I have sold a property at 8 2200 MANOR DRIVE in COMOX.
Fantastic 2 bedroom townhouse in a park like setting with very private rear patio. Eagle Ridge Estates is a pleasant 55 plus property with a great location and amenities. The downstairs is well laid out maximizing the living spaces and a natural gas fireplace to keep you toasty there is also a solarium to take full advantage of the beautiful rear yard. This unit has a terrific water views from the second bedroom/den. The master bedroom has a generous walk-in closet. There is also a large storage room to keep your belongings on site. The complex has a clubhouse w/guest suite for overnight visitors, sauna, kitchen, meeting room, workshop area and gym room. Everything you are looking for as you right size to Comox living!
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I have sold a property at 27 677 BUNTING PLACE in COMOX.
This terrific patio home is just waiting for you. A well designed plan boosts a kitchen nook off the kitchen along with an open plan vaulted great room with loads of space. The well appointed master suite has a 4pc ensuite and large closets. The additional bedroom is perfect for those overnight guests or den. You will also find two patios one with retractable awing for those summer evenings. The one car garage has room for all our project needs. Throughout the unit there is an abundance of additional storage space as well. There is a complex clubhouse available for booking allowing for individual use, clubs or classes. A lovely unit in a great location close to all amenities.
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I have sold a property at 1171 ZEBALLOS DRIVE in COURTENAY.
Looking for a great family home in a great area with excellent school catchments? This almost 2100 sq/ft split level home is ideally setup for your family. The main floor has an open concept kitchen - dining - living room area that is perfect for family time. There is a terrific den office on the entry level that has great light and well sized for your home office. Upstairs you will find the master bedroom with a lovely private balcony overlooking the valley perfect for morning coffee or catching some sun. There is a spacious four piece ensuite and walk in closets as well. The two kids rooms are both on this level and close to the main bath. On the upper level the family room is large enough for a excellent TV room, along with a play area and a place for you to practice your music lessons. The backyard is fully fenced and very private. Located in a great area within easy walking distance to both elementary and secondary schools and close to shopping and all the amenities you are looking for but still inside a quiet residential neighbourhood.
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Sometimes referred to as an in-law suite, a mortgage helper, or a built-in revenue opportunity, secondary suites have a strong appeal for many home buyers. If this is true of you, it’s important to know the legalities of secondary suites before you plan to build or buy a home in the Comox Valley.


The Comox Valley Regional District (CVRD) Planning and Development Services is the agency responsible for preparing plans and policies for land use throughout the region. Their recommendations are then considered by the CVRD Board of Directors. Within the Comox Valley Regional District, the municipalities of Courtenay, Comox, and Cumberland each have their own zoning bylaws, which regulate how land is used including the use of secondary suites. Because the land zoning designation changes from one municipality to another, it’s important to do some homework to ensure tenant safety and avoid disappointment.

Secondary Suites in the Comox Valley
Secondary suites are legally defined as ‘accessory dwelling units’ or ADU’s, which are completely self-contained apartments within an existing residence. These are commonly used to generate a second income, or to provide privacy for one or more of the building tenants. The legality of including a secondary suite really depends on which town or city the dwelling is in. For example, in the city of Courtenay, the zoning is designated as ‘R2’, which means it is legal to have secondary suites built into the overall framework of a dwelling. In the town of Comox, secondary suites are legal, but at least one of the suites must be occupied by the actual owner. Another regulation specific to the town of Comox is the requirement of having a suite be 40% of the dwelling’s total square footage, which means the area on the first floor must not be equal to the area on the second floor.

Illegal Suites
If a secondary suite is declared illegal in a Comox Valley development, it’s typically the result of an unintentional oversight by builders or architects. When this happens, there are often several alternatives which can be adopted to bring the building back into code, and to have it considered acceptable.

The first step is to have a building inspector visit the premises to personally review the entire building, and then provide you with recommendations for bringing the dwelling up to the legal code. If it would be too costly to make the necessary renovations, or to implement some other solution, the only remaining option is to de-commission the suite for use as a separate residence.

Purpose of Zoning Bylaws
The main purpose of building permit laws in the Comox Valley region is to provide homeowners with regulations that ultimately ensure the safety of tenants. Included in those aims are the following:
 Fire egress
 Number of smoke detectors

 Exit routes from the property

Once a dwelling is considered by the owner to be occupant-ready, it must first be inspected by local authorities to gain the official seal of approval. If the dwelling passes inspection, an Occupancy Permit will be issued. You then have documentation that the suite is deemed suitable as a residence and as the owner or complex manager, you would be free to advertise and seek tenants to occupy the residence.

Do you have more questions? We’d be happy to answer any other questions you have about including a secondary suite in your plans. Contact us today!

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I have listed a new property at 1287 KYE BAY ROAD in COMOX.
Looking for a Comox Peninsula location with tremendous potential. This lot has over an acre of space to spread out on and has multiple sites for constructing a larger home. Currently there is a lovely new 712 sq/ft one bedroom one bath home on the property. The "Aria" model has an open plan with vaulted ceilings giving the home a much larger feel then the square footage might indicate. This home is locally built in a quality controlled environment and assembled on site with a full foundation with crawl space. The lot has be leveled and fill has been placed ready for your dream home location but still retains enough mature trees to ensure your privacy. The home is perfect for being on site as your dream home is being built or as an income producer if you want a holding property. The best part is, if you want to relocate the home elsewhere on the property the modular design allows the home to be separated into the three modules and moved anywhere you want a guest cottage on the property or can be sold and transported to another location. You will also find a drilled well is in place and a new septic system as well. All of this located minutes to Kye Bay Park and Point Holmes recreation area.
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I have listed a new property at 1240 4TH STREET in COURTENAY.
Wonderful home with legal 3 bedroom basement suite with separate entry. This large home has gone through many upgrades over the years including an electric heat pump with 5 yr old natural gas forced air furnace backup, a 30 year fiberglass shingle roof in 2008 and vinyl windows. Nearly 3000 sq.ft., the main home upstairs enjoys 3 large bedrooms with 1 1/2 baths, while downstairs has 3 more bedrooms and one full bath. Both up and down have independent laundry facilities. Ideal property for those looking for a mortgage helper or for someone who has grown family members returning home. Large fenced side yards with private garden areas. The down stairs suite has it's own parking area apart from the main home garage/driveway. Lane access on the west side of the property. Short walk to Ecole Puntledge Park Elementary and within walking distance to downtown Courtenay and Puntledge Park recreation area.
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There are several building inspectors who offer home inspection services in the Comox Valley, and each one of them provides an invaluable service to both owners and tenants. It is much better to know about any issues with a home or property before occupancy, because if there are any major repairs necessary, it’s going to be more difficult to get it done when you’re moved in and the furniture is already in place.



First Impression of a Home Inspection

The importance of having a thorough home inspection before moving in can hardly be overstated. In this discussion, we’ll look at the various aspects of a typical inspection and what’s involved.


The basic point of a home inspection is to ensure that a residence is truly 100% ready for occupancy. First, every home inspection must be carried out by a licensed inspector. This means that you are receiving information from a trained professional as all home inspectors are required to complete a level of education. This way, you can be confident that he/she is aware of the regulations that pertain to the dwellings in your area.


Most building inspectors prefer to begin their inspection with a ‘macro look’, which is a general, overall view of the dwelling to take in the feel of the place and what it looks like. Although there may not be any obvious problems detected during this initial impression, a trained eye is able to check for a good square presentation, possible sagging roof lines, or anything which looks obviously wrong.


Exterior Review

Next, the exterior of the home is checked in detail, specifically in the areas of the siding, the free-flowing gutters, solid roofing, a water-tight building envelope, windows, doors, and any possible entry points for moisture, which could breach the exterior and cause interior damage.


Interior Inspection

Next, the inspection moves indoors and will include the crawlspace and attic to ensure that there are no code violations, and that they are weathertight. From there, the major systems of the home must be examined and tested, so plumbing, electrical, heating, and cooling systems are all thoroughly checked to ensure that they are working as intended, and that they will provide adequate service to residents. Safety is a big part of this aspect of the building inspection, because if any of these systems should somehow fail, it could be potentially dangerous to anyone living inside.


Final Pass

A final sweep of the interior will then be conducted to make sure that the doors and windows are all in good working order and that they mesh well with jambs. This is because doors or windows that no longer operate properly can be an indication that some settling of the building has occurred. It may be a sign that the framework has been slightly re-positioned. Any signs of moisture are also inspected during this final pass to identify the cause or entry point of the moisture.


Knowing the true condition of a building offers peace of mind for both the buyer and seller. If any issues are detected during the inspection, it can provide some points for negotiation, or a condition of sale. Knowing that all the items on the building inspection checklist come up ‘good to go’ means that the building is declared ready for occupancy.

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I have sold a property at 3301 8TH STREET in CUMBERLAND.
3 bedroom, 2 bath rancher in a family friendly Cumberland neighbourhood with gorgeous mountain views. This home is 1378 sqft featuring open-concept design with vaulted ceilings and lots of windows - making this a naturally bright & welcoming home.The layout is perfect for young families.
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I have listed a new property at 5527 ISLAND HWY in UNION BAY.
"LEASE RATE IS $750.00 per month." Terrific second floor office for lease. This second floor unit has terrific views and is located in the old Union Bay Post Office Building. This office space is perfectly sized at 475 sqft in a one of a kind location. The layout allows for a large office area, a guest reception area and an additional office or storage room. Looking for a unique building to run your office from this period building exudes all the old world charm of Union Bay ready for your 21 st century ideas. Currently tenanted with availability for lease end of August.
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I have listed a new property at 1171 ZEBALLOS DRIVE in COURTENAY.
Looking for a great family home in a great area with excellent school catchments? This almost 2100 sq/ft split level home is ideally setup for your family. The main floor has an open concept kitchen - dining - living room area that is perfect for family time. There is a terrific den office on the entry level that has great light and well sized for your home office. Upstairs you will find the master bedroom with a lovely private balcony overlooking the valley perfect for morning coffee or catching some sun. There is a spacious four piece ensuite and walk in closets as well. The two kids rooms are both on this level and close to the main bath. On the upper level the family room is large enough for a excellent TV room, along with a play area and a place for you to practice your music lessons. The backyard is fully fenced and very private. Located in a great area within easy walking distance to both elementary and secondary schools and close to shopping and all the amenities you are looking for but still inside a quiet residential neighbourhood.
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I have listed a new property at LT9 EAGLES DRIVE in COURTENAY.
Looking for a truly breathtaking waterfront estate property look no further. This rarely available 2.47 acre waterfront property has commanding views of the Coast Mountains and the spectacular Georgia Straight, and has 160 ft of ocean frontage. Located on Eagles Drive in North Courtenay in a neighbourhood of fine homes this lot is bordered on one side by Eagles Drive Park ensuring your privacy. The size and grade of the lot allows for multiple building sites that can be maximized to provide outstanding vistas for your enjoyment. This lot has the benefit of great views from the upper two thirds and easy access to the water side from an existing road bed. The CR-1 zoning allows for multiple options for additional accommodations for your friends or family that will want to enjoy these terrific views. Situated close to Kitty Coleman you will have easy access to launch your boat with a 5 minute drive.
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I have sold a property at 4167 CHANCELLOR CRES in COURTENAY.
Another quality build home from Brando Construction at The Ridge. This home is almost 1600 sq ft of one level living with 3 bedrooms and 2 baths and a double car garage. Featuring Hardi plank siding with cultured stone accents, heat pump, natural gas fireplace, open kitchen & dining with 11' ceilings in the great room, and quartz counter tops throughout, walk in tiled shower in ensuite,and more. Estimated completion August 15th, this lovely rancher is sure to please.
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I have sold a property at 3420 SANDPIPER DRIVE in COURTENAY.
Walk out your living room and breathe in the ocean air and take in the awe-inspiring water and mountain views. Step out your front door to Millard Creek park land, bird song and privacy. With a large quarter acre lot as the canvas this delightful 2 bedroom plus den 1836 sq/ft rancher is perfectly situated for all that waterfront living is meant to be. This custom-built rancher was designed to bring the views inside. The kitchen and nook are great for those every day meals and the formal dining room is perfect for the family get togethers. The master suite overlooks the Comox Bay and features a 5pc ensuite and large walk-in closet along with access to the 20X20 patio. The den/office is perfectly located for privacy or home-based business. The large 23X23 garage has ample room for workshop and vehicles. The perfect place in the perfect place. Ready for your ideas and enjoyment, homes in this amazing location don't often become available so come check this one out.
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I have sold a property at 1515 FITZGERALD AVE in COURTENAY.
Darling 1357 sq ft renovated rancher on R2 lot in Courtenay City. You will love this 2 bedroom 1953 original cottage restored to 2018 convenience and charm. Fresh new paint, flooring, windows, kitchen cupboards, counters and appliances. Lots of natural light throughout and also a sunroom off of the living area or yoga studio extension! Gas fireplace to keep you warm and master bedroom has cozy sitting area and large walk in closet. Storage/mudroom leads to covered parking area. Walk to downtown shopping areas, on bus route and close to the Airpark. Perfect central location.
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A knowledgeable real estate agent will know how to list your house and put it on the market, but a truly knowledgeable real estate agent knows how homes are built in the first place. Understanding the entire process of building a home is just one more reason why the Courtney & Anglin Real Estate Group stands out from the rest. Let’s start by considering Phase 1 of the building process: the empty lot.

Phase 1: the empty lot

It almost goes without saying that before the home construction process begins, you start with an empty lot. But don’t discount the importance of this phase.


An empty lot can give you a real feel for what your home and property are going to look like. What’s the size of the lot?  What do the surrounding homes and the surrounding area look like? It’s also important to consider the size of your home and how well it’s going to fit on the lot. Will there be enough space for the yard or landscaping you envision? How close will your home be to your neighbors or to the street? Will you have the space for the garage? Chances are you’re planning to be living in your new home for years to come, so you want to be sure you’ve got enough elbow room and some flexibility.

The lot you choose to build on influences the price of your home

It’s important to note that when you’re buying a home, you’re paying for two items: the house of course, as well as the lot itself. Which of these two has more value depends on a few things:


When a plot of land is vacant, it’s considered “unimproved land”. The value will reflect the size of the lot as well as its location. For instance, where is your lot in relation to the developing neighborhood? Is it located further back where it is quieter with less traffic? Is it on a busy corner? Does the lot back up against green space or the fence of a neighbour? How does the size of the backyard compare to other houses in the neighbourhood? A smaller backyard area could mean a reduction in value, while other factors like the proximity to schools could make it more valuable to buyers.


New construction in the Comox Valley Ridge


When you buy a potential home that’s still in the empty lot phase you’re getting in on the ground floor. Right now, ground floor opportunities are available in the booming real estate market at the Comox Valley Ridge. With both ocean and mountain views from these lots, it’s no wonder so many new home buyers are considering The Ridge as the potential location of their new home. The Ridge has several residential communities already underway but there are still some empty lots to choose from. Whether you have a large family and need plenty of living space, or you’re retiring and just want to enjoy the quiet and the view, building lots at The Ridge are well worth investigating. Give Bill and Michele a call to see if one of these empty lots is the potential building site for your dream home.

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