If you're planning to buy a home in Vancouver, understanding the difference between mortgage pre-qualification and pre-approval is crucial. These terms may sound similar, but they play very different roles in the home-buying process. Knowing which one you need can give you a competitive edge in the Vancouver real estate market.

What Is Mortgage Pre-Qualification?

Pre-qualification is a quick and informal estimate of how much you might be able to borrow. It involves providing basic financial details without verification. A lender gives you an estimated loan amount, but:

• There’s no credit check or formal commitment.
• It’s helpful for getting a general idea of your home-buying budget.
• It doesn’t carry much weight with sellers in Vancouver’s competitive housing market.

What Is Mortgage Pre-Approval?

Pre-approval is a more in-depth process where you submit financial documents, undergo a credit check, and receive a confirmed loan amount. The benefits include:

• Stronger Offers: Sellers take pre-approved buyers more seriously.
• Defined Budget: Helps you focus on Vancouver homes within your price range.
• Faster Closing: The lender has already reviewed your financials, speeding up the mortgage approval process.

Why You Should Get Pre-Approved Before House Hunting

Getting pre-approved for a mortgage in Vancouver puts you ahead of other buyers and increases your chances of securing your dream home. It’s essential in today’s competitive real estate market where multiple offers are common.

Work With a Mortgage Broker for the Best Rates

I always recommend working with a Vancouver mortgage broker instead of going directly to a bank. Brokers have access to multiple lenders, allowing them to find the best mortgage rates and terms tailored to your needs.

If you need a trusted mortgage broker or have questions about buying a home in Vancouver, reach out—I’m happy to help!

Get in touch!

Finding a truly pet-friendly home in Vancouver isn’t as simple as checking a box. Many buildings claim to allow pets, but once you dig into the rules, you’ll find restrictions on size, breed, or even how many you can have. That’s where I come in.

I’m Sheldon Coxford, a Vancouver-based realtor who’s helped over 100 buyers and sellers navigate the city’s real estate market with confidence. Whether you’re a first-time buyer, young professional, couple, or growing family, I’ll help you find a home that fits your life — and welcomes every member of your household, pets included.

A Home That Works for You (And Your Pets — Now or Later)

Many of my clients aren’t just thinking about where they’ll live today — they’re planning for the future. Maybe you’re buying your first condo and want the flexibility to adopt a pet later on. Or maybe you’re looking for more space for a dog, a partner, or just a little extra breathing room. Whatever your situation, I’ll make sure you find a home that works for you, both now and down the road.

Let’s Find Your Perfect Home

If you’re thinking about buying in Vancouver and want a realtor who knows the market inside and out — plus understands the importance of finding a truly pet-friendly space — let’s chat.

📞 Call or text me, Sheldon Coxford, at 778.835.5621, or fill out my contact form. Whether you need a bigger yard, a dog-friendly condo, or just a home that makes sense for your next chapter, I’ll help you get there.

Finding a building in Vancouver that allows short-term rentals (STRs) like Airbnb can be tricky. Strata bylaws can change, so it’s always important to verify the latest rules before purchasing a property. Below is an updated list of buildings that currently allow STRs, but please confirm with the strata before making any decisions.

Mount Pleasant

• 111 & 161 E 1st Ave (Block 100) – STRs allowed with a $300/year admin fee. No amenity access for short-term renters.
• 180 E 2nd Ave (Second + Main) – STRs currently allowed, but as a newer building, bylaws may change.
• 350 E 2nd Ave (Mainspace) – Zoned IC-3, allowing light industrial and STRs (must meet City of Vancouver requirements).
• 250 E 6th Ave (District) – Zoned IC-3, with no specific bylaws restricting STRs.
• 289 E 6th Ave (Shine) – STRs allowed with a $300/year admin fee. Zoned IC-3.
• 311 E 6th Ave (The Wohlsein) – Zoned IC-3; no explicit STR ban, though future bylaws may clarify rules.

Downtown Vancouver & Gastown

• 555 Abbott St & 183 Keefer Pl (Paris Place) – Bylaws allow STRs, but strata council discourages Airbnb.
• 618, 688 Abbott St & 58 Keefer Pl (Firenze) – STR-friendly; strata has an approval letter for the City of Vancouver.
• 633, 689 Abbott St & 188 Keefer Pl (Espana) – STRs explicitly permitted in strata bylaws.
• 890 Broughton St – A small, 5-unit condo building reported to allow STRs.
• 1003 Burnaby St (The Milano) – STRs permitted, but limited to owner vacation use.
• 1050 Burrard St (The Wall Centre) – STRs allowed after a vote to restrict them was defeated.
• 1160 Burrard St (Burrard Health) – STRs currently allowed; a unique building with medical offices below.
• 1238 Burrard St (Altadena) – STRs face recent bylaw changes, possibly limiting operations.
• 370 Carrall St (21 Doors) – STRs allowed, but the building is in a rough area; fees may apply.
• 1010 Chilco St (The Chilco Park) – No rental restrictions, but bylaws may change soon.

False Creek & Olympic Village

• 1788 Columbia St (Epic at West) – STRs allowed with a $500/year admin fee.
• 55 E Cordova St (Koret Lofts) – STRs permitted, with a 7-day minimum rental period.
• 128 W Cordova St (Woodwards W-43) – STRs explicitly allowed per 2023 bylaw; a 2024 ban vote failed.

Kitsilano

• 2040 Cornwall Ave (Bryanston Court) – Past minutes confirm STRs were approved for some owners.
• 2458 York Ave (York Avenue) – A small 12-unit building previously operated as rentals; now allows STRs.

Strathcona & Chinatown

• 219 E Georgia St (The Flats) – No rental restrictions, but no explicit STR bylaws.
• 933, 955, 983 E Hastings St (Strathcona Village) – STRs likely permitted, but further verification needed.
• 718 Main St (Ginger) – STRs allowed if the owner lives in the unit for at least 6 months per year.

Yaletown & West End

• 1249 Granville St (The Lex) – Previously a rental building, now stratified with no rental restrictions.
• 1010 Howe St (Fortune House) – No rental restrictions, and Airbnb appears to be common.
• 1166 Melville St (Orca Place) – Reportedly STR-friendly, with some strata council members running Airbnbs.
• 989 Nelson St (Electra) – STRs allowed with a 3-month owner residency requirement and $500/year admin fee.
• 933 Seymour St (The Spot) – STRs allowed, though unauthorized loft additions have caused city enforcement actions.
• 1372 Seymour St (The Mark) – STRs permitted; tenants cannot run Airbnbs, and guests have no amenity access.
• 928 Richards St (The Savoy) – STRs allowed, but strata has denied requests in some cases.

Other Areas

• 231 E Pender St (Framework) – STRs allowed for up to 10 days per month (confirmation needed).
• 33 W Pender St (33 Living) – STRs currently permitted in this smaller building.
• 28 Powell St (Powell Lane) – No rental restrictions, but some reports suggest a 30-day Airbnb cap.
• 34 Powell St (The Globe) – STRs allowed for up to 90 days per year.

If you're considering purchasing an Airbnb-friendly property, always verify the most recent strata bylaws and City of Vancouver regulations. Have questions or need guidance? Contact me for expert advice on investing in Vancouver real estate.

If you're considering purchasing a property for short-term rentals (Airbnb, Vrbo, etc.), it's crucial to understand and comply with both City of Vancouver bylaws and Provincial regulations. Below is a summary of key rules you need to know.

City of Vancouver Bylaws on Short-Term Rentals

The City of Vancouver defines a short-term rental as any rental under 90 consecutive days and only allows STRs from an owner’s principal residence—the home where you live for the majority of the year.

Key STR Licensing Requirements:

• You must live in the property as your primary residence.
• Basement suites and secondary homes can only be rented if you live there full-time.
• A short-term rental business license is required and must be displayed in all online listings.
• Your strata bylaws or landlord must permit STRs.
• Fines for non-compliance can be up to $1,000 per offence (plus an additional $3,000 fine from the Province).

STR Licensing Costs (2024):

• Annual fee: $1,000
• Application fee: $70 (non-refundable)

Provincial Regulations (Effective October 16, 2023)

The Short-Term Rental Accommodations Act introduced by the Province of BC aligns with the City’s existing STR rules but also brings stricter enforcement and platform oversight:

• Platforms like Airbnb must share host data with the Province starting in Summer 2024, making enforcement more robust.
• 30-day rentals no longer bypass the principal residence rule—anything under 90 days is now considered a short-term rental.
• Non-compliant operators face major fines and potential shutdowns.

Can You Still Do Short-Term Rentals Under These Rules?

Yes—if you work STRs into your lifestyle rather than treating them as a full-time investment property. The Province’s new rules aim to stop commercial Airbnb operators from removing long-term rental supply but still allow homeowners to rent their residences when they’re away.

Here are some fully legal STR scenarios in Vancouver:

✅ Frequent Traveler – If you travel for work or take extended vacations (e.g., summer in Europe, winter in Mexico), you can rent out your home while you're away.

✅ House Hacking – Renting out a second bedroom in your condo while you live there can help cover your mortgage, plus you can list your whole unit while you're on vacation.

✅ Cabin & City Swap – Own a cabin in an exempt area (e.g., Gambier Island) and rent your downtown condo while spending time at the cabin.

✅ Rotating Work Schedule – If you work in shifts (e.g., two weeks away, two weeks home), your unit qualifies as your principal residence, making STRs legal while you’re gone.

STR Restrictions to Keep in Mind

• Buildings must allow STRs – Strata bylaws can override city & provincial rules.
• Maximum recommended Airbnb use: 180 days/year (not officially stated in bylaws but helps avoid scrutiny).
• Enforcement is tightening – Don't try to bypass the rules, as violations will likely be flagged by new reporting systems.

Final Thoughts

If you’re planning to purchase a property with the intent to run a short-term rental, it's essential to verify the latest strata bylaws and ensure you comply with both City and Provincial regulations.

Have questions about short-term rental-friendly buildings? Feel free to reach out, and I’d be happy to guide you through the best options!

Vancouver & Burnaby Homeowners: Unlock Your Property’s Hidden Potential

Recent zoning changes in Vancouver and Burnaby have opened new doors for homeowners. The introduction of Small-Scale Multi-Unit Housing (SSMUH) zoning means you can now develop up to six units on your property or sell to developers eager to invest. This is a prime opportunity to maximize your property’s value, whether you’re considering downsizing, generating rental income, or creating space for family.

Why Choose Me to Navigate This Opportunity?

With over a decade of experience in Vancouver’s real estate market, I specialize in helping homeowners capitalize on zoning changes like Small-Scale Multi-Unit Housing. But don’t just take my word for it—here’s what some of my clients have said:    

•“Sheldon is a very knowledgeable, patient, and reliable realtor. He was (and still is!) always available to answer all of our questions.”

•“Sheldon was a very professional and confident agent to work with. He was flexible with his time and always made sure to accommodate our schedule.”

These testimonials reflect my commitment to personalized, client-focused service. Every homeowner’s situation is unique, and I take a laid-back, pressure-free approach to help you make the best decision for your future.

How I Can Assist You

✔ Free Property Evaluation – I’ll assess your home’s value and its potential under the new zoning laws.

✔ Expert Guidance – Whether you want to sell or develop, I’ll provide a clear roadmap for your next steps.

✔ Market Insights – I’ll help you understand what’s happening in the market so you can maximize your investment.

Let’s Explore Your Options Together

Many homeowners aren’t aware of their property’s full potential—and that’s where I come in. Whether you want to sell, develop, or simply understand your options, I’m here to help.

📞 Call or text me at 778-835-5621, Sheldon Coxford

💻 Visit SheldonHomes.ca to get your free lot evaluation

Don’t wait—these changes are creating opportunities now! Let’s chat and find the best strategy for your property.

Here’s How to Prep Your Home for a Holiday Sale!

The holiday season might not be the typical time to list your home, but it could be the perfect opportunity. With fewer properties on the market, you’ll face less competition, which can often mean more interest—and even higher offers—from serious buyers.

Plus, your home already shines brightest during the holidays, so why not make the most of it? Here are 7 tips to help you stage and prepare your home for a successful winter sale.

1. Keep Holiday Decor Simple and Elegant

A touch of sparkle and seasonal greenery can make your home feel warm and inviting during the winter months. However, less is often more:

• Add subtle accents like garlands on the banister or mantle.
• Use classic white lights on the exterior or along trees and walkways.
• Avoid overloading with bold colors or religious decorations that might overshadow your home’s features.

2. Boost Curb Appeal and Ensure Easy Access

Snow and leaves can detract from your home’s appeal and make it difficult for buyers to enter. Keep pathways clear, driveways shoveled, and exterior spaces tidy to make a strong first impression.

3. Stay on Top of Winter Maintenance

Simple updates like replacing drafty weather stripping on windows and doors can go a long way. Not only does it show your home is well cared for, but it also highlights energy efficiency—a big plus for buyers.

4. Keep the Heat On and the Atmosphere Cozy

Set your thermostat to a comfortable 22°C, even if the home is vacant. You want potential buyers to feel warm and at ease while exploring the space.

5. Skip Strong Scents—Focus on Freshness

While holiday scents like pine or spice can feel festive, they might overwhelm sensitive buyers. Instead, ensure your home smells fresh by taking out the garbage, airing out cooking smells, and brewing coffee or tea before showings for a natural, inviting aroma.

6. Brighten Up Every Room

Winter days bring less natural light, so make the most of what’s available:

• Clean your windows for maximum sunlight.
• Use ambient lighting, like lamps or flameless candles, to create a warm and welcoming glow.

7. Be Flexible with Showings

Winter weather and holiday schedules can make it tricky to coordinate showings. Stay flexible and accommodate last-minute requests or rescheduling due to storms—you don’t want to miss out on serious buyers!

Selling your home during the holidays may feel unconventional, but with the right preparation, it can lead to great results. If buying or selling is on your holiday wish list, I’d be delighted to help. My team and I are available throughout the season to make your real estate dreams come true.

Looking to sell your home this holiday season? Contact Sheldon at 778-835-5621 for expert real estate advice and personalized service.

Happy Holidays!

As fall sets in, many renters are seeing now as an ideal time to transition into homeownership. Recently, I’ve worked with several clients purchasing their first homes, and fall offers unique advantages. If you’re renting and hoping to buy soon, this season could be the perfect window to step into the real estate market ahead of the busy spring rush.

Explore top Vancouver neighbourhoods for first-time buyers and browse available properties

Why Fall 2024 Could Be the Best Season for First-Time Home Buyers

The recent rate cuts by the Bank of Canada are making homeownership more accessible. With borrowing costs easing, monthly payments are becoming more manageable, offering first-time buyers and renters looking to buy a rare chance to lock in affordable financing. Acting now could mean greater affordability, especially as we look toward a potentially competitive spring market.

Many first-time buyers are choosing to jump in now, avoiding the increased demand and higher prices that often come in spring. If you’re renting and waiting for the right time to buy, these favourable conditions might not last. Even a small drop in rates combined with current price stability can significantly impact what you can afford, giving you more buying power this season.

Advantages of Buying in Fall: Less Competition and More Flexibility

Spring typically brings a flood of new listings and eager buyers, making it a competitive time for first-time buyers. Fall, however, often offers a quieter, less competitive market. This means you’re less likely to encounter bidding wars, giving you more time to evaluate options and potentially negotiate better terms.

If you’re a first-time homebuyer exploring neighbourhoods within Vancouver proper—like Fairview, Mount Pleasant, Yaletown, the West End, or Kitsilano—where transit access, parks, and shopping are all close by, fall is an excellent time to enter the market. Buying now can offer more value compared to spring, when competition and demand typically increase.

Find the right neighbourhood for your first home and see available listings here

Moving from Renting to Owning: Why Now Might Be the Right Time

For renters ready to buy, fall offers a fantastic chance to transition into homeownership with favorable mortgage rates and stable prices. Many of my clients are savvy first-time buyers who’ve been watching the market and know that acting now could mean significant financial benefits. Moving from renting to owning brings long-term stability and allows you to personalize your space. Whether you’re looking at condos, townhomes, or detached homes, making this transition now could help you secure a better mortgage rate and begin building equity.

If you’re still renting and have questions about buying a home, I’m here to discuss your goals and help you explore your options. The journey from renting to owning can be incredibly rewarding, offering you a space to call your own and long-term financial growth.

Let’s Make Your First Purchase a Smart One

As your real estate advisor, I’m committed to making your first home purchase seamless and informed. Fall is a fantastic season for first-time buyers, and I’m here to help you navigate every step. Don’t wait—reach out today, and let’s find you a place you’ll love to call home.

Contact me now to set up a personalized home-buying consultation, or start your search by exploring neighbourhoods and available homes here.

Ready to Start Exploring? Stay Up-to-Date with Listings

If you’re just starting to consider homeownership, browsing the latest listings is a great way to see what’s out there. Scrolling through properties daily allows you to get a feel for the market and start envisioning your future home. Many of my clients start here, finding it a valuable, no-pressure way to get inspired about what’s possible.

I’m Sheldon Coxford with TRG Realty — full-time residential Realtor & Relocation Specialist in Vancouver, BC. Got questions about buying, selling, or renting? Let’s connect! 📞 778-835-5621 | 📧 [email protected] @sheldoncoxford #vancouverrealtor #realtorlife #vancouverlife #vancouvertourfacts #Vancouver #vancouverrealtors #toprealtorvancouver

The Vancouver real estate market is renowned for its vibrancy and competitiveness. For prospective homebuyers, navigating this landscape can be both thrilling and daunting. To succeed in this fast-paced environment, preparation is essential. This blog post will provide valuable insights on how to effectively prepare for competition and highlight how working with an experienced REALTOR® like me, Sheldon Coxford, can give you a distinct advantage.

Understanding the Competitive Nature of the Vancouver Market

Vancouver’s real estate market is characterized by high demand, limited inventory, and rapidly rising prices. With a diverse range of buyers, including local residents and international investors, homes often receive multiple offers. As a result, buyers must be ready to act quickly and strategically.

Tips for Being Prepared

    1.    Get Pre-Approved for a Mortgage

Before you start your home search, obtaining a mortgage pre-approval is essential. This not only gives you a clear understanding of your budget but also strengthens your position as a serious buyer. Sellers are more likely to consider offers from buyers who are pre-approved, as it demonstrates financial capability.

    2.    Define Your Must-Haves and Deal-Breakers

Create a list of your priorities for your new home, including location, size, amenities, and any specific features you desire. By clearly defining your must-haves and deal-breakers, you can quickly evaluate potential properties and make informed decisions.

    3.    Research Neighborhoods Thoroughly

Familiarize yourself with various neighborhoods in Vancouver. Understanding the nuances of different areas—such as local amenities, schools, and community dynamics—will help you identify where you’d feel most at home.

    4.    Stay Informed on Market Trends

Keep an eye on the market by following local real estate news and trends. Being aware of price fluctuations, new listings, and neighborhood developments can give you a competitive edge when making an offer.

    5.    Be Ready to Act Quickly

In a competitive market, time is of the essence. When you find a property that meets your criteria, be prepared to act quickly. Having your financing in order and being ready to make an offer immediately can be the difference between landing your dream home or missing out.

    6.    Work with an Experienced REALTOR®

One of the most effective ways to prepare for competition is to enlist the help of a knowledgeable real estate agent. An experienced REALTOR® like me, Sheldon Coxford, can provide valuable insights and support throughout the entire process. I’ll help you navigate the complexities of the Vancouver market, find suitable properties, and craft compelling offers.

Why Choose Me as Your REALTOR®?

When you partner with me, you gain a dedicated advocate committed to your success. My clients have expressed their satisfaction with my approach:

    •    Personalized Service: As Gracia noted, “Sheldon has been there for us every step of the way. He was always responsive, professional, and honest with his advice.” I prioritize clear communication and am always available to answer your questions, ensuring you feel supported throughout the home-buying journey.

    •    Expertise and Guidance: First-time homebuyers Emma and Aaron highlighted how my knowledge helped them navigate the complexities of purchasing a home. I take the time to educate my clients about the process, so you feel confident and informed every step of the way.

    •    After-Sale Support: My commitment to my clients doesn’t end at closing. Tess appreciated that I continued to provide assistance even after the sale, ensuring that her needs were met long after moving in.

Conclusion: Be Ready to Compete!

The Vancouver real estate market can be challenging, but with the right preparation and support, you can navigate it successfully. Understanding your financial options, defining your preferences, and staying informed will position you well in this competitive landscape.

Call to Action

Are you ready to find your dream home in Vancouver? Don’t navigate this competitive market alone. Contact me, Sheldon Coxford, today to discuss your home-buying goals and how I can help you succeed in this vibrant market. Together, we’ll ensure you’re prepared to act quickly and confidently when you find the perfect property.

Reach out anytime at sheldonhomes.ca to schedule a consultation and get started on your journey to homeownership!