North Vancouver since 1997, and in West Vancouver since 2010. A suite becomes legal once it's been through a building permit process and meets code, which is different from simply being present and rented out.

From an accepted offer to getting your keys typically runs 30 to 90 days. Five key dates to track: acceptance, the mandatory 3-day rescission period, subject removal (usually 5 to 7 business days), completion, and possession.

A Property Disclosure Statement (PDS) is not legally required in BC. But sellers still have a legal duty to disclose known material latent defects whether or not they complete the form, so skipping it doesn't remove the underlying obligation.

A Form B is an Information Certificate the strata corporation provides, disclosing strata fees, money owed, reserve fund status, and any legal proceedings. It's a snapshot valid only as of the day it's signed, which is why a fresh one is usually requested close to completion.

In the vast majority of BC transactions, the seller pays commission for both their own agent and the buyer's agent. There's no standard or fixed commission rate in BC. By law, it's entirely negotiable.

It depends heavily on which side of the North Shore you're on right now. The highest-return renovations are almost always the cheapest and most cosmetic: paint, lighting, decluttering, curb appeal. Full kitchen or bathroom gut jobs rarely pay back their full cost when done specifically to sell.

Your BC Assessment value is set every July 1 and is used to calculate property tax. Market value is what a buyer will actually pay today, based on current demand and condition. The two numbers serve different purposes and can differ significantly.

Both have strong school catchments, so that alone rarely decides it. North Vancouver offers better transit and more housing variety at lower price points. West Vancouver offers more privacy, larger lots, and a quieter pace of life, at a real cost premium.

North Vancouver, West Vancouver, and the City of Vancouver all sit in a fairly tight rate band, none dramatically higher or lower. Your actual bill is driven mainly by your home's assessed value, not by rate differences between municipalities.

The 2026 payment deadline is July 2. More than 99% of BC residents are exempt, mainly because the property is their principal residence. It mainly affects owners of a second property or investment property that isn't rented out long term.