Looking for more space, a private entrance or a little outdoor area without the price tag of a detached house? Multiplex homes might be an alternative worth exploring.

If you've been searching for a home in Vancouver, chances are you've considered a condominium. For many buyers, condos provide a practical entry point into homeownership, with convenient locations, manageable floor plans and shared amenities.

But what happens when you need a little more?

Maybe you're working from home, planning a family, have a dog that would love some outdoor space, or simply want a front door that opens onto the street instead of a hallway.

A detached house might be out of reach financially, but another type of housing is becoming increasingly interesting across Metro Vancouver: duplexes, triplexes, fourplexes and other small-scale multiplex homes.

I've been spending more time touring these properties, and I think they're worth a closer look for buyers who haven't found what they need in the traditional condo market.

What Exactly Is a Multiplex Home?

A multiplex is a residential development containing several separate homes on one property.

Depending on the design, it might include three or four attached residences, a combination of front and rear buildings, or coach homes with their own entrances.

Some feel like traditional townhouses. Others resemble smaller detached homes or half-duplexes.

In Vancouver, recent zoning changes have encouraged more of this type of missing middle housing, providing options between detached houses and larger apartment buildings.

And the opportunity isn't limited to Vancouver.

Burnaby, New Westminster and other Metro Vancouver communities are also worth exploring for buyers interested in ground-oriented homes. Development rules and available housing types vary by municipality, but the idea is similar: offer more variety in established residential neighbourhoods.

Why Are Buyers Considering Multiplexes Instead of Condos?

More Space for Everyday Living

One of the biggest reasons is simply needing more room.

A two-bedroom condo may have worked perfectly a few years ago. But add a child, a home office or visiting family members, and suddenly the space feels limited.

Many multiplex and duplex homes offer three or four bedrooms, sometimes spread across two or three levels.

That separation can make everyday life easier, particularly when several people are working, studying or relaxing at home.

Private Entrances and Outdoor Space

For some buyers, having a front door directly to the outside is a major lifestyle improvement.

Instead of shared elevators and hallways, you may have your own entrance, a patio or a small yard.

This can be particularly attractive to families, pet owners and anyone who enjoys spending time outdoors.

However, not every multiplex has these features. Some have limited outdoor space, shared access or no designated parking.

Established Neighbourhoods

Another attraction is the opportunity to live in a residential neighbourhood without buying an entire detached property.

Think Kitsilano, Cambie, Mount Pleasant or parts of East Vancouver, where buyers often value proximity to parks, schools, neighbourhood shops and transit.

Looking at Burnaby and other nearby communities can expand your options further, depending on your budget and commuting needs.

Real Examples: What Does This Housing Look Like?

Recently, I toured Yukon Village, a six-home multiplex development near Cambie Street and West 23rd Avenue.

One residence, 1-421 W 23rd Avenue, offers three bedrooms and approximately 1,172 square feet over two levels.

Another home in the same development, 4-419 W 23rd Avenue, offers four bedrooms and approximately 1,735 square feet.

These homes illustrate how a single development can offer different layouts for different household needs.

Another example is 2995 Adanac Street in East Vancouver, a triplex development with a mix of two-, three- and four-bedroom residences.

What's interesting isn't just the architecture. It's the variety of choices that these smaller developments introduce.

Of course, new construction in Vancouver can still be expensive. Multiplex homes aren't automatically affordable, but they may offer more space and a different lifestyle at a lower purchase price than some detached properties in the same neighbourhood.

And depending on where you're willing to live, the options can change considerably.

Looking for More Than a Condo? Let's Explore Your Options.

You don't necessarily need a detached house to get three bedrooms, a private entrance or outdoor space.

I regularly view properties throughout Vancouver and can help you compare duplexes, multiplexes, townhouses and condos based on your budget, preferred neighbourhoods and lifestyle.

Sometimes the right home isn't the property type you originally had in mind.

Explore Homes for Sale Across Metro Vancouver

Or reach out directly with your budget and what you're looking for. I'd be happy to put together a more focused search.

Call or text Sheldon: 778-835-5621

Multiplex vs. Condo: Is One Actually Better?

Not necessarily.

Condos can offer excellent value, particularly when you want a central location, amenities, accessibility or less involvement in exterior maintenance.

A multiplex might offer more bedrooms and a more residential feel, but it can also mean additional stairs, shared walls, greater direct involvement in maintenance and potentially a higher purchase price.

I've found that the best approach is to compare properties based on how you'll actually live in them.

Would you prefer a larger condo with everything on one level or a three-storey multiplex with smaller bedrooms but a private patio?

Is parking essential? How much storage do you need? Would you rather have a gym and concierge or fewer shared amenities?

For buyers considering duplexes specifically, I've explored these trade-offs further in The Pros and Cons of Buying a Half Duplex in Vancouver.

The right answer comes down to your priorities, not simply the property type.

Five Things to Check Before Buying a Multiplex Home

New construction can be appealing, but there are important details to review before making an offer.

1. Understand the Ownership Structure

Many multiplex residences are strata-titled, even when they look and feel like individual houses.

This means owners may share responsibilities for insurance, building components, landscaping or other common property.

A smaller strata doesn't necessarily mean fewer obligations. With only three or four owners contributing to shared expenses, unexpected repairs can become significant.

I always recommend reviewing the strata plan, bylaws, financial arrangements and maintenance responsibilities carefully.

2. Understand GST and Closing Costs

Many newly constructed homes are subject to GST, which may be additional to the advertised purchase price.

Eligible first-time buyers may qualify for the federal first-time home buyers' GST rebate, which can provide full relief on qualifying new homes up to $1 million and partial relief between $1 million and $1.5 million, subject to the program's conditions.

It's important to confirm the full purchase cost and any applicable rebates before making a decision.

3. Review the New-Home Warranty

In British Columbia, qualifying newly built homes are generally covered by 2-5-10 home warranty insurance, providing different levels of protection for labour and materials, the building envelope and structural components.

Buyers should verify the warranty provider, coverage commencement dates and what applies to the individual residence and shared property.

4. Pay Attention to the Floor Plan

Square footage doesn't tell the whole story.

Some multiplex homes have excellent layouts, while others sacrifice storage, bedroom sizes or functionality to accommodate multiple levels.

Check the number of stairs, bedroom placement, privacy, natural light, sound separation and usable outdoor space.

A well-designed 1,200-square-foot home can sometimes feel more functional than a larger property with an awkward layout.

5. Consider Long-Term Resale Potential

Like any real estate purchase, location, layout, quality and price matter.

A home without parking, with limited storage or an unusual floor plan may appeal to a narrower buyer pool when it's time to sell.

I'd want to compare recent sales of similar properties and understand how the asking price relates to more traditional condos, townhouses and duplexes nearby.

Newer doesn't automatically mean better value.

Should You Expand Your Search Beyond Vancouver?

Absolutely worth considering.

If you've been concentrating exclusively on Vancouver's Westside or East Vancouver, you might find that looking at Burnaby, New Westminster or other nearby communities introduces different opportunities.

The important thing is to compare what your budget actually buys, rather than assuming one municipality or property type will automatically offer better value.

Your commute, schools, neighbourhood amenities, outdoor space and long-term plans should all be part of that decision.

For buyers who are still narrowing down neighbourhoods and property types, my Vancouver Home Buyer Guide offers a good starting point.

Is a Multiplex Home Right for You?

I believe duplexes and multiplex homes will become an increasingly familiar part of Metro Vancouver's housing market.

They won't solve every affordability challenge, and they certainly aren't the right choice for everyone.

But they do provide something important: more options for people who want a home that fits the way they live.

If you've been searching for a condo and finding that nothing quite works, it may be worth expanding your search.

You might be surprised by what's available.

Ready to Look Beyond the Condo?

Whether you're a first-time buyer, a growing family or someone ready for a little more space, I'd be happy to help you explore your options.

I work with buyers across Vancouver and surrounding communities, and I regularly tour new listings to understand which properties offer good value, functional layouts and long-term appeal.

We can compare multiplex homes, half-duplexes, townhouses and condos, review recent sales and narrow down neighbourhoods based on your budget.

You don't need to be ready to buy tomorrow. Even an initial conversation can help you understand what's possible.

Book a Buyer Consultation

Or call or text me directly at 778-835-5621.

Let's find a home that fits the way you want to live.

Sheldon Coxford | Vancouver Realtor®

TRG The Residential Group Realty

SheldonHomes.ca

Part 3 of my Vancouver Multiplex Homes series, exploring missing middle housing, development potential and alternative ownership opportunities across Vancouver and surrounding communities.

This article is for general information. Property details, eligibility for tax rebates, strata obligations and warranty coverage should be independently verified before purchasing.

Why experience, honest advice and a personal approach matter when choosing a Vancouver Realtor.

Over the years, I've advised clients against buying certain homes, encouraged others to walk away from negotiations, and spent more hours than I can count rearranging furniture, hanging artwork and getting properties ready to sell.

None of those things necessarily make for an exciting real estate headline, but they're all part of how I approach my work.

After a decade of helping people buy and sell homes in Vancouver, I've learned that being a good Realtor isn't just about closing deals. It's about helping people make decisions they'll feel good about years down the road.

Making the Most of What You Already Have

One of my favourite parts of selling real estate is helping homeowners see the potential in their property.

I once worked with a seller whose condo was completely empty. It was on the third floor, overlooking a busy road, without much of a view. The kitchen and bathroom were original, and there were plenty of similar floor plans in the building.

The seller was open to making improvements, but rather than suggesting an expensive renovation, we focused on changes that would make the biggest difference.

Fresh paint, updated lighting and simple LED pot lights helped brighten the space. We brought in a professional stager who added furniture, artwork and finishing touches that made the home feel warm and inviting.

We then arranged professional photography, video and a marketing campaign, carefully considering our asking price and when to bring the property to market.

The seller trusted our recommendations, handed over the keys and let us take care of the details.

The result? Three offers in the first weekend and a sale price that exceeded almost every comparable unit with a similar floor plan in the building.

I even had other Realtors calling afterward, asking how we'd managed to achieve that price.

The kitchen was still original. So was the bathroom. We were still on the third floor overlooking a busy road, without much of a view.

But the way buyers experienced the property was completely different.

I've always believed that presentation influences perception, and perception can influence what someone is willing to pay.

Of course, pricing, market conditions and timing all play a role. But when a home is thoughtfully prepared, professionally marketed and priced strategically, it has a better opportunity to stand out.

That's why I enjoy being involved in the details, whether it's coordinating professional staging, updating lighting, rearranging furniture or making a quick trip to HomeSense.

Sometimes the smallest changes make the biggest difference.

Pricing a Home Is About More Than Picking a Number

Whether I'm representing a buyer or seller, pricing is one of the most important conversations we have.

I spend a lot of time reviewing what similar homes have actually sold for, not just what sellers are hoping to get.

Sometimes that means having difficult conversations.

I was recently working with buyers who really like a property, but the seller's expectations are considerably higher than what comparable sales suggest the market will support.

We've been negotiating, reviewing alternatives and discussing whether it's better to move forward or simply walk away and revisit the opportunity later.

The same principle applies when I'm representing sellers.

I want my clients to understand where their property fits in the market, what buyers are comparing it against and how our pricing strategy can affect the response we receive.

Setting an ambitious price is easy. Developing a strategy that attracts serious buyers while protecting the seller's interests takes considerably more thought.

Sometimes the Right Home Isn't the One You Expected

I once helped buyers who were convinced they wanted a detached house.

We found one within their budget, but the home inspection revealed more than they were prepared to take on. Original plumbing and wiring, aluminum siding, an oil tank and a growing list of potential expenses made them reconsider.

We talked about what they really wanted from their next home and how much responsibility they were comfortable taking on.

Ultimately, they purchased a half-duplex instead.

It gave them the space and lifestyle they wanted without the same level of maintenance and uncertainty. They're still very happy with their decision.

I think that's an important part of representing buyers. It's not simply about finding a property that checks the boxes. It's about asking questions, pointing out concerns and helping people understand what they're getting into.

Sometimes the best advice I can give is to keep looking.

Local Knowledge Makes a Difference

I've called Kitsilano home for many years and have spent much of my real estate career working throughout Vancouver's Westside, Downtown and surrounding neighbourhoods.

Knowing an area goes well beyond average prices and recent sales.

It's understanding why one block might be more desirable than another, what to look for in an older strata building, how different layouts appeal to buyers and which improvements are actually worth making before selling.

It's also about understanding the lifestyle that comes with a neighbourhood.

I enjoy sharing what I learn through my real estate articles, neighbourhood updates and conversations with clients. Vancouver is constantly changing, and there's always something new to explore.

When You Work With Me, You Work With Me

I've helped more than 100 clients buy and sell real estate, with over $100 million in sales throughout my career.

But I still approach every client relationship personally.

I'm the one meeting you at properties, reviewing documents, helping prepare your home for sale, coordinating marketing and negotiating on your behalf.

I also understand that everyone moves at their own pace.

Some people are ready to sell tomorrow. Others are curious about their home's value, exploring a possible move or waiting for the right opportunity.

There's no need to rush that process.

I'd rather have an honest conversation today and help you make the right decision when the time comes.

What My Clients Have to Say

I can share plenty of stories about the people I've helped over the years, but sometimes it's better to hear directly from them.

I'm grateful for the trust my clients have placed in me and the kind words they've shared about their experiences buying and selling homes in Vancouver.

[Read My Client Reviews]

Thinking About Your Next Move?

If you're considering selling your home in Kitsilano or elsewhere in Vancouver, I'm happy to start with a conversation about what your property might be worth, how it compares with recent sales and what improvements could help it show at its best.

You might be surprised how much difference a few thoughtful changes can make.

And if you're buying, I'm equally happy to help you explore your options, ask the difficult questions and find a property that makes sense for you.

Find Out What Your Vancouver Home Is Worth

Or simply reach out. I'd be happy to chat.

Sheldon Coxford, Realtor®

TRG The Residential Group Realty | Vancouver, BC

Could Vancouver's multiplex zoning changes affect your property's value? Here's what homeowners and long-term investors should know before deciding to sell, hold or redevelop.

If your family has owned a detached house or investment property in Vancouver for the past 20 or 30 years, you may have more options today than you realize.

Perhaps it started as your family home before becoming a rental. Maybe your parents purchased it decades ago as a long-term investment. Or perhaps you've been holding onto an older house while deciding whether to renovate, sell or eventually pass it down to your children.

With Vancouver's multiplex zoning changes, it's worth asking: Could your property have redevelopment potential, and what might that mean for its market value?

The answer isn't always straightforward.

Some properties may attract developers looking to build several new homes. Others may be worth more to traditional buyers who simply want to live in the existing house.

Understanding that difference is particularly important if you're considering selling in the coming years.

What Does Vancouver's Multiplex Zoning Allow?

In October 2023, the City of Vancouver introduced regulations allowing multiplex housing in many residential neighbourhoods traditionally dominated by detached houses.

Under the City's R1-1 zoning framework, qualifying properties may accommodate three to six strata homes, or up to eight secured rental homes, depending on lot dimensions and other requirements.

These developments can include triplexes, fourplexes and larger multiplex configurations, creating more housing choices in established neighbourhoods.

For homeowners, these zoning changes introduce opportunities that may not have existed previously.

However, being eligible for multiplex development doesn't automatically make a property suitable or financially attractive for redevelopment.

Can Your Vancouver Property Support a Multiplex?

Several factors determine what can realistically be built on a residential lot:

• Zoning: The property's zoning establishes which housing types and development configurations may be permitted.

• Lot size and frontage: Width, depth and total lot area influence the number and layout of potential homes.

• Trees and site conditions: Protected trees, slopes, drainage and other physical characteristics can restrict construction.

• Utilities and servicing: Water, sewer, stormwater and electrical infrastructure may require upgrades.

• Construction economics: Design, permits, financing, demolition, servicing and building costs all affect whether a project makes financial sense.

For example, a typical 33-foot-wide lot may have different development possibilities than a wider 50-foot lot, even within the same zoning district.

And just because zoning permits a certain number of homes doesn't mean constructing them will be profitable.

The City of Vancouver's multiplex development guide is a useful starting point for understanding current requirements.

Could Multiplex Zoning Increase Your Property's Value?

This is probably the most important question for homeowners considering selling.

A detached house can attract several types of buyers, each approaching value differently.

A family may focus on the home's condition, layout, school catchment, yard and neighbourhood.

An investor might consider rental income, maintenance expenses and future appreciation.

A developer will typically look at what can be constructed and how much the finished homes might sell for.

From those anticipated sales proceeds, the developer must account for construction, financing, professional fees, municipal charges, marketing costs and a reasonable profit.

What's left helps determine what they can afford to pay for the land.

This is why multiplex zoning doesn't automatically mean every detached property is worth more.

In some circumstances, redevelopment potential may attract additional buyers or support a stronger sale price. In others, a family purchasing the existing house may be willing to pay more than a developer.

The important thing is understanding who your most likely buyers are and how to position the property to attract them.

As a Vancouver Realtor, I believe that's where a thoughtful pricing and marketing strategy can make a meaningful difference.

Own a Long-Term Investment Property? You Have Options

Some of the most interesting opportunities may involve families who have owned rental properties in Vancouver for decades.

Imagine owning a detached house in Kitsilano, Mount Pleasant, Cambie or East Vancouver.

The mortgage may be largely paid off, but the property is aging. Maintenance costs are increasing, and a considerable amount of family wealth is tied up in one investment.

Perhaps your children aren't interested in becoming landlords, or you're approaching retirement and would prefer to simplify your finances.

There are several options worth exploring.

Continue Holding

If the rental income is reliable and the property still fits your financial goals, continuing to hold may make sense.

There's no requirement to sell or redevelop simply because zoning has changed.

Renovate

Improving an aging rental property may extend its useful life and potentially improve rental income.

However, major renovation expenses should be weighed against the property's value, expected returns and ongoing maintenance costs.

Sell

Selling could unlock equity, reduce management responsibilities or allow family members to pursue different financial goals.

If the property has redevelopment potential, it's worth considering whether developers should be included among prospective purchasers.

Explore Redevelopment

Some families may consider developing multiple homes, potentially retaining one or more units while selling others.

However, redevelopment introduces significant financing, construction, legal and tax considerations. It's a very different undertaking from owning a rental property and requires professional feasibility advice.

For many homeowners, the most practical first step is simply understanding what the property could sell for today.

Should You Sell to a Developer or a Traditional Buyer?

If you've owned a detached house in Vancouver for many years, you may have received unsolicited calls or letters from developers interested in purchasing your property.

These inquiries can be worth considering, but they don't necessarily represent the property's full market value.

Before accepting an offer, I'd recommend reviewing recent sales of comparable detached homes, redevelopment properties and similar lots in your neighbourhood.

It's also important to consider the property's condition, tenancy, zoning and current buyer demand.

For some properties, a developer may be the most logical purchaser. For others, a family looking for a detached home may be prepared to pay more.

My goal when representing a seller is to make sure we're considering the full range of potential buyers, rather than assuming the first development offer represents the property's market value.

That's especially important when a home or investment property has been in the same family for generations.

Don't Overlook the Tax Implications

For families who have owned investment properties for decades, taxes can be a significant consideration.

Selling a long-held rental property may trigger capital gains tax. Redevelopment can introduce additional considerations involving GST, ownership structure and how completed homes are sold or retained.

Properties that were previously principal residences or are owned by multiple family members may involve further complications.

Before making significant decisions, I'd recommend speaking with a qualified Canadian tax accountant and, where appropriate, a real estate lawyer.

The strongest selling price isn't necessarily the best financial outcome after taxes and transaction expenses.

Vancouver's Multiplex Developments Are Already Taking Shape

In Part 1 of my Vancouver multiplex series, I explored projects such as Yukon Village near Cambie Street and West 23rd Avenue, along with a triplex at 2995 Adanac Street in East Vancouver.

These developments demonstrate how a single residential property can accommodate multiple homes designed for different household needs.

They also raise an interesting question for owners of older detached houses: What might be possible on your property?

The answer requires more than simply reviewing zoning. It means understanding the property's characteristics, market value and financial feasibility.

Curious About Your Vancouver Property's Multiplex Potential?

Whether your family has owned a rental property for 30 years or you're beginning to think about selling your detached home, understanding its current market value is a good place to start.

As a Vancouver Realtor, I can help you review comparable sales, local buyer demand and whether redevelopment potential might influence your property's selling strategy.

If a more detailed development assessment is warranted, I can also help connect you with qualified professionals.

Wondering what your Vancouver property could be worth today?

Get Your Free Vancouver Home Evaluation

There's no obligation to sell and no need to have a specific timeline. Sometimes the most valuable first step is simply understanding your options.

Sheldon Coxford | Vancouver Realtor®
TRG The Residential Group Realty
778-835-5621
SheldonHomes.ca

Serving Kitsilano, Cambie, Mount Pleasant, Dunbar, East Vancouver and surrounding neighbourhoods.

Vancouver Multiplex Homes: A Three-Part Series

Part 1: Vancouver Multiplex Homes: A New Option for the Missing Middle

Part 2: Can You Build a Multiplex on Your Vancouver Property?

Coming next, Part 3: Buying a Multiplex Home in Vancouver: What You Need to Know

This article provides general real estate information and is not a zoning determination, development feasibility study or tax recommendation. Consult qualified professionals before making significant property decisions.

Could multiplex homes help Vancouver's growing families, first-time buyers and downsizers find more housing options in the neighbourhoods they love?

Vancouver's residential neighbourhoods are changing. Across the city, we're seeing more duplexes, coach homes, townhouses and multiplex developments appearing on streets traditionally dominated by detached houses.

Recently, I toured a newly constructed multiplex development near Cambie Street and West 23rd Avenue called Yukon Village. The project features six individual homes, with different layouts designed to accommodate a variety of household sizes.

Two homes caught my attention: a three-bedroom coach home listed at $1,438,000 and a larger four-bedroom residence listed at $1,850,000 plus GST.

Another interesting example is 2995 Adanac Street in East Vancouver, a three-unit development featuring two-, three- and four-bedroom homes.

While these aren't necessarily inexpensive properties, they demonstrate how Vancouver's housing landscape is evolving and why multiplex developments could become an important part of what's often called missing middle housing.

For families looking for more space, downsizers hoping to remain in familiar neighbourhoods, or buyers seeking alternatives to condominium living, multiplexes offer another option worth exploring.

What Is Missing Middle Housing?

Missing middle housing refers to homes that fall between traditional detached houses and larger apartment buildings.

These can include duplexes, triplexes, fourplexes, multiplexes, smaller townhouse developments and low-rise residential buildings.

For decades, much of Vancouver's residential zoning restricted how many homes could be built on individual lots. While duplexes and secondary suites existed in some areas, constructing several separately owned homes on a typical residential property was often not permitted.

That began to change in October 2023, when the City of Vancouver introduced new zoning regulations allowing multiplex development in many neighbourhoods previously zoned primarily for detached houses.

Under the City's R1-1 zoning framework, eligible lots can accommodate three to six strata homes, or up to eight secured rental homes, depending on property characteristics and development requirements.

Rather than concentrating all new housing in high-rise developments, multiplexes allow additional households to live in established residential neighbourhoods.

Importantly, these homes can come in a variety of sizes and configurations.

A Real Vancouver Example: Yukon Village at West 23rd Avenue

Yukon Village, located just off Cambie Street, provides an interesting example of what this type of development can look like.

The project consists of six homes across two buildings, with four residences in the front building and two in the rear.

Instead of a single detached home occupying the property, six households can enjoy individual residences in an established Vancouver neighbourhood.

What's particularly interesting is how different the homes can be within one development.

1-421 W 23rd Avenue: Three-Bedroom Coach Home

Asking price: $1,438,000

This newly constructed residence offers approximately 1,172 square feet of living space over two levels, with three bedrooms and two-and-a-half bathrooms.

The home also features a private patio, its own entrance and contemporary finishes.

For someone moving out of a two-bedroom condominium, a property like this could offer an additional bedroom, more separation between living and sleeping spaces, and the appeal of ground-oriented living.

There are compromises, of course. The home doesn't have designated parking, and buyers should account for strata fees, property taxes and other ownership costs.

Still, it illustrates how a multiplex can offer a housing alternative that might otherwise be difficult to find in a neighbourhood like Cambie.

4-419 W 23rd Avenue: Four-Bedroom Family Home

Asking price: $1,850,000 plus GST

Another residence within the same development offers a considerably different layout.

With approximately 1,735 square feet across three levels, this home includes four bedrooms, four bathrooms, private outdoor space and a gated carport.

Three bedrooms are located together on one floor, while the fourth bedroom occupies the upper level with its own ensuite.

That additional space could be particularly appealing to growing families, households needing a home office, or families looking for greater flexibility as their needs change.

The property also offers modern heating and cooling systems and convenient access to neighbourhood amenities, schools and transit.

At $1.85 million plus GST, it's a substantial investment. However, for buyers comparing newer homes in established Vancouver neighbourhoods, it provides an alternative to purchasing a detached house.

One question that often comes up when comparing these properties is whether an older detached home might be a better purchase.

I've explored that question in another article, Should I Buy an Older House or a Newer Half Duplex in Kitsilano?, where I discuss the trade-offs involving maintenance, outdoor space, renovation costs and long-term ownership.

One Development, Different Housing Needs

What I find most interesting about these two properties isn't necessarily the finishes or architectural design.

It's the flexibility of the housing itself.

Within the same development, you have a more compact three-bedroom residence and a larger four-bedroom home designed for households requiring additional space.

Both offer ground-oriented living, but with different layouts, outdoor areas, parking arrangements and price points.

That's one of the potential advantages of missing middle housing: introducing greater variety into neighbourhoods where buyers have historically had fewer choices.

Another Example: 2995 Adanac Street in East Vancouver

While Yukon Village demonstrates how six homes can be accommodated within one development, another newly constructed project at 2995 Adanac Street offers a different approach.

Located in East Vancouver near Hastings-Sunrise and Renfrew, this development features three individual residences.

The properties include:

• A two-bedroom residence advertised at approximately $820,000

• A three-bedroom plus den residence advertised at approximately $1,499,000

• A four-bedroom residence advertised at approximately $1,549,000

These advertised prices illustrate a wider range of options than those at Yukon Village, although the homes also differ in size, layout and location.

The smaller two-bedroom home may appeal to someone purchasing their first property or downsizing from a larger residence.

The larger homes offer additional bedrooms and flexibility for families looking for more space.

What I find interesting about comparing these two developments is that they demonstrate how multiplex housing can take different forms.

One project accommodates six households near Cambie Street, while another creates three homes in an established East Vancouver neighbourhood.

Both introduce additional housing without requiring the construction of a large apartment building.

And that's part of the appeal of missing middle housing: providing a greater variety of homes within existing communities.

Why Does Vancouver Need More Housing Choices?

Vancouver's housing challenges aren't simply about the number of homes available.

They're also about the types of homes people need as their lives change.

Imagine a couple who purchased a two-bedroom condo several years ago. Since then, they've had children, started working from home and realized they need more space.

They love their neighbourhood. Their children attend a nearby school, their friends live close by and they've built relationships within the community.

Moving into a detached house might seem like the obvious next step, but with many detached properties in Vancouver priced well above $2 million, that may not be financially realistic.

For years, growing families have often faced a difficult decision: remain in a smaller home or relocate farther away to find something larger.

Multiplex housing offers another possibility.

A three- or four-bedroom residence in an established neighbourhood could allow a family to remain close to schools, parks, transit and familiar amenities without purchasing an entire detached property.

This doesn't mean these homes will be affordable for everyone.

But adding different housing types gives buyers more options, and choice is an important part of a healthy housing market.

Who Might Benefit From Multiplex Housing?

Growing Families

I see growing families as one of the strongest potential markets for multiplex homes.

Families often need more than additional square footage. They need functional layouts, bedrooms that accommodate children, outdoor areas and sufficient storage.

A three- or four-bedroom multiplex residence could offer some of these features without all the maintenance responsibilities of a detached house.

Of course, not all floor plans are created equally. Stairs, bedroom dimensions, outdoor space and storage should be carefully considered.

Another important factor for families is location.

Being close to schools, parks, recreation facilities and neighbourhood amenities can be just as important as the home itself.

I've written about this in Choosing the Right School Catchment in Kitsilano, where I explain how school boundaries and neighbourhood considerations can influence a family's home search.

First-Time Buyers

For first-time buyers, affordability remains a major hurdle, particularly with new construction.

While the larger homes in developments like Yukon Village may be beyond many first-time buyers' budgets, projects such as 2995 Adanac Street demonstrate that smaller multiplex residences can be offered at different price points.

As more housing is constructed, the variety of available properties could expand, creating additional opportunities for buyers with different needs and budgets.

For someone new to Vancouver's housing market, understanding the differences between condominiums, townhouses, duplexes and multiplex homes can be an important first step.

If you're beginning your property search, my article I Just Moved to Vancouver and Want to Buy a Home. Where Do I Start? walks through the buying process, financing considerations and how to choose the right neighbourhood and property type.

Downsizers

Another group I'm particularly interested in is homeowners who want to downsize without leaving their neighbourhood.

Consider someone who has lived in Kitsilano, Dunbar or Cambie for 30 years. Their children have moved out, and maintaining a large detached property may no longer make sense.

However, they're not necessarily interested in moving into a high-rise condominium.

A multiplex home could provide a smaller residence, a private entrance and some outdoor space while allowing them to remain close to familiar shops, neighbours and community connections.

For this group, accessibility, stairs and long-term maintenance are especially important considerations.

A thoughtfully designed single-level residence might be more appropriate for some downsizers than a three-storey townhouse, regardless of how attractive the finishes might be.

Investors

Multiplex developments may also appeal to real estate investors, although the investment strategy matters.

Purchasing an individual strata residence is very different from developing or owning an entire multiplex building.

Investors should carefully evaluate rental regulations, financing, operating expenses and potential returns rather than assuming that newer construction automatically makes a better investment.

Location and resale demand also matter, particularly when considering how a property's value compares with traditional condominiums, duplexes and townhouses.

Multigenerational Families

Multiplex housing also creates interesting possibilities for families who want to live close to one another.

Imagine parents purchasing one unit while an adult child and their family purchase another within the same development.

They could maintain separate households while remaining close enough to provide support, share responsibilities and spend time together.

It's not necessarily a solution for every family, but it's another example of how Vancouver's housing needs extend beyond the traditional detached house or condominium.

Are Multiplex Homes Actually More Affordable?

This is an important question, and I think we need to be realistic about the answer.

Multiplex homes can be less expensive than detached houses in the same neighbourhood, but that doesn't automatically make them affordable.

The developments at West 23rd Avenue and Adanac Street illustrate this well.

At Yukon Village, a three-bedroom residence is listed at approximately $1.44 million, while the larger four-bedroom home is asking $1.85 million plus GST.

At 2995 Adanac Street, advertised prices range from approximately $820,000 for a smaller two-bedroom home to around $1.55 million for a larger four-bedroom residence.

These are significant purchase prices, particularly for first-time buyers.

However, when compared with the cost of acquiring a detached house in many Vancouver neighbourhoods, multiplex homes may offer a different entry point into ground-oriented ownership.

One of the economic advantages of multiplex development is that land costs can be distributed across multiple residences rather than a single detached home.

But land acquisition, construction, financing, servicing, municipal fees and development timelines remain expensive.

Those costs ultimately influence what buyers pay.

For that reason, I prefer to describe multiplexes as an additional housing choice rather than suggesting they're automatically an affordable solution.

The value depends on the individual property, location, size, layout and alternatives available to buyers.

For a more detailed comparison of traditional ownership options, you can also read my article Half Duplex vs Detached House in Kitsilano, which explores how property type can influence both lifestyle and long-term costs.

How Might Multiplexes Change Vancouver's Neighbourhoods?

I expect we'll continue to see more multiplex developments across Vancouver as property owners and builders explore the opportunities created by updated zoning.

Neighbourhoods such as Cambie, Kitsilano, Mount Pleasant, Dunbar and Hastings-Sunrise are interesting because of their established amenities, schools, transit connections and mix of housing styles.

Multiplex developments have the potential to increase the number of households living within these communities without relying exclusively on large apartment buildings.

This could help more people live near existing services and employment centres.

But there are also legitimate considerations around parking, infrastructure, construction activity, tree retention and neighbourhood character.

Not every property is suitable for redevelopment, and not every proposed multiplex will make financial sense.

These are questions that deserve careful consideration as the city continues to evolve.

What Should Buyers Consider Before Purchasing a Multiplex Home?

Although many multiplex residences look similar to traditional townhouses or half-duplexes, buyers should understand the details of what they're purchasing.

Important considerations include:

• Ownership structure: Is the property strata-titled, and what areas are individually owned or shared?

• Strata fees: What expenses are covered, and how will maintenance and future repairs be funded?

• GST: Is GST included in the asking price, and does the buyer qualify for any available rebates?

• New-home warranty: What warranty coverage applies, and who is the licensed builder?

• Outdoor space: Is the patio or yard part of the strata lot or designated as limited common property?

• Parking and storage: What is included with the residence?

• Layout and accessibility: Will the floor plan continue to work as household needs change?

• Resale potential: How does the home compare with existing condos, townhouses and duplexes in the surrounding neighbourhood?

These are many of the same questions I'd explore with clients purchasing any newly constructed property.

While a new home can be appealing, construction quality, functional design, strata documents and the total cost of ownership still matter.

Vancouver's Missing Middle: More Than Just Another Housing Trend

After touring Yukon Village near Cambie and West 23rd Avenue, what stood out to me was how one residential property could accommodate six homes with different layouts and household needs.

And looking at developments like 2995 Adanac Street in East Vancouver, it's clear that multiplex housing doesn't follow a single design or price point.

For some people, a compact two-bedroom home might be enough.

Others may prefer the additional space and flexibility of a three- or four-bedroom residence.

And for homeowners considering what the future might hold for their own property, multiplex development introduces another layer to the conversation about land use and potential value.

I don't believe multiplexes will solve Vancouver's affordability challenges on their own.

But I do think they'll play an increasingly important role in creating more housing choices, particularly for people who want to remain in established neighbourhoods without purchasing a detached house.

Ultimately, Vancouver needs homes that reflect the different ways people live, whether they're buying their first property, raising a family, downsizing or investing for the future.

And that's why I believe missing middle housing is a topic worth paying attention to.

Coming Next: Can You Build a Multiplex on Your Vancouver Property?

This is Part 1 of my three-part series exploring multiplex housing in Vancouver.

In Part 2, we'll look at what makes a property suitable for multiplex development, including zoning, lot dimensions, development costs and whether building a multiplex actually makes financial sense.

In Part 3, we'll explore what buyers should know before purchasing a multiplex home, including strata ownership, new-home warranties, GST and long-term resale considerations.

Curious About Multiplex Homes in Vancouver?

Whether you're searching for a three-bedroom family home, considering downsizing or wondering how multiplex development could affect your property's value, I'm always happy to have a conversation.

As a Vancouver Realtor and longtime Kitsilano resident, I enjoy exploring the different housing opportunities emerging across our neighbourhoods.

If you'd like to compare multiplex homes, duplexes, townhouses or other properties in Vancouver, feel free to reach out.

Sheldon Coxford | Vancouver Realtor®

TRG The Residential Group Realty

778-835-5621 | SheldonHomes.ca

Property examples: 1-421 W 23rd Avenue, 4-419 W 23rd Avenue and residences at 2995 Adanac Street, Vancouver. Advertised asking prices referenced as of October 2026 for educational purposes. Listing details, availability and applicable taxes should be confirmed before making a purchasing decision.

Additional resource: City of Vancouver: Build a Multiplex

Strata Fees vs. Condo Fees vs. HOA Fees: What's the Difference Across Canada?

Moving to Vancouver from another province? Here's what Canadian homebuyers should know about strata fees, condo fees, ownership structures and the terminology that changes across provincial borders.

If you've ever searched for homes in different parts of Canada, you've probably noticed that real estate professionals don't always use the same terminology.

In Vancouver, we talk about strata fees, strata councils and special levies. In Toronto, buyers are more familiar with condo fees, condominium boards and special assessments.

And if you've been looking at properties in Alberta or communities with homeowners' associations, you may have come across HOA fees.

Some of these terms describe essentially the same thing. Others represent important differences in how a property is owned, maintained and managed.

As a Vancouver Realtor who helps buyers navigate the local market, I often find that understanding these differences makes the purchasing process much easier.

Strata Fees vs. Condo Fees: Are They the Same?

For the most part, yes.

In British Columbia, owners of strata properties pay strata fees. In Ontario and many other parts of Canada, condominium owners pay condo fees, sometimes called maintenance fees or common expenses.

These regular payments help cover the costs of operating and maintaining shared property.

What Do Strata Fees Cover in Vancouver?

Depending on the building, your monthly fees may contribute toward:

• Building insurance

• Landscaping and gardening

• Cleaning and common-area maintenance

• Elevator servicing

• Property management

• Shared utilities

• Contributions toward future major repairs

Not every building includes the same services.

For example, one Vancouver condominium might include hot water and heating in its monthly strata fees, while another requires owners to pay those costs separately.

A smaller Kitsilano building may have fewer amenities and lower operating expenses than a larger Yaletown condominium with elevators, a concierge or recreational facilities.

However, higher fees don't automatically mean a building is better maintained, just as lower fees don't necessarily represent better value.

The important question isn't simply how much the monthly fee is. It's what the fee covers and whether the building is financially prepared for future expenses.

What About HOA Fees?

HOA stands for Homeowners' Association.

Although the term is particularly common in the United States, homeowners' associations also exist in Canadian communities.

An HOA may collect fees to maintain shared amenities, private roads, landscaping or recreational facilities within a neighbourhood.

However, an HOA is not necessarily the same as a strata or condominium corporation.

The legal structure, ownership responsibilities and authority to collect fees can differ considerably.

For example, someone might own a freehold home while also contributing to a community association that maintains shared recreational facilities.

Before purchasing a property with HOA fees, buyers should understand exactly what the association maintains, whether fees are mandatory, what obligations owners have and which governing documents apply.

What Is a Strata Corporation?

When you purchase a strata property in British Columbia, you become part of a strata corporation.

The strata corporation is responsible for managing and maintaining common property and administering the strata's financial and legal obligations.

Owners elect a strata council to oversee its affairs.

In Ontario, a similar organization is generally called a condominium corporation, governed by a board of directors.

Although the terminology differs, both structures involve shared ownership responsibilities and collective decision-making.

Contingency Reserve Funds vs. Reserve Funds

In BC, strata corporations maintain a Contingency Reserve Fund, commonly called the CRF.

In Ontario, condominium corporations maintain reserve funds.

These funds help pay for significant repairs and replacements, such as roofing, elevators and other major building components.

A healthy reserve fund is important, but the dollar balance alone doesn't tell the whole story.

For example, a building with $500,000 in reserves could still be facing millions of dollars in upcoming repairs.

When helping buyers evaluate Vancouver strata properties, I look beyond the monthly fees and review the available financial statements, depreciation reports, meeting minutes and anticipated maintenance projects.

Special Levies vs. Special Assessments

In British Columbia, we commonly use the term special levy.

In Ontario, buyers are more likely to hear special assessment.

Both generally refer to additional amounts collected from owners to cover expenses beyond the corporation's regular budget or available funds.

Imagine a condominium building requires a $2 million building-envelope repair.

If there isn't sufficient money available to pay for the project, owners may be required to contribute additional funds.

The amount payable by each owner depends on the applicable ownership structure and allocation rules.

This is why reviewing a property's financial history and upcoming maintenance obligations is such an important part of buying a condo.

BC Form B vs. Ontario Status Certificate

One of the biggest differences relocating buyers encounter is the documentation used to evaluate condominium properties.

In Ontario, buyers commonly request a status certificate.

In British Columbia, buyers review a Form B Information Certificate, along with supporting strata documents.

A BC Form B provides information about the strata corporation and the individual strata lot, including monthly strata fees, the contingency reserve fund balance and certain approved special levies.

The Ontario status certificate serves a related purpose, but the two documents are not identical.

For Vancouver buyers, I recommend reviewing the broader strata document package rather than relying on a single certificate.

Freehold vs. Strata Ownership

This distinction is particularly important for buyers moving from Ontario or Alberta.

A townhouse might look almost identical to another townhouse from the street, yet the ownership structures could be completely different.

In a traditional freehold property, the owner generally has direct responsibility for the land and building, subject to applicable laws and agreements.

With a strata townhouse, the owner owns a strata lot and shares ownership or responsibility for common property through the strata corporation.

That can affect maintenance, insurance, renovations, monthly costs and decision-making.

It's important not to assume that every townhouse is freehold or that every detached home is free of strata obligations.

If you'd like to explore this further, I've written another article explaining the 5 Different Types of Property Ownership in BC.

Frequently Asked Questions About Strata Fees in Vancouver

Are strata fees and condo fees the same thing?

Generally, yes. Both help cover shared expenses associated with strata or condominium ownership. However, the governing legislation and financial requirements vary between provinces.

Are HOA fees the same as strata fees in BC?

Not necessarily. HOA fees may support neighbourhood amenities or services under a different legal structure, while strata fees are collected by a strata corporation under BC's strata legislation.

Do strata fees include property taxes in Vancouver?

Generally, no. Owners of individually titled strata properties typically pay their municipal property taxes separately from their monthly strata fees.

Can strata fees increase in Vancouver?

Yes. Strata fees can increase as operating costs, insurance premiums, maintenance expenses and reserve fund contributions change.

Are lower strata fees always better?

Not necessarily. Lower fees may reflect fewer amenities or efficient operations, but they can also indicate that a building isn't adequately preparing for future maintenance expenses.

Why These Differences Matter When Buying in Vancouver

Whether you're moving from Calgary, Toronto, Montreal or elsewhere in Canada, purchasing a home in Vancouver can involve unfamiliar terminology and different legal processes.

And while some words are simply regional variations, others describe genuinely different ownership structures and financial obligations.

My advice is to look beyond the terminology and understand what you're actually purchasing.

Before buying a strata property, ask:

• What do the monthly fees cover?

• How much money is available in the contingency reserve fund?

• Are significant repairs or special levies anticipated?

• What are the strata's bylaws and restrictions?

• What maintenance and insurance responsibilities belong to the individual owner?

• What documentation should be reviewed before removing conditions?

Thinking About Moving to Vancouver?

I've helped buyers navigate Vancouver's condo, townhouse and detached-home markets, including the unique considerations that come with strata ownership.

Whether you're relocating from another province, purchasing your first home or simply trying to understand how BC real estate works, I'm happy to help you make sense of the process.

Sheldon Coxford
Vancouver Realtor | Kitsilano & Vancouver West Side

Contact Sheldon to discuss buying a home in Vancouver

Moving to Vancouver is exciting, but buying a home in a new city can feel like a lot all at once. You may still be learning the neighbourhoods, figuring out your commute, understanding local property types, and trying to work out what your budget actually buys here.

The good news is that you do not need to have everything figured out before reaching out. In fact, one of the best times to talk is before you start seriously touring homes.

My job is to help you turn a very broad question like “Where should I live and what can I afford?” into a practical plan.

Start here: a quick conversation

The easiest first step is a short call. It does not have to be formal, and you do not need to be fully pre-approved before we speak. We can use the first conversation to figure out where you are in the process and what should happen next.

Reach me directly:

• Call Sheldon: 778-835-5621
• Text Sheldon: 778-835-5621
• Email: [email protected]
• Browse Vancouver homes for sale

The Vancouver home buying process, step by step

1. Tell me what brought you to Vancouver

Before we talk about listings, I want to understand your life here. Where do you work? Are you commuting every day or working from home? Do you want to be close to the beach, restaurants, schools, transit, parks, UBC, downtown or somewhere quieter?

If you do not know the neighbourhoods yet, that is completely fine. Part of my role is helping you compare areas based on how you actually want to live.

2. Get clear on your comfortable budget

A mortgage pre-approval is one of the most useful early steps, because it helps separate your maximum borrowing amount from the monthly payment you are actually comfortable with.

If you already have a lender or mortgage broker, great. If not, I can connect you with a mortgage professional who can help you understand financing, down payment requirements and closing costs before we start writing offers.

3. Narrow down neighbourhoods and property types

Vancouver can feel very different from one neighbourhood to the next. A condo in Yaletown, a townhouse in Mount Pleasant, a duplex in Kitsilano and a detached home on the West Side are all very different purchases.

We will talk through things like:

• Commute and transit
• Walkability and neighbourhood feel
• Schools or childcare
• Pets
• Outdoor space
• Parking and storage
• Older buildings versus newer construction
• Condo, townhouse, duplex or detached home
• Renovated versus renovation potential
• How long you expect to stay in the home

4. I build a focused home search for you

Once we have a better idea of budget, areas and must-haves, I can set up a search so you are seeing homes that actually fit rather than scrolling through hundreds of listings that do not.

We can adjust it as you learn the city. Many buyers change their minds about neighbourhoods or property types after seeing a few homes in person, and that is a normal part of the process.

5. Tour homes and learn the market

At the beginning, showings are not only about finding the one. They are also how you learn what $700,000, $1 million or $1.5 million looks like in different parts of Vancouver.

We will compare layout, condition, building quality, location, strata history, future maintenance and recent comparable sales so you can understand why one property may be better value than another.

6. Review the property before making an offer

When a home looks promising, I help you dig deeper. Depending on the property, that can include reviewing strata documents, depreciation reports, minutes, financial statements, title information, property disclosures, recent sales and known building projects.

I strongly encourage buyers to understand the condition of the property and, where appropriate, arrange a professional home inspection.

7. Write an offer with a plan

An offer is more than just the price. We will discuss dates, deposits, subjects or conditions, inclusions, recent comparable sales, competition and negotiation strategy before anything is signed.

The goal is not simply to win a property. It is to buy the right property on terms you understand and are comfortable with.

8. From accepted offer to possession day

Once you have an accepted offer, I stay involved through subject removal, financing, inspection, insurance, lawyer or notary coordination, final walk-through, completion and possession.

Buying a home involves several professionals, but I remain one of your main points of contact throughout the entire process.

What should I have ready before our first call?

You do not need a perfect spreadsheet. Even rough answers are enough to get started. If possible, think about:

• Your approximate budget: even a broad range is helpful.
• Your down payment: how much you expect to have available.
• Financing: whether you are pre-approved or still need a mortgage conversation.
• Timing: are you hoping to buy in the next month, six months or sometime next year?
• Where you work or spend most of your time: this helps with neighbourhood planning.
• Your ideal home: condo, townhouse, duplex, detached home or not sure yet.
• Bedrooms and bathrooms: what you need now and what you may need in a few years.
• Pets: especially important when looking at strata properties.
• Parking, storage and outdoor space: which ones are essential?
• Any deal-breakers: busy roads, stairs, older buildings, long commutes, ground floor, high-rise living or renovation work.

Questions you should ask me

A good buyer consultation should be a two-way conversation. Here are some useful questions to ask:

• What neighbourhoods would you recommend for my budget and lifestyle?
• What should I expect to pay for the type of home I want?
• How competitive is the market in those areas right now?
• What closing costs should I plan for?
• How do strata fees, special levies and depreciation reports work?
• What should I watch for in older Vancouver buildings?
• How do I know if a property is priced fairly?
• Should I buy now or spend more time learning the market?
• Who else will I need, such as a mortgage broker, inspector, lawyer or notary?
• What happens after my offer is accepted?

Questions I will probably ask you

• What made you decide to buy in Vancouver?
• What does your ideal day-to-day lifestyle look like?
• What is most important: location, size, condition or price?
• Which features are must-haves and which are just nice-to-haves?
• How long do you expect to own the property?
• Do you need flexibility for a growing family, pets, work-from-home space or visiting family?
• Are you comfortable with strata living?
• Would you consider a home that needs updating if the location and value are right?

A few Vancouver-specific things to know

Buying here is not just about finding a listing you like. Vancouver buyers may also need to think about strata rules, building maintenance, insurance, leasehold versus freehold ownership, property transfer costs, financing requirements, renovation history and future building projects.

If you have recently moved to Canada or your residency, citizenship or tax situation is more complex, it is also important to get advice from the appropriate mortgage, legal and tax professionals early in the process. I can help coordinate the real estate side and connect you with the right people where needed.

You do not need to be “ready” before contacting me

Some of my best buyer conversations happen months before someone purchases. You may simply want to understand which neighbourhoods fit, what your budget buys or what you should do first.

If you have just moved to Vancouver and are thinking about buying, reach out and we can start with a simple conversation.

Ready to talk?

📞 Call Sheldon at 778-835-5621
💬 Text Sheldon
✉️ Email Sheldon
🏠 Start browsing Vancouver homes for sale

This guide is general information only. Financing, tax and legal considerations vary by buyer and property, so individual professional advice may be required.

A freshly painted home, beautiful staging and a renovated kitchen can make a great first impression. But what about the things you can't immediately see?

In the spirit of Halloween, let's talk about some of the things that can be much scarier than ghosts when buying a home in Vancouver.

I encourage my buyers to get a professional home inspection whenever possible. Not because I expect an inspector to find something terrible, but because I want my clients to have a better understanding of the home they're buying before they get the keys.

Here are some of the things that may be hiding behind those freshly painted walls.

1. Moisture Where It Shouldn't Be

Water is one of the first things I pay attention to when viewing a property.

A small stain, musty smell or recently painted section of wall doesn't necessarily mean there's a major problem, but it's worth investigating.

Inspectors may use moisture meters and other tools to look for elevated moisture around showers, tubs, sinks, windows, exterior walls and other areas where water can find its way in.

The source could be something relatively simple, like failed caulking, or it could point to a larger plumbing or building-envelope issue.

2. Electrical Surprises

You generally can't tell much about a home's electrical system by turning on a few lights.

An inspector may identify improperly wired outlets, overloaded circuits, missing GFCI protection, outdated components, amateur electrical work or other issues that deserve further investigation.

This can be especially important when looking at an older Vancouver home that has been renovated multiple times over the decades.

That beautiful new kitchen doesn't necessarily mean everything behind the walls is new.

3. Plumbing Problems

Dripping faucets are easy to spot. The more interesting problems aren't always as obvious.

An inspection may reveal slow drains, leaking connections, aging plumbing materials, poor water pressure, toilets that aren't properly secured or signs of previous leaks.

Bathrooms deserve particular attention. Failed grout or caulking and poorly installed showers can allow moisture to travel into places you really don't want it.

4. Roofs, Gutters and Drainage

With Vancouver's climate, keeping water moving away from a home matters.

An inspector may look at the condition of the roof, flashing, gutters and downspouts, while also paying attention to how water drains around the property.

For detached homes, duplexes and townhomes, grading and drainage around the foundation can be particularly important.

A roof doesn't need to be actively leaking to be worth paying attention to. Knowing approximately where it is in its lifespan can help you plan for a future expense.

5. Mould and Signs of Past Water Damage

Mould isn't always obvious, and an inspector isn't necessarily conducting a full environmental or mould assessment.

What they can do is identify conditions or visible signs that may warrant further investigation.

Musty smells, staining, elevated moisture, damaged drywall and evidence of previous leaks can all be clues.

If something concerning comes up, the next step may be bringing in the appropriate specialist before moving forward.

6. The DIY Renovation

Vancouver has plenty of older homes that have been renovated, modified and added to over many years.

Most renovations may look perfectly fine on the surface. Others can leave you wondering exactly what happened behind that wall.

An inspector may notice unusual wiring, questionable plumbing, missing ventilation, poorly installed fixtures or other work that doesn't look quite right.

That's also where permits and property records can become important. A beautiful renovation and a properly completed renovation aren't always the same thing.

7. Crawlspaces, Attics and Other Places Buyers Rarely Look

Most buyers aren't climbing into an attic or squeezing through a crawlspace during a showing.

Inspectors do.

These areas can provide valuable clues about a home's condition, including insulation, ventilation, moisture, pests, structural concerns and evidence of previous leaks.

Sometimes the least glamorous parts of a house tell you the most about it.

What About Condos?

I encourage condo buyers to consider an inspection too.

There may not be a roof or foundation directly belonging to your unit, but there's still plenty to look at inside the home.

An inspector can check plumbing fixtures, appliances, electrical components, heating and cooling systems, windows and doors, moisture around bathrooms and kitchens, and other accessible components.

For a strata property, however, the home inspection is only part of the due diligence.

I also want to understand what's happening with the building itself. That means reviewing strata minutes, financial statements, the depreciation report, insurance information and any upcoming repairs or special levies.

The inspection helps us understand the unit. The strata documents help us understand the building.

You want both sides of that story.

An Inspection Isn't About Finding a Perfect Home

Here's something important: almost every home inspection finds something.

That doesn't mean you should walk away.

A loose toilet, failed caulking or aging hot water tank is very different from discovering significant moisture intrusion or a major electrical concern.

The value of an inspection is information.

It helps you understand what you're buying, what may need attention now, what could require maintenance in the future and whether another specialist should take a closer look at something.

Depending on the contract and circumstances, that information may also help a buyer decide how they want to proceed with their purchase.

Don't Let the Pretty Stuff Distract You

I love a beautifully presented home. My background in marketing, design and photography means I'm probably paying more attention to presentation than most.

But when I'm representing a buyer, my job is different.

I'm looking beyond the furniture, fresh paint and great photography. I'm looking at the age of the building, condition of the property, strata history, upcoming expenses and the little clues that tell us where we should be asking more questions.

A home inspector brings another experienced set of eyes to that process.

So this Halloween, don't worry too much about the ghosts.

It's the moisture meter that might find something really scary. 🎃

If you're considering buying a condo, townhouse, duplex or detached home in Vancouver, I'm always happy to help you understand the property, review the information available and connect you with experienced professionals as part of your due diligence.

Sheldon Coxford
Vancouver Realtor | Kitsilano Realtor
TRG – The Residential Group Realty

“Why would I buy half a house when I could buy a whole house for a similar price?”

It’s a fair question. If you’re looking at homes in Kitsilano or Point Grey, an older detached house might seem like the obvious choice beside a newer half duplex. More land, no shared wall, and a property you can make your own.

But would you enjoy owning it? That’s where the comparison gets more personal.

“Am I getting more home, or more work?”

An older detached house can offer character, a larger yard, and room to make changes over time. If you enjoy renovating, that could be exactly what you want.

It also means looking carefully at the roof, drainage, wiring, plumbing, and previous renovations. A house that looks affordable beside a newer duplex may need work you haven’t budgeted for.

A newer half duplex may offer a layout that already suits you, updated building systems, and less immediate renovation work. That doesn’t make it maintenance-free. Construction quality and a thorough inspection still matter.

The question is how much time, money, and energy you want to put into your home after you get the keys.

“Do I actually want to be a landlord?”

A basement suite can make a detached house more appealing financially. But if the purchase only feels comfortable with rental income, ask yourself whether you want the responsibilities that come with it.

You’ll need to think about tenant privacy, repairs, vacancies, and how much of the house you’ll have for your own use. Before relying on projected rent, we also need to confirm the suite’s status and have your mortgage professional review the financing.

Some buyers are happy with that arrangement. Others would prefer a home they can comfortably afford without depending on a tenant.

There’s value in knowing which buyer you are before making an offer.

“What am I giving up with a half duplex?”

Usually, the big considerations are a shared wall, less land, and decisions that may involve another owner.

With a strata duplex, we need to review the strata plan, bylaws, insurance, and maintenance responsibilities. A small strata still has shared obligations. Low or no advertised monthly strata fees don’t mean there are no shared costs.

Outdoor space deserves a closer look, too. How is the yard designated? Who maintains it? What approvals would you need to make changes?

The layout matters just as much. A front-and-back duplex can feel very different from a side-by-side home when it comes to light, privacy, stairs, and access to the garden.

“Isn’t owning more land the better investment?”

Land is an important part of a detached home’s value. But a larger lot alone doesn’t tell you whether a particular property is the better purchase.

The price you pay, condition, location, ownership structure, and future buyers’ preferences all matter. Renovation spending and ongoing carrying costs belong in that calculation as well.

A detached house may suit someone who wants more control and is comfortable taking on improvements. A newer duplex may suit someone who wants to settle into the neighbourhood with fewer projects on their list.

Neither choice guarantees a better financial result.

“How do I know which one is right for me?”

Start with what you want an ordinary week to look like.

Do you want a big garden to work in, or a patio you can enjoy after work? Would you happily tackle renovations? How much space will your family actually use? Would managing a rental suite feel worthwhile?

As a Kitsilano Realtor and local resident, I can help you compare the details behind the listing price, including usable space, condition, outdoor areas, and ownership responsibilities.

Considering an older house or a newer half duplex on Vancouver’s West Side? Send me the listings you’re weighing up. I’ll help you understand the trade-offs and which home makes sense for the way you want to live.