Friday, December 11, 2015

Canada tightens mortgage rules to help cool blistering Vancouver, Toronto housing markets



OTTAWA - The federal government, concerned about sky-high real estate prices in Vancouver and Toronto, announced Friday it will make new buyers come up with a heftier down payment starting in mid-February.

The move was part of a three-pronged effort aimed at lowering the risk that taxpayers will have to bail out lenders in the event the bubble bursts in the housing markets in those two cities.

Effective February 15, 2016, the minimum down payment for new Canada Mortgage and Housing Corp.-insured mortgages will jump from five to 10 per cent – though that extra five per cent will apply only to home purchase prices exceeding $500,000.

In other words, the current minimum payment on a $500,000 house would be $25,000. If the house costs $600,000 a 10 per cent charge is levied only on the extra $100,000, bringing the minimum payment to $35,000.

The new rule will not apply to Canadians who already hold mortgages.

Morneau, in a statement to reporters, made clear his concern was Vancouver and Toronto.

He noted that the average price of homes sold across Canada in October was $453,000, well under the threshold.

The “benchmark” price for a detached home in Greater Vancouver last month, however, was just over $1.2 million, according to the Real Estate Board of Greater Vancouver.

“Targeting higher-price properties will minimize the impact on many first-time home buyers and (on) regional housing markets where activity is more moderate, while limiting risk and taxpayer exposure to the elevated housing markets in Vancouver and in Toronto,” he said in a sttement.

“Moreover this measure will increase home owner equity, which plays a key role in maintaining a stable and secure housing market and economy for the long term. This protects all homeowners, including many middle-class Canadians whose greatest investment is in their home.”

Morneau was asked by The Vancouver Sun why the federal government is targeting first-time buyers in cities like Vancouver, while doing nothing to deal with the impact of speculators and foreign buyers driving up prices.

“You know, we are taking measured approaches to make sure we protect Canadians,” he replied.

“We are looking at how we can ensure the Canadians who already have homes recognize there is a stable housing market, and those people that are aspiring to have homes can be assured that their biggest financial investment is in a stable and effective market.”

Morneau got quick support Friday from economist Jock Finlayson, executive vice-president and chief policy officer at the B.C. Business Council.

“I think this move makes sense,” Finlayson told The Sun.

“With an almost stalled Canadian economy, policy-makers need to be looking at tools other than interest rates as a means to address concerns about overheated housing markets in some major metropolitan areas.

“This change should not affect first-time home buyers in most Canadian cities, but will affect some in the Greater Toronto and Metro Vancouver markets.

“It is a prudent measure, in my view, but it is unlikely to have a significant impact on the high end of the housing market where buyers typically have the ability to make substantial down payments.”

Morneau’s move today was part of a three-pronged effort to protect Canada from the potential impact of an expanding housing market price bubble that bursts.


Saturday, September 19, 2015

Maria Mak - Burnaby Real Estate Agent

Maria Mak. Burnaby REALTOR®. Metro Vancouver Real Estate Agent

 
My name is Maria Mak 麥福玲, a Burnaby REALTOR® / Metro Vancouver Real Estate Agent with Sutton Centre Realty. 
  
I approach real estate the same way I approach my art...with passion! When it comes to serving my clients, I always come with a big smile and, most importantly, a big heart!

Contact Maria Mak and her elite team @ Sutton Centre Realty or visit her website @ www.mariamak.com. Thank you!

Friday, September 18, 2015

Selling costs

REALTORS® fees or commissions vary. Compensation is always agreed to beforehand between you and your REALTOR®. There is no set commission rate in the real estate profession, and any fee or commission paid depends on the services provided by your REALTOR®, which can vary significantly depending on your needs as a client or the business model used by the REALTOR®.

When is the commission or fee payable?

The Standard Multiple Listing Contract provides that the fee or commission is payable on the earlier of the following:

  • completion date under the Contract of Purchase and Sale; or
  • the actual date that the sale completes.

 

The GST

GST applies to REALTOR® fees and other services. 

Other

Don’t forget to ask your REALTOR® about these costs when calculating the total cost of selling your home:

  • Adjustments, may include property tax adjustments
  • Final maintenance and utility costs
  • Lawyer or notary fees and expenses – attending to execution of documents
  • Costs of clearing the title, including:
    • Discharge fees charged by encumbrance holders
    • Pre-payment penalties
  • Insurance – should maintain until the latter of either the date when you receive the proceeds of sale or when you vacate the property
  • Home improvements, staging
  • Real estate commission fee
  • Moving fees

Buying costs

If you’ve decided to buy a home, it’s important to go into the process knowing all of the costs involved beyond the asking price of the property.

Here’s an overview of costs involved.

Buying costs

Mortgage application

Lenders may charge a mortgage application fee, which will vary depending on the lending institution.

Mortgage insurance

The federal government requires high-ratio mortgages (with less than 20% down payment) to be insured against default. The cost ranges between 1.25 to 3.75 per cent of the mortgage amount which is added to the mortgage principal.

Appraisal fees

Before your lender approves your mortgage, you may be required to have an appraisal done. Sometimes your lender will cover this cost, if not, you are responsible. The fee ranges and is typically as much as $300.

Land survey fees

Lenders may require a survey of the property. Survey costs vary.

Home inspection fees

A home inspection is a report on the condition of the home that can alert you to any potential issues such as structural and moisture problems, as well as electrical, plumbing, roofing and insulation. Fees can range from $500 - $700 depending on the size of the home and the complexity of the inspection. Some inspectors have surcharges for a secondary suite, a crawlspace, over even an older home.

Goods and Services Tax (GST)

A GST rebate equivalent to 36% of the GST paid is available for new homes priced up to $350,000 and a partial rebate on new homes priced up to $450,000.

Buyers will also pay the GST if payable on services such as appraisals and home inspections and survey fees.

Provincial Sales Tax

The PST is generally not payable on services except for legal and notary fees.  Both the GST and PST are paid on legal and notary fees.

2% BC Transition Tax

This is a new tax coming into effect on April 1, 2013. It applies to the sale of new residential homes that are 10% or more complete on April 1, 2013, with ownership or possession occurring on or after April 1, 2013 and before April 1, 2015.

Property Transfer Tax

Home buyers in BC pay a provincial Property Transfer Tax (PTT) when they buy a home. The tax is charged at a rate of 1% on the first $200,000 of the purchase price and 2% on the remainder.

First-time home buyers may be exempt from paying the PTT of 1% on the first $200,000 and 2% on the remainder of the purchase price of a home priced up to $475,000. There is a proportional exemption for between $475,000 and $500,000. At $500,000 and above the rebate is nil. Click here for more cost saving programs.

Property taxes

Some lenders require property buyers to add property tax installments to monthly mortgage payments.

Pre-paid property taxes or utility bills

A buyer typically is required to reimburse the seller for any prepayments.

Mortgage life insurance

If the owner dies, this type of insurance will pay off the balance owing on their mortgage.

Fire and liability insurance

Most lenders require property buyers to carry fire and extended coverage insurance and liability insurance.

Home insurance

Buyers will a mortgage will be required to buy home insurance. To be safe, make the insurance effective on the earlier of either the completion date or the date that you pay the balance of the funds in trust. 

Most lenders also require property buyers to carry fire and extended coverage insurance and liability insurance.

Legal or Notary Public fees

Legal or notary public fees and expenses will likely apply to assist with drafting documents and ensuring the title of the home is transferred properly and without incident. 

Moving fees

Moving fees vary depending on the distance moved and whether professional movers do all of the packing. Rates vary.


Thursday, September 10, 2015

CMHC announces new rules to make it easier for homeowners to rent out property


 


 

Under the new rules, CMHC will consider up to 100% of gross rental income from a two-unit owner-occupied property that is the subject of a loan application submitted for insurance.
Canada Mortgage and Housing Corp. is going to make it easier for homeowners renting out apartments in their principal residences to borrow money, a move that could further heat up markets in Toronto and Vancouver.
The Crown corporation, which controls a majority of the mortgage default insurance market in Canada, announced changes to its rules Monday and effective Sept. 28 which are aimed at boosting affordable housing.
A background document sent to lenders and obtained by the Financial Post suggests the change is aimed at what CMHC sees as a significant part of the housing market.
“Many municipalities across the country now formally recognize secondary rental suites as a source of affordable housing,” CMHC wrote in its document intended for industry partners. “Rents in secondary rental suites are often lower than those for apartments in purpose-built rental buildings.”
FP0623_Affordability_C_JR
The Crown corporation has said Vancouver has 26,600 secondary units which comprise almost 20 per cent of the rental stock in the city.
The changes from CMHC would allow homeowners to count the income from their secondary units when qualifying for a loan, something that would seemingly bring more people into the housing market.
The Crown corporation has suggested this would target two unit owner-occupied homes and would likely include basement rental units, in-law apartments and garden suites known as laneway homes. It suggested, in its document to industry players, secondary apartments usually are self-contained with separate kitchen, sleeping and bathroom facilities.
One key issue will be whether the units are legal. CMHC only recognizes units that are legal or conform to local municipal standards. The Crown corporation says that it’s up to lenders to exercise judgment, when it comes to borrowers proving the units are legal.
Homeowners with less than a 20 per cent down payment and borrowing from a regulated financial institution must get government backed mortgage default insurance. Even financial institutions not regulated by Ottawa, like credit unions, must abide by CMHC rules to be covered by the government backing.
Under the new rules, CMHC will consider up to 100 per cent of gross rental income from a two-unit owner-occupied property that is the subject of a loan application submitted for insurance. The annual principal, interest, municipal tax and heat for the property including the secondary suite must be used when calculating the debt service ratios.
Rob McLister, founder of ratespy.com, said homeowners with legal units can now only count 50 per cent of the income from legal rentals for calculating their household income which determines how much they can borrow. “It will be marginally inflationary for single family homes,” said McLister.
The change comes on a day when one economist predicted prices in the Toronto and Vancouver markets could drop by as much as 30 per cent. “Lower mortgage rates have enabled Canada’s key housing markets to defy gravity for the past few years. But with prices rising dangerously high relative to household incomes, there is the potential for a large correction down the road,” wrote David Madani, of Capital Economics, in a note out Tuesday.
Doug Porter, chief economist with Bank of Montreal, said it might encourage some people to jump into the housing market who might have been on the fence.
“I think first and foremost this tries to address the lack of affordable housing. Whether it will be effective is another issue,” said Porter, who thinks it will help on the margins.
Elton Ash, region executive vice-president of Re/Max of Western Canada, said the changes will make a difference in Toronto and Vancouver. “It could have a very strong positive effect on qualifying for a mortgage,” he said, adding there’s strong interest from consumers in renting out part of their primary residences.
FP0611_Price_Range_of_Houses_620_AB

Thursday, September 3, 2015

Why a REALTOR®?


Why a REALTOR®?

Maybe you're buying a home for the first time. Or maybe you're selling your old home to move to something new. Whether buying or selling, you’re involved in an intricate process requiring many specialists. One of these specialists might be a REALTOR®, who’s responsible for making the transaction as easy as possible for you.

The REALTOR® Difference

However, not every licensed or registered broker or salesperson is a REALTOR®. To be a REALTOR®, the agent must be a member of The Canadian Real Estate Association (CREA). And to be a member of CREA, an agent is expected to be:
  • Committed to the REALTOR® Code: The code is the accepted standard of conduct for all real estate practitioners who are REALTORS®. It's your guarantee of professional conduct and the quality service. Read more about the REALTOR® Code.
  • Knowledgeable about developments in real estate: A REALTOR® can get you the information needed to make an informed decision: comparable prices, neighborhood trends, housing market conditions and more.
  • Actively updating education: Through courses, workshops and other professional development, a REALTOR® maintains a high level of current knowledge about real estate.
  • Access:  REALTORS® have access to Board MLS® Systems, which facilitate the cooperate sale of properties to benefit consumers.

Benefits of a REALTOR®

Whether buying or selling a home, you can trust that your REALTOR® will ensure the transaction is completed competently and professionally. You don’t have to worry about the details – your REALTOR® can take care of them for you. You can get advice from someone with an intimate knowledge of the local housing market. And you can count on the help of a professional who has committed to serve with integrity and competence

Monday, August 31, 2015

Protecting yourself in an assignment agreement


People buy and sell real estate in BC with a document called the Contract of Purchase and Sale. It describes the rights and obligations of the buyer and seller.

A contracting party can sell those rights to someone else unless the contract states otherwise. This type of transaction is known as an assignment agreement.

In simple terms, someone can buy the right to step into the original buyer's shoes to complete the contract.

The person selling the contractual rights is the assignor. The person buying the rights is the assignee. The money the assignee pays for the contract is the assignment fee.   

Here are 10 steps to take before you enter into an assignment deal.  

You should ensure that:

  1. you work with a REALTOR®. Your REALTOR® will help protect your interests and bring knowledge of the provincial legislation that governs real estate transactions.
  2. the person assigning the contract has the right to do so;
  3. the original contract permits assignments;
  4. the original seller is aware of the assigment;
  5. the property is or was listed for sale;
  6. the identity of every individual involved in the transaction has been verified;
  7. all money already paid and owed is accounted for and dealt with in the assignment contract;
  8. you seek legal advice before agreeing to pay the assignment fee;
  9. you understand the additional risk associated with paying the assignment fee before the original contract is finalized; and
  10. you consult an accountant to understand the tax implications.

Thursday, August 27, 2015

Calling all energy savers in City of Vancouver

How much energy and money can home owners save if they use a smart thermostat?

The City of Vancouver has decided to find out. In partnership with Vancity, the City has launched a pilot program. The best part is you're invited to participate.

The Smart Thermostat Pilot Program invites owners of detached, duplex, and townhomes in Vancouver to install a Nest, Honeywell Lyric, or ecobee3 smart thermostat and provide energy data.

In exchange, home owners will receive a $125 rebate when they buy the smart thermostat.

The goal is to learn what energy and cost savings home owners can achieve with a smart thermostat.

How do smart thermostats work?

Smart thermostats are powered by innovative technology that can 'learn'.

For example, when home owners typically leave for work, the smart thermostat dials down the heat. When the home owner typically returns, the thermostat dials up the heat (depending on the season).

Apply for your smart meter online

You have until September 30, 2015 to apply

If you qualify, you must:

  • submit utility data for the previous year and during the pilot
  • complete two on-line surveys 

The pilot program runs until December 2016. 

Sunday, August 16, 2015

Please support Maria Mak - Burnaby Realtor for the upcoming fundraising event - kayak for a cure 2015 - in memory of her mom, which will take place in Vancouver on 29th August, THANK YOU!

Please support Maria Mak - Burnaby Realtor for the upcoming fundraising event - kayak for a cure 2015 - in memory of her mom, which will take place in Vancouver on 29th August, THANK YOU!

Follow the link below and help her reach her goal this year - THANK YOU.

http://convio.cancer.ca/site/TR/UnitFundraisingEvent/General?px=5506688&pg=personal&fr_id=16335#.Vcdy75VRHIU

Beautiful spacious 1,022 sq ft 2 bedroom 2 bathroom concrete condo in Brentwood area. $499,000

Welcome to Buchanan North Tower in the heart of the Brentwood Park area in North Burnaby. This beautiful spacious 1,022 sq ft 2 bedroom 2 bathroom SE corner unit has large picture windows with 12 feet x 10 feet big balcony with city view. 

Features granite countertops, new washer and dryer, hardwood flooring, new designer colour. Building has gym, hot tub and sauna, only steps away from everything Brentwood has to offer. Close to Skytrain, shopping and all the amenities.




Thursday, August 13, 2015

Welcome to this Beautiful free standing 3 years old West Coast style building plus restaurant business in Harrison Hot Springs. $998,000



Welcome to this Beautiful free standing 3 years old West Coast style building plus restaurant business in Harrison Hot Springs.  $998,000

130 seat restaurant on 33x130 lot situated minutes from beach, tourist promenade, & major resort & hotels. Well designed 2,245 sq ft building has high vaulted ceiling, air conditioning, washrooms, generous & well equipped kitchen plus an extra 350 sq ft outdoor covered balcony. 

Currently serving simple but well received menu, recipient of the 2013 Excellence in Culinary Award. Liquor license, suitable for other menus as well. 

It caters to group functions. It is an ideal family run business that prides itself in building a meal from scratch. All foods are prepared in house from fully fresh products & special recipes. All baking is done on site. Absolutely excellent investment opportubitu for this beautiful property plus profitable restaurant business.

Must view to appreciate. 
Contact Maria @ 604-839--6368 or visit www.mariamak.com for more details and arrange private viewing.

Sunday, August 9, 2015

Maria Mak - Burnaby Real Estate Agent - Please donate generously or join me in this fundraising event -Kayak for a Cure 2015 - in memory of my mom

Please donate generously or join me in this fundraising event -Kayak for a Cure 2015 - in memory of my mom - which will take place in Vancouver on August 29th 2015. 
Follow the link below and help me make my goal reached this year - THANK YOU.

Friday, July 31, 2015

*Beautiful free standing 3 years old West Coast style building plus restaurant business in Harrison Hot Springs* $998,000


Welcome to *140 Lillooet Ave Harrison Hot Springs* $998,000


*Beautiful free standing 3 years old West Coast style building plus restaurant business for sale in Harrison Hot Springs - 

130 seat restaurant on 33x130 lot situated minutes from beach, tourist promenade, & major resort & hotels. Well designed 2,245 sq ft building has high vaulted ceiling, air conditioning, washrooms, generous & well equipped kitchen plus an extra 350 sq ft outdoor covered balcony. 

Currently serving simple but well received menu, recipient of the 2013 Excellence in Culinary Award. Liquor license, suitable for other menus as well. 

It caters to group functions. It is an ideal family run business that prides itself in building a meal from scratch. All foods are prepared in house from fully fresh products & special recipes. All baking is done on site. 

Must view to appreciate. Contact Maria @ 604-839--6368 or visit www.mariamak.com for more details.

Thursday, July 30, 2015

Water restrictions - take note or risk a fine




 



To prevent future water shortages due to ongoing hot and dry weather, high water demand and declining reservoir levels, Metro Vancouver is restricting water use.

What you can't do

Throughout Metro Vancouver, you cannot:

  • use a lawn sprinkler or soaker hoses
  • refill your swimming pool, hot tub or garden pond
  • wash yourvehicle or boat (unless you go to a commercial car wash that uses recycled water)

No watering is allowed in municipal parks, lawns, grass boulevards, or golf course fairways.

No new sprinkling exemption permits will be issued or renewed. Existing permits are invalid.

 What you can do

Throughout Metro Vancouver, you can:

  • water residential vegetables, flowers, shrubs, plants and trees by hand with a container or springloaded shut-off nozzle
  • wash your vehicle and boat’s windows, mirrors, lights, and licence plates for safety reasons

 

Penalties and fines

To make sure we all comply with water restrictions, municipal bylaw officers are enforcing restrictions seven days a week, days and evenings.

Anyone caught watering may get a warning letter or a fine. In Vancouver the fine is $250. In Delta the fine is $400.










 
    

 

Wednesday, July 29, 2015

Maria Mak - Burnaby Realtor - serving her clients in Metro Vancouver for over 25 years

https://realtimes.real.com/s/ypuCEX


Contact Maria Mak and her elite team @ Sutton Centre Realty for all your premium real estate services @ 604.839.6368 or visit her website @ www.mariamak.com, you'll be smiling too.

Monday, July 20, 2015

Maria Mak- Burnaby Realtor - serving her clients in Metro Vancouver for over 25 years

Maria Mak- Burnaby Realtor - serving her clients in Metro Vancouver for over 25 years

https://realtimes.real.com/s/AU7W0X

Maria Mak is a dedicated professional Realtor at Sutton Centre Realty, she has been serving her clients in Metro Vancouver and Burnaby in British Columbia in Canada for over 25 years with a big heart, with a big smile, most importantly with passion.

Thinking of Buying and Selling Real Estate, Contact Maria Mak and her elite team at 604-839-6368 or visit her website @ www.mariamak.com



 
Maria Mak- Burnaby Realtor - serving her clients in Metro Vancouver for over 25 years

https://realtimes.real.com/s/AU7W0X

Maria Mak is a dedicated professional Realtor at Sutton Centre Realty, she has been serving her clients in Metro Vancouver and Burnaby in British Columbia in Canada for over 25 years with a big heart, with a big smile, most importantly with passion.

Thinking of Buying and Selling Real Estate, Contact Maria Mak and her elite team at 604-839-6368 or visit her website @ www.mariamak.com


Saturday, July 18, 2015

Maria Mak-Burnaby Real Estate Agent - a dedicated professional Realtor serving her clients in Burnaby and Metro Vancouver for over 25 years

Maria Mak is a dedicated professional Realtor at Sutton Centre Realty, she has been serving her clients in Metro Vancouver and Burnaby in British Columbia in Canada for over 25 years.

Thinking of Buying and Selling Real Estate, Contact Maria Mak at 604-839-6368 or visit her website @ www.mariamak.com

Monday, July 6, 2015

Maria Mak is a dedicated Realtor at Sutton Centre Realty, she has been serving her clients in Metro Vancouver in British Columbia in Canada for over 25 years.

Maria Mak is a professional dedicated Realtor at Sutton Centre Realty, she has been serving her clients in Metro Vancouver in British Columbia in Canada for over 25 years.

Thinking of Buying and Selling Real Estate, Contact Maria Mak at 604-839-6368 or visit my website at www.mariamak.com 

Friday, July 3, 2015

Maria Mak- Burnaby real estate agent - Metro Vancouver home sales set record pace in June

Metro Vancouver home sales set record pace in June

Last month was the highest selling June, and the second highest overall monthly total, on record for the Real Estate Board of Greater Vancouver (REBGV).

The REBGV reports that residential property sales in Metro Vancouver* reached 4,375 on the Multiple Listing Service® (MLS®) in June 2015. This represents a 28.4 per cent increase compared to the 3,406 sales recorded in June 2014, and an increase of 7.9 per cent compared to the 4,056 sales in May 2015.

Last month’s sales were 29.1 per cent above the 10-year sales average for the month. It’s the fourth straight month with over 4,000 sales, which is a first in the REBGV’s history. The previous highest number of residential home sales was 4,434, recorded in May 2005.

“Demand in our detached home market continues to drive activity across Metro Vancouver,” Darcy McLeod, REBGV president said. “There were more detached home sales in the region last month than we’ve seen during the month of June in more than 10 years.” 

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $694,000. This represents a 10.3 per cent increase compared to June 2014.

“Housing market activity comes in cycles; we're in an up cycle right now that looks similar to the mid-2000s,” McLeod said. “It would be easy to point to one factor that's causing this cycle, but the truth is that it's a number of different factors.

"Conditions today are being driven by low interest rates, a declining supply of detached homes, a growing population, a provincial economy that's outperforming the rest of Canada, pent-up demand from previous years and, perhaps most importantly, the fact that we live in a highly desirable region," McLeod said. 

New listings for detached, attached and apartment properties in Metro Vancouver totalled 5,803 in June. This represents an 8.7 per cent increase compared to the 5,339 new listings reported in June 2014.

"We’re seeing a steady stream of new listings entering the market, but the overall number of homes for sale is not keeping up with buyer demand," McLeod said.

The total number of properties currently listed for sale on the region’s MLS® is 12,181, a 23.9 per cent decline compared to June 2014 and a 1.3 per cent decline compared to May 2015. This is the lowest active listing total for June since 2006. 

The sales-to-active-listings ratio in June was 35.9 per cent. This is the highest that this ratio has been in Metro Vancouver since June 2006. A seller’s market typically occurs when this ratio exceeds 20 per cent for a sustained period of time. 

“The competition in today’s market means that buyers have less time to make decisions,” McLeod said. “Given this, it’s important to work with your REALTOR® to gain insight into the local market, to get quick access to new MLS® listings, to develop a buying strategy that meets your needs and risk appetite, and to receive other services and protections that come from having professional representation.”

Sales of detached properties in June 2015 reached 1,920, an increase of 31.3 per cent from the 1,462 detached sales recorded in June 2014, and a 74.2 per cent increase from the 1,102 units sold in June 2013. The benchmark price for a detached property in Metro Vancouver increased 14.8 per cent from June 2014 to $1,123,900.

Sales of apartment properties reached 1,774 in June 2015, an increase of 35.6 per cent compared to the 1,308 sales in June 2014, and an increase of 66.1 per cent compared to the 1,068 sales in June 2013. The benchmark price of an apartment property increased 5.3 per cent from June 2014 to $400,200.

Attached property sales in June 2015 totalled 681, an increase of 7.1 per cent compared to the 636 sales in June 2014, and a 44.3 per cent increase from the 472 attached properties sold in June 2013. The benchmark price of an attached unit increased 7.1 per cent between June 2014 and 2015 to $506,900.

*Editor’s Note:  Areas covered by Real Estate Board of Greater Vancouver include: Whistler, Sunshine Coast, Squamish, West Vancouver, North Vancouver, Vancouver, Burnaby, New Westminster, Richmond, Port Moody, Port Coquitlam, Coquitlam, New Westminster, Pitt Meadows, Maple Ridge, and South Delta.