The soothe of the rain… the calm after the thunderstorm? It grounds us humans, doesn’t it? And when we’re grounded, we start thinking about our nests,  our comfort, and what we want next. Maybe it’s shifting towns, chasing a view, tucking away in a forest, to grow a bigger garden, or finding a home close enough for the kids to walk to school.

Security settles in when we feel grounded, and a good hard rain paired with a thunderstorm is a recipe from the Gods of grounding!

We humans tend to feed off the same cues. When the market stirs, it’s because we all start opening our Realtor.ca apps at the same time… all start feeling that little itch: Maybe I should go look at that cute house I’ve been eyeing. The crispy outer shell of summer steam, the muggy middle air…  it’s beginning to fuel us.

So when my pickleball crew says, “Finally, I’m getting busy again”,  and it’s only the beginning of August, that’s either a bump toward the shift… or it is the shift.

We’ve been in a lull for over a year now. Not that homes aren’t selling — they are! It’s just meant three showings and then an offer, instead of dozens of showings. Moire price drops. Longer listing wait times. Exhausted sellers pulling their homes off the market to “wait for better days.”

Usually, September is when the market shakes off its cricket-ridden, river-floating August slumber. But this year? “The Great Slow August” started well into July and price drops are drifting down like dandelion puff seeds — bonking nonchalant buyers in the noggin and landing smack in their field of awareness.

Here’s what the hot sheet says in the last 30 days:
288 new listings
107 gone unconditional
190 SOLD
232 price drops
25 price increases (don’t get too excited — most are just tactics to revive a forgotten listing “bump up a littel… bump down a bit”)

Buyers — this is your time to go fishing. Toss out some offers. See what bites. The water’s teeming with deals.
Sellers — the smart ones are pricing sharp and getting scooped up before the September rush hits. Being forgotten in the haze of houses, is a recipe for less money in the long run and a term called “chasing the market” -money tossing and not a fun game. 

Right now it’s like Christmas in the summer, and your mortgage broker is Santa, leaning in with a grin: “Honey, what would you like for Christmas?” And us Realtors are your little Elves, holding your hand, yipeeing along beside you.

As Realtors, we know trust is everything. And one of the sharpest tools in building that trust? Clear, honest, full disclosure.

That’s why you’ll notice we’re now using updated BC real estate forms when buying or selling a property. This change isn’t just paperwork for the sake of paperwork—it's the result of a powerful court ruling that reminded everyone in our industry what’s at stake when disclosure is handled vaguely or incompletely.

Let’s break down what happened, what’s changed, and how it protects you—whether you're buying or selling.

What Sparked the Change: A Court Case That Cut Through the Grey Area
In Sewell v. Abadian (2025 BCCA 158), the seller provided a Property Disclosure Statement (PDS)—but crossed out every question on the form (very common currently) and added a one-line note:

“Tenanted property, owner has never occupied.”

That might seem like a safe move. But here’s the kicker: the seller knew there was an unpermitted family room addition—and didn’t disclose it.

The buyer found out after the deal went unconditional, with the deposit paid, and took it to court.

The BC Court of Appeal ruled that even a fully crossed-out PDS can still be a misrepresentation if a known defect is left out. The message was loud and clear:
Sellers have a duty to disclose material latent defects—no matter what the form says.

So What’s New?
In response to this case, BCREA and BCFSA have released new forms and guidance:

• Updated Property Disclosure Statement (PDS)
  Reinforces the importance of accurate disclosure.
  Adds a disclaimer noting that conditions may change after the date of signing. (These changes must be updated on the PDS.)

• New “Property No Disclosure Statement” Form
  Allows sellers to opt out of making disclosures altogether.
  Comes with a caution: opting out may make your property harder to sell and increase the risk of legal action if a problem is discovered later.

• New “Realtor’s Disclosure of Material Latent Defects”
  This replaces the old Seller’s Disclosure form.
  It includes a seller acknowledgment giving the Realtor permission to disclose known material issues.

A Real Estate Agent’s Guide to Navigating These Changes
For Sellers:
Full and frank disclosure = trust = smoother sales.
Trying to hide behind a crossed-out form or refusing to complete the PDS? That strategy now carries risk of legal consequences.
If you're unsure, talk to your agent. We’ll help you navigate disclosure honestly and strategically.

For Buyers:
A “No Disclosure” form isn’t neutral—it’s a red flag.
You’ll want to dig deeper: inspections, permits, Realtor questions, financing checks.
We’ll guide you through smart due diligence, so nothing catches you off guard after closing.

Why This Matters More Than Ever
This update isn’t just legal housekeeping—it reflects a broader truth that aligns perfectly with my approach:

People don’t buy houses. They buy clarity, safety, and peace of mind.

And those are built through communication and trust—not crossed-out forms.

If you're thinking of buying or selling in today’s market, let’s have a chat about how these changes impact you, and how we can work together to protect your interests and move forward with confidence.

Want more clarity? Reach out anytime. I’m here to bring calm, confidence, and strategy to your next move.

Warmly,
Karli Fortin
Realtor | Karli Ann Realty
RE/MAX Island Properties Cowichan Valley

This morning started off the same as most weekday mornings do—except for the soft golden light stretching across the sky a little earlier than last week, and the gentle warmth hinting at spring’s arrival. The air was cool, but not biting, and the scent of damp earth and budding things hung in the air as I stepped outside.

But even with the promise of the season shifting, my body reacted the same. As I glanced at my phone, a jolt of adrenaline surged through me. Instantly, my heart rate jumped to the base of my throat. My chest constricted, and my brain kicked into high gear: Remedy the issue. Answer the questions. Soothe the anxiety of my beloved client.

But this morning was different—and I credit that to a tiny scribble I had added to my mushroom-covered purse calendar the night before:

“This week, my life will be different.”

Lately, calm has been hard to come by. The market is as busy as ever, and with uncertainty swirling around the world, my clients’ nerves are getting rattled. Rightfully so. Every day, we’re blanketed by notifications edged in alarm. We carry around these pocket-sized panic buttons, constantly buzzing us into a state of high alert.

It’s too much.

We need boundaries—not just for ourselves, but for each other, too.

This morning, the texts and emails came calling at 7:15 a.m. I was at the gym, halfway through my warmup, Bluetooth buds delivering 90s party beats into my ears, when the pings began to roll in.

I was already holding the pressure of missed messages from the evening and through the night before, knowing I needed to “get caught up” fast. So when the fresh alerts started flooding in, the tension gripped my chest all over again.

In The Power of Full Engagement, the authors talk about how much more productive—and truly happy—we can become when we stop stretching ourselves over 12-hour workdays and instead make room for rest, renewal, and creativity.

That line echoed in my mind, casting a little beam of insight through the overwhelm. And then the thought surfaced:
"How can I make my Do Not Disturb setting actually work for me—no pop-ups, no pings, just me time?"

I paused. I dug into my phone’s settings, took a quick trip through ChatGPT, and found exactly what I needed. I redefined my working hours (with wiggle room for urgent matters), and I flipped the switch. No notifications. No pop-ups. No distractions. Just quiet.

And then—something shifted.

I finished up at the gym and got my dogs out for their morning walk. Not just a rushed lap around the block, but a walk where I noticed things. The stillness in the trees. The soft hush of my boots on gravel. The deep calm in my bones radiated outward. I looked up, smiled at strangers, felt kindness instead of pressure. My face softened. My jaw unclenched.

And most miraculously—my brain, like it had been lifted up to a sunlit mountain ridge, came alive with ideas. This post was one of them. A spark to share what I learned, so that maybe someone else out there could find a crack of light, a pocket of peace, a door to creativity opening again.

And by gosh, it feels so good.

So here’s your gentle reminder: step away from the phone. Step out of the news cycle, the endless shoulds and shouldn’ts, the pressure to always be “on.” Give yourself time without the possibility of distraction. You are more powerful—more intuitive, more grounded, more resilient—when you are present, joyful, and not ruled by fear or anxiety. The best way to move through these uncertain times is to trust in your deep, human strength. You will make it through. We will figure it out. And in the meantime, check in with yourself. Notice your state. Take a time-out if you need it, and let yourself feel good. Let trust flow through you. What we can control is how we choose to show up. So choose awareness. Choose kindness. Choose creativity and love. That’s what makes the ride worth it.

Photo by Geranimo on Unsplash

Buying or selling a tenanted property can be a rewarding investment opportunity, but it comes with its own set of challenges and considerations. Whether you're a seasoned investor or a first-time buyer, understanding the nuances of dealing with tenanted properties is crucial. Here are some important things to know:

Understanding Tenancy Agreements

When purchasing a tenanted property, it's essential to review the existing tenancy agreements. These agreements outline the rights and responsibilities of both the landlord and the tenant. As a buyer, you will inherit these agreements, so it's important to understand the terms, including rent amounts, lease duration, and any special conditions.

Legal Considerations for Ending a Tenancy

One common misconception is that a fixed-term lease automatically ends on the specified date. However, even if a lease is set to end on a certain date, the termination of tenancy must still comply with legal requirements. In many regions, a tenancy can only be ended for specific legal reasons, such as the landlord needing the property for personal use or significant renovations. It's crucial to familiarize yourself with these legal reasons to ensure compliance.

The Free Month Rent Rule

Another important aspect to consider is the "free month rent" rule. This rule often applies when a tenancy is ended for reasons such as the landlord moving into the property or selling it to someone who will use it as their primary residence. Even if the lease was initially set up to accommodate the tenant's preferences, this rule still applies, ensuring tenants are treated fairly and given adequate notice.

Due Diligence for Buyers

For buyers, conducting thorough due diligence is essential. This includes reviewing the property's rental history, understanding the local rental market, and assessing the condition of the property. Additionally, consider the tenant's payment history and any ongoing maintenance issues that may need addressing.

Preparing for the Sale

If you're selling a tenanted property, preparing the property for sale while respecting the tenant's rights is crucial. This may involve coordinating showings with the tenant's schedule and ensuring the property is presented in its best light. A well-maintained property with a reliable tenant can be an attractive investment for potential buyers.

Conclusion

Buying or selling a tenanted property requires careful consideration and adherence to legal requirements. By understanding tenancy agreements, legal reasons for ending a tenancy, and gathering historical information, you can navigate this process smoothly. Whether you're buying or selling, being informed and prepared will help you make the most of your investment.

With my experience as a landlady since 2008, consistently renting multiple properties through both short and long-term tenancies, I understand the intricacies of managing tenanted properties. If you're considering buying or selling a tenanted property and need expert guidance, reach out today. Let's work together to make your real estate journey a success!

As the holiday season approaches, the Cowichan Valley is bustling with events for everyone to enjoy. Whether you're looking for family-friendly activities or adult-only gatherings, there's something for everyone. Here's a roundup of some exciting events happening this December:

1. Tourism Cowichan Events: Dive into a variety of events happening across the Cowichan Valley. From festive markets to community gatherings, there's plenty to explore. Check out the full list of events here.

2. Harbour Living Cowichan Family Events: Perfect for families, this page highlights events that cater to kids and parents alike. Discover fun activities and outings here.

3. Cowichan Valley Events on Facebook: Join this vibrant community group to stay updated on local events. It's a great way to connect with locals and find out about spontaneous happenings. Join the group here.

4. Merridale's Santa Experience: Experience the magic of the season with Merridale's Santa Experience. This event promises joy and wonder for both children and adults. Find more details here.

5. Lake Cowichan Gazette Festive Events: Celebrate the season with parades, markets, and more. The Lake Cowichan Gazette has a comprehensive list of festive events to enjoy. Explore the options here.

6. AllEvents in Duncan, BC: From concerts to family activities, Duncan offers a wide range of events this December. Check out what's happening here.

Make the most of this festive season by exploring these wonderful events in the Cowichan Valley. Whether you're a local or just visiting, there's plenty to see and do. Happy holidays!

Key Factors Behind the November Surge

1. Economic Recovery and Interest Rates: The steady recovery of the Canadian economy, coupled with more stable interest rates, has encouraged buyers to enter the market. This has been a driving force behind the increased demand, as reported by the Canadian Real Estate Association (CREA).

2. Supply and Demand Imbalance: The number of active listings has not kept pace with the surge in buyer demand, creating a competitive environment. In the Cowichan Valley, single-family detached homes saw 60 units sold against 51 new listings, resulting in a sell/list ratio of 117.65%.

3. Seasonal Trends and Buyer Behaviour: Unlike typical seasonal slowdowns, November saw continued buyer activity. Reports from the Fraser Valley Real Estate Board indicate that sales in November were notably higher than the previous year, showcasing sustained interest.

4. Real Estate as a Safe Investment: Real estate continues to be viewed as a stable investment amidst economic uncertainties. This perception has attracted both domestic and international buyers, further fuelling demand.

Detailed Market Analysis

• Single Family Detached Homes: The Cowichan Valley saw a 42.86% increase in sales compared to last year, with a total of $44,591,478 in sales dollars. Despite a decrease in average sell price per unit by 5.75%, the demand remains strong.

• Condo Apartments: Although there was a decrease in sales, the average sell price per unit increased by 6.98%, indicating a shift in buyer preferences towards higher-value properties.

• Row/Townhouses: This segment experienced a remarkable increase in sales, with a 333.33% rise compared to last year, highlighting a growing interest in this property type.

• Land: While sales decreased, the average sell price per unit increased by 8.14%, suggesting that buyers are willing to invest more in land despite fewer transactions.

Implications for Buyers and Sellers

• For Buyers: The current market is back to being competitive on certain properties, with potential for bidding wars and early signs of rising prices on highly desirable “cream-puff” or “latent value embedded” properties. Buyers need to be prepared with financing and quick decision-making to secure these gems. However, there are still excellent opportunities to be found, as many buyers are scoring great deals on homes that have been sitting on the market, often purchasing below the asking price. This creates a unique window for savvy buyers to find value while the market remains in transition.

• For Sellers: November presented an advantageous time to list properties, as the high demand and limited supply led to favourable selling conditions, often resulting in sales at or above asking prices. 

Looking Forward

While the November surge is promising, market experts caution about potential volatility in the coming months. Changes in interest rates, economic policies, and global economic conditions could influence future market trends.

In conclusion, the November 2024 real estate market in the Cowichan Valley has defied typical seasonal trends, driven by economic recovery, interest rates, and changing buyer behaviours. This presents unique opportunities and challenges for both buyers and sellers.

Keep Up On It and Connect!

To stay ahead of the curve, I invite you to subscribe to our updates for the latest stats reports and hyper-local information tailored to the Cowichan Valley. Whether you're buying, selling, or simply interested in the market, staying informed is key. Simply reach out directly today to receive personalized insights and ensure you're always in the know about the latest market trends.