About Sheldon

Sheldon Coxford is a name in VANCOUVER Real Estate that you can trust. Let me assist you in finding your dream home, in a neighbourhood that is right for you, and in the price range you want. If you are interested in selling a property, I have the expertise, market knowledge, marketing techniques and a personal SHELDON COXFORD BRAND that makes your property stand out amongst the others, while selling quickly and in STYLE! Whether you are a first time homebuyer, looking to sell your property, or an experienced investor, I can provide you with comprehensive real estate solutions.

As a TRG - The Residential Group Realty professional, I am dedicated to providing you with the highest quality service possible. My personal knowledge of the local Real Estate market is combined with my own personal and distinguished SHELDON COXFORD brand along with the the power of the New TRG Realty brand.

Who is Sheldon really...

I live in Kitsilano in Vancouver with my amazing wife and our wonderful dog Yukon. We live near the beach and enjoy everything that Vancouver has to offer – the proximity to downtown and the mountains, hiking trails, the ocean and dog beach, and all the events happening in the area.

Not only am I a full-time licensed Realtor with TRG - The Residential Group Realty I also hold a degree in Marketing Design and Photography. I am excited about beautiful homes and brilliant interior and architectural design, which is one reason why I love what I do and nothing makes me happier than helping my clients achieve their real estate goals in a manner that is genuine and patient.

Real Estate is a fast paced, dynamic environment that can be intimidating for anyone. As a Realtor my fundamental goal is to put your best interests ahead of anyone else's in order to get the results you need. That's my full-time job and it's something I take very seriously, it's a job I love to do. Please feel free to contact me and find out how I can help you!

When I am not working hard for my clients I am enjoying time with my wife and dog exploring the World. I also volunteer with Fur Bae Rescue and the CHILL organization. Both these organizations bring me great pleasure and I am so happy to be able to give back my time to support them.

Thank you!
Sincerly,

Sheldon Coxford
778-835-5621

 

Recent Blog Posts


  1. Shopping Local on West 4th



The lights are up, the shops are open and it's time to buy your gifts. Head down to West 4th, my favorite place to shop in Vancouver and buy local. Whether it's socks from The Boardroom or art prints from The Nooks there is something for everyone. 


Head down and take a picture on Candy-Cane lane (Burrard and 4th) and in front of the amazing mural there. It's hard not to feel festive on 4th.


     2. Ice Skating at Robson



Although not technically in Kitsilano. A worthy mention has to go to the Ice Skating Rink at Robson. Free when you bring your own skates or $4 for rentals, this is a super affordable way to spend the day. Open from December 1st to Christmas Day, the rink has entertainment planned for the whole festive season. With brass bands, sax players and DJs, go and have some holiday fun!


Check out the website for opening times.


   3, Christmas Tree from Mario!



For much of the year, the lot at West Eighth Avenue and Arbutus Street sits empty. But that all changes mid-November, when the Camillo family moves in with their Christmas tree lot. With trees, wreaths and Christmas lights, head down to W 8th and Arbutus for your festive fir. 


The lot was started by Mario’s uncle in 1959 during a slow month for Camillo's construction company. 61 years later and the family is still going strong, spreading Christmas cheer throughout Kits. Even if you have got your tree, it’s worth a visit to this family-run spot.


   4. Mulled Wine and a Bratwurst at Granville



Struggling to get into the festive mood? A trip to Granville Island will change that. Lights, music and mulled wine can be found on arrival. Head to the Kaisereck Delicatessen for perogies, beer, mulled wine and bratwurst. Great food, a great heated patio and Xmas tunes. What more could you want?


   5. A Must See: Van Dusen Festival of Lights



Again, not IN Kits, but worth the trip over. The Van Dusen Festival of Lights is a breathtaking show of more than one million lights decorating 15 acres of the gardens. Running until January 3rd, this should be top of your to-do list over the holiday period. 


 Be sure to stop by the Scottish Shelter to light a candle and donate to Make-A-Wish.


Your Kitsilano Agent


Looking to buy, sell or rent in Kitsilano? I am a local, I live here myself and am ingrained in Kits culture. Reach out if you need any advice at all. Email me here. 



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Great Article from Realtor Oscar Miklos discussing striate bylaws to watch out for. Struggling to get to grips with your strata documents? Reach out. I can help you navigate your way through.


Purchasing in a strata building means buying into its bylaws. Here are some potential deal-breakers


Buying a condo? The legal doctrine of caveat emptor (“let the buyer beware”) continues to apply to real estate transactions in BC today and can have the effect of denying the buyer a remedy for defects and deficiencies discovered in the property after purchase. In general, the onus is on the buyer to determine the state and quality of the property being sold – rather than on the seller to point out any potential problems.

When buying into a strata building, an important part of the buyer’s due diligence process is reviewing and understanding the current bylaws of the strata corporation. A failure to review the bylaws can lead to nasty, unwanted surprises for new homeowners later down the road. 

Schedule “A” of the Strata Property Act establishes a standard set of bylaws that apply to all strata corporations unless some or all of them have been replaced by custom bylaws. Any bylaw amendment must be passed by a three-quarter vote of owners at either an Annual General Meeting (AGM) or a Special General Meeting (SGM). Practically speaking, most large strata corporations will have adopted custom bylaws.

Bylaws are only enforceable if they are registered with the Land Title and Survey Authority (LTSA). However, there is no strict time limit within which a strata corporation must register the bylaws at the LTSA after their adoption by the owners. In a seller’s condo market, it is not unheard of for prospective purchasers to submit offers without any subjects. In such cases, time-permitting, prospective purchasers should consider ordering a copy of the strata corporation’s registered bylaws from the LTSA before submitting an offer. 

In addition to reviewing the registered bylaws, prospective purchasers need to request a “Form B” Information Certificate. Form B discloses a variety of important information about the strata lot and the strata corporation, including any copies of any bylaw amendments that have not yet been registered with the LTSA. 

Here are five types of bylaws that you should pay particular attention to, as they could make a huge difference to many buyers.

 

Rental Restrictions or Rental Prohibition

Particularly if you’re purchasing the property as an investment, but also if you might simply want to rent out your place and go travelling, you will want to ensure that you are allowed to rent out your strata lot. The strata corporation may have already enacted bylaws that could either prohibit the rental of residential strata lots entirely or limit the number or the percentage of strata lots that may be rented out. Strata corporations may also restrict the length of time for which strata lots may be rented.

 

Short-Term Accommodation Prohibition

Offering up all or part of your strata lot for short-term accommodation can be a significant mortgage helper. However, the rise of Airbnb has led many strata corporations to pass use-of-property bylaws that prohibit short-term accommodation. So, even though the City of Vancouver will now permit primary residences to be let short-term by licensed hosts, that doesn’t mean the strata corporation permits this practice.

These bylaws should not be confused with rental restrictions or prohibitions, as BC courts have found that short-term accommodations are legally different to rentals. Unlike rental restrictions or prohibitions, there is no grandfathering of use-of-property bylaws. Rather, they take effect as soon as they are registered with the LTSA. 

 

Pet Restriction or Pet Prohibition 

When buying a home for yourself, make sure that your pet has a home as well. Pet bylaws vary greatly and can be as extreme as a complete pet prohibition. However, it is more common for strata corporations to restrict the number and types of pets.

The often-used Schedule “A” bylaws restrict pets in a strata lot to one or more of (1) a reasonable number of fish or other small aquarium animals, (2) a reasonable number of small caged mammals, (3) up to two caged birds and (4) one dog OR one cat. Strata corporations who have passed a custom pet bylaw may have modified these restrictions and may require pets to be pre-approved and registered with the strata council.

 

Approval for Hardwood Flooring

Want to replace carpeting with hardwood floors before moving in? It’s important to remember that when it comes to strata living, an owner is not the master of their domain. In an attempt to reduce noise transmission between strata lots, many strata corporations have adopted bylaws that specifically regulate the installation of new flooring.

Even if your strata corporation’s bylaws do not contain specific provisions targeting the installation of flooring, the bylaws will always contain some general provisions requiring approval of the strata council for alterations or renovations to a strata lot. Proceed with caution before making such changes. 

 

Insurance Bylaws

Unfortunately, many homeowners will check their strata corporation’s bylaws only after a problem arises. One very common issue faced by owners in a strata building concerns the obligation to repair water damage. Depending on the wording of insurance bylaws, you may be liable for damage caused by water escaping from your strata lot irrespective of whether you have been negligent or careless. The easiest way to protect yourself from such claims is by making sure that you purchase homeowner insurance to fill in any gaps left by the strata corporation’s insurance policy.

 

Don't hesitate to reach out anytime if you have any questions about all things real estate

Sheldon - 778-835-5621

or sheldoncoxford@gmail.com


By Oscar Miklos 

Original Article from REW.ca


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Thinking about selling your condo? Let's look at five things you should accomplish before listing your property.

1. Find a great real estate agent

First things first, realtor. Have a look around, Rate My Agent offers an inside look on Realtors and other sellers’ experiences with them. You can see unbiased opinions on your local realtors and get in touch from there. You can see my reviews here. 


The next step would be calling the realtor(s) that you like the look of and seeing whether it is a fit. A good working relationship is crucial when selling your condo as you will be working with your realtor to get the best buyers and offer for your home. You may also want to buy a new property and your realtor can represent you through that process. 


If you have any questions about my Realtor experience, area of expertise or any questions around selling your condo, please call me - (778) 835 5621 - there’s no obligation to work with me, but I am happy to answer any questions about selling your condo.


2. Declutter living areas

So, you have decided to sell. It’s time to de-clutter. You are almost starting the moving process before you have sold your condo. 


Less is definitely more when it comes to getting your home ready to show. Do a clean sweep of counters, windowsills, tables, and all other visible areas, and then tackle behind closed doors: closets, drawers, and cupboards. Clutter takes attention from the great features that your condo has to offer. 


Clearing your clutter will mean that buyers are able to best see the storage space your condo has. Storage is high up on a condo-buyers list, so make sure you prioritise this.


3. Deep Clean

This should be the cleanest your home has ever been. If you can afford it, now is the time to hire a cleaner. It’s worth the money, especially if your condo is carpeted. Clean homes make a real difference to prospective buyers, and often buyers can not attach themselves to a cluttered or unclean space. 


Many home buyers expect the house they buy to be cleaner than the one they currently own. This truth is a reality that must be accounted for. A clean house gives the impression that the property has been well maintained and therefore less likely to have issues. 


First impressions count! 


4. Depersonalise


Before staging, photos and showings - take your personal items down. Take this opportunity to have a clear out and put the things you are keeping in storage. It helps buyers to envision themselves living in the property. They can imagine their things in the space and it helps to create a more neutral environment.

5. Organize the Paperwork

Get yourself organized. Mortgage paperwork, permits and inspections - also any receipt of improvements and repairs you have done, so buyers know how recent they are. Any manuals or documents for appliances, especially if they are covered by a warranty. 

Being organized and prepared before listing will help things run smoothly. Any questions, I am here to help!

 

Feel ready? Let’s do this. Email me today to find out what your condo is worth, or give me a call - (778) 835 5621. 

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