Questions, answered directly
The questions Greater Vancouver buyers, sellers, and investors actually ask — answered the way Rachel answers them in person: the real number, the honest caveat, and the next step.
Representation, deposit, and Canadian foreign-reporting guidance reviewed October 7, 2026. Read the BCFSA Consumer Guide to Disclosures, the BCFSA deposit guidance, and CRA’s T1135 questions and answers.
Buying
- How much does a buyer's agent cost in BC?
- Fees are negotiable and depend on your agreement with the brokerage. A seller’s brokerage may offer compensation to your brokerage, but that does not mean buyer representation is always free. Review the services, fees, and how offered compensation applies before committing. BCFSA requires disclosure of representation and remuneration; ask your advisor to explain the documents.
- How much deposit do I need to buy a home in BC?
- The deposit amount and payment deadline are negotiated in the purchase contract. A deposit is different from your mortgage down payment. Confirm both your contract obligations and your lender’s financing requirements before making an offer.
- What does 'subject to' mean in an offer?
- Subjects are contract conditions, such as financing, inspection, or title review, with specific wording and deadlines. An unmet condition does not automatically release a deposit. Review your obligations with your real estate professional and seek legal advice before removing conditions or ending a contract.
- How long does it take to buy a home?
- From starting the search to holding keys, plan on two to four months in typical conditions: several weeks of viewing, one to two weeks from offer to subject removal, then a completion date usually 30 to 60 days after acceptance.
- Should I get pre-approved before looking at homes?
- Pre-approval helps establish a working budget. Rate holds, expiry dates, and conditions vary by lender; pre-approval is not final approval for a particular property. Confirm financing for the property and purchase terms before removing a financing condition.
- What is the foreign buyer situation in BC?
- Canada's federal prohibition on non-resident residential purchases has applied since 2023, with exemptions for certain work-permit holders, students, and property types. BC also levies an additional property transfer tax on foreign buyers in specified regions where purchases are permitted. Cross-border rules change — verify current rules for your situation before planning a purchase.
Selling & home value
- What does it cost to sell a home in Greater Vancouver?
- Allow for negotiated brokerage fees, applicable taxes, legal or notarial fees, mortgage discharge costs or penalties where applicable, and property preparation. Request quotes and a net-proceeds estimate for your circumstances before listing.
- How accurate is an online home value estimate?
- Online estimates — including the one on this site — are automated calculations, not appraisals. Ours applies a board-level MLS® Home Price Index adjustment for your region and property type to your BC Assessment value and presents a range. It cannot see renovations, condition, or lot specifics. For a decision-grade number, a comparative market analysis from recent comparable sales is the reliable tool, and Rachel prepares them free.
- When is the best time to sell?
- Spring and early fall bring the most buyers, but the best time is when supply in your segment is low — a well-priced home in January with no competition often outperforms a June listing among ten similar homes. The data for your specific product type matters more than the calendar.
- Should I renovate before selling?
- Compare the cost and disruption of each project with current buyer expectations and comparable properties. Paint, lighting, and repairs may improve presentation, but no renovation is guaranteed to return its cost. Review the property before choosing a preparation budget.
- What is BC Assessment value versus market value?
- BC Assessment estimates your property's market value as of July 1 of the prior year for taxation. It is a mass appraisal and can differ from an individual property’s current market value. Market value is what a buyer will pay today, best evidenced by recent comparable sales.
Commercial
- How is buying commercial property different from residential?
- Commercial transactions are underwritten on income and use: cap rates, lease covenants, zoning, environmental review, and financing terms that differ substantially from residential mortgages. Due diligence periods are longer and the contract structures more bespoke. Rachel is a CCIM candidate and brings that analytical framework to every commercial file.
- What is a cap rate?
- The capitalization rate is a property's net operating income divided by its price — the market's shorthand for pricing income streams. A $1M property earning $50,000 net trades at a 5% cap. Comparing cap rates across product types and locations is the starting point, not the conclusion, of commercial analysis.
- Can I use my home equity to buy commercial property?
- Home equity may be one source of financing, subject to lender approval and the risks of additional borrowing. Required equity and loan terms depend on the borrower, property, income, and lender. Review the structure with qualified lending and tax advisors.
Dubai investment
- Can Canadians legally buy property in Dubai?
- Yes. Canadians can buy freehold property in Dubai's designated areas with full ownership title registered at the Dubai Land Department. There is no requirement to be a UAE resident to own.
- What taxes apply when a Canadian buys in Dubai?
- Taxes, transfer charges, and reporting obligations depend on residency, ownership structure, and property use. Canadian residents may have foreign-income and T1135 reporting obligations; personal-use property can be excluded from T1135. Obtain current Dubai transaction-cost information and Canadian cross-border tax advice before committing.
- Is off-plan property in Dubai safe to buy?
- Off-plan purchases are regulated: developer payments flow into RERA-supervised escrow accounts tied to construction milestones. Risk still varies by developer track record and project economics, which is where independent guidance matters. Rachel vets projects before clients commit, and Dubai transactions are completed through a RERA-licensed broker at eXp Realty Dubai.
- Why do Vancouver investors look at Dubai?
- Dubai offers a different property market and ownership framework. Compare the specific property’s costs, financing, rental assumptions, currency exposure, developer record, and exit options with alternatives in Canada. Returns and capital appreciation are not guaranteed.
Working with Rachel
- What areas does Rachel Gibb serve?
- Surrey, South Surrey, White Rock, Langley, Cloverdale, Delta, Richmond, Vancouver, Burnaby, and Coquitlam — residential and commercial — plus Dubai for Canadian investors (dubai transactions are completed through a RERA-licensed broker at eXp Realty Dubai).
- What makes Rachel's approach different?
- The research comes first. Every recommendation — list price, offer, or walk-away — arrives with the data behind it and an honest read of the risk. No pressure tactics, no manufactured urgency: clients make informed decisions with the numbers on the table.
- How do I get started?
- Call or WhatsApp for a conversation, or use the contact form. A first meeting costs nothing and carries no obligation — it is a working session on your situation, not a sales pitch.
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