About Real Estate On Tap- BC Real Estate unfiltered and ready to spill
Each episode, you will hear about the crazy stories, effects of government changes and up to the minute information about real estate in British Columbia Canada. Brought to you by the Germyn Group, Surrey REALTORS® Darin Germyn and Adam Howsam.
Selling a Tenanted Property in BC - The 2026 Rules Most Landlords Get Wrong
Stop losing thousands on rental sales—grab the 6 things guide: https://germyn.ca/6thingsDon't sell your BC rental blind! Download the 6 essential rules: https://germyn.ca/6thingsBC real estate rules for selling a tenanted property have changed dramatically, and misstepping can cost you tens of thousands of dollars. If you own a rental in Surrey, White Rock, or anywhere in the Fraser Valley and plan to list it, you cannot afford to rely on outdated legal advice.In this video, Darin Germyn breaks down the exact 11 rules and scenarios where BC landlords make costly errors during a property sale. From invalid notice forms to strict occupancy requirements, understanding how the Residential Tenancy Branch enforces these laws is crucial to protecting your equity.Many property owners assume a fixed-term lease ending means the tenant automatically moves out, but in British Columbia, it rolls into a month-to-month agreement. Ending a tenancy requires a firm purchase deal, a formal written request from the buyer, and a notice generated strictly through the official portal.Failing to follow the correct legal sequence can lead to dispute hearings, canceled notices, and financial penalties reaching up to 12 months of rent. Learn how to navigate tenant showings, condition inspection reports, and security deposit return deadlines safely without delaying your real estate closing date.Equip yourself with the precise steps required to handle a tenanted sale legally and smoothly in today's shifting market. Whether you decide to sell with tenants in place or clear the home for buyers, knowing the exact process keeps your transaction on track.
17 Oct 2026
The Best Offer A Home Seller Can Get Is Also The Riskiest
Subject-free offers in BC real estate are sold as the ultimate clean contract, but they are secretly one of the highest-risk bets a buyer or seller can make. Whether you are navigating the market in White Rock, South Surrey, or across the Fraser Valley, waiving your conditions can lead to catastrophic legal and financial consequences.Most buyers assume a pre-approval means their mortgage is fully locked in, but lenders approve you, not the home. If the property has an unpermitted suite, strata issues, or an appraisal that comes in soft, you are left to cover the gap in cash before completion.When an unconditional deal collapses, losing your deposit is only the floor. Sellers can sue for damages, including resale price differences and carrying costs, leaving buyers on the hook for hundreds of thousands of dollars.Even in a soft market, buyers still strip their offers bare thinking it is the only way to win. The truth is, a subject-free offer does not remove risk—it simply transfers it onto the person looking for certainty.You do not have to choose between a completely naked offer and losing out on every property you love. By getting full property underwriting done in advance and leveraging smart contract terms, you can win competitive deals safely.
10 Oct 2026
BC Home Flipping Tax/ The 2-Year Trap Explained (2026)
The BC home flipping tax and CRA federal rules are quietly wiping out thousands in profits for unsuspecting sellers across South Surrey and White Rock. If you sell your residential property within 730 days of buying, both Victoria and Ottawa run separate clocks that can take over half your gain.Most homeowners assume these flipping rules only apply to professional renovators or quick-turn speculators. However, the BC home flipping tax applies regardless of your intent, charging up to 20% inside your first year of ownership.Even if you locked into a presale condo assignment years ago, these tax timelines can start ticking in ways that completely eat away your expected returns. Understanding the exact calendar dates before you list is the difference between keeping your hard-earned equity and handing an extra $50,000 straight to the government.There are legitimate exemption escape hatches like job relocation, growing households, or life changes, but you must actively file a tax return within 90 days of your sale to claim them. Running through a structured decision framework before listing ensures you time your exit cleanly without unnecessary tax penalties.
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