If you’re buying a condo or townhouse in British Columbia and you rely on an Emotional Support Animal (ESA), you are legally protected under the BC Human Rights Code—even if the strata has strict pet bylaws or a no-pet policy.

Most people (and even some agents and strata councils) don’t realize:
✅ Strata pet bylaws do NOT apply to assistance animals, including emotional support animals
✅ You can be approved to live in a pet-restricted building
✅ You cannot be denied housing because of a legitimate ESA

This is especially important in White Rock and South Surrey, where many condos—especially 55+ buildings and older stratas—have strict pet limits or no pets allowed bylaws.

But there’s a process, and if you don’t follow it properly, the strata can push back or delay your approval.

This guide shows you exactly how to get an ESA approved legally when buying into a strata in BC.

🧾 Understanding the Law

Under Section 8 of the BC Human Rights Code, a strata must accommodate a person with a disability, including the use of an assistance animal.

This overrides strata pet bylaws like:

• “No pets allowed”

• “1 cat or 1 dog max”

• “Pets under 20 lbs only”

• “No animals in 55+ buildings”

📌 Important: Emotional Support Animals do NOT need to be “certified” or “registered.”
There is no official ESA registry in Canada. Those online certificates you see? 100% useless here.

What strata will accept is:
✅ A letter from a licensed BC healthcare professional confirming your ESA is part of your mental health treatment plan.

✅ Who Can Write an ESA Support Letter? (BC Only)

✋ Your Rights as an ESA Owner

A strata cannot:
❌ Deny you housing because of your ESA
❌ Enforce pet weight, size, or pet count limits on your ESA
❌ Demand medical diagnosis details
❌ Fine you for having an ESA

A strata can:
✅ Request medical verification
✅ Require reasonable behaviour expectations
✅ Ask for your accommodation request in writing

✅ Step-by-Step: How to Get an ESA Approved in a Strata

Step 1: Get Your Medical Letter

This is the MOST important step.

You must provide a simple letter from a BC health professional confirming:

• You have a disability or mental health need

• Your animal helps with symptoms

• The animal is part of your treatment plan

👉 Don't have a family doctor? No problem. Use:

• Telus Health MyCare (virtual)

• Maple.ca (virtual)

• EQ Virtual Clinic (BC doctors)

• Local walk-in clinics (book a “mental health consult”)

Step 2: Submit an Accommodation Request to Strata

Your request must:

• Be in writing

• Include your medical letter

• Mention the BC Human Rights Code

Step 3: Protect Your Purchase Contract (IMPORTANT!)

If you're buying a condo, you MUST include a subject clause in your offer:

Subject to confirmation from the Strata Corporation that the Buyer’s assistance animal will be reasonably accommodated under the BC Human Rights Code. This condition is for the sole benefit of the Buyer.

No clause = no protection.

✉️ Sample ESA Accommodation Email to Strata

Hello Strata Council,

I am requesting reasonable accommodation under the BC Human Rights Code to live with my emotional support animal at [property address]. Attached is a letter from my licensed healthcare provider confirming that my animal is necessary for my mental health and well-being.

Please confirm that my assistance animal will be accommodated despite any pet bylaws or restrictions.

Thank you,
[Your Name]

🏡 Buying in White Rock or South Surrey?

Pet-restricted buildings are common here—especially:
✅ 55+ buildings
✅ Older concrete towers in White Rock
✅ Small self-managed stratas

But don’t let pet bylaws stop your move. If you need an ESA:
✅ You can still buy
✅ You can still get strata approval
✅ You are legally protected

💬 Want a List of ESA-Friendly Buildings?

If you're looking in:
✅ White Rock
✅ South Surrey
✅ Ocean Park
✅ Morgan Creek
✅ Langley / Cloverdale

I can send you a custom list of condos that will approve Emotional Support Animals, plus:
✔ ESA-friendly strata list
✔ Sample medical letter
✔ Strata request template
✔ Buyer protection offer clause

👋 Need Help Navigating This?

Buying into a strata with an emotional support animal can be stressful — but I handle this process step by step to make it easy and protect your rights while keeping things smooth with strata.

📞 Get ESA Support + Property List

Let’s talk:
📱 778-222-6975
📧 [email protected]
🌐 www.tylerwaldron.ca

Tyler Waldron
Real Estate Advisor
Engel & Völkers Ocean Park

As temperatures drop across the Fraser Valley—Surrey, Langley, White Rock, Abbotsford, and Chilliwack—homeowners are firing up their furnaces for the first time since spring. But before winter kicks in, now is HVAC season—the ideal time to service your heating system.

Whether you’re thinking about selling your home in the next 6 months or buying in this market, HVAC maintenance is more than just a comfort thing—it can make or break a deal during a home inspection.

Why HVAC Matters in Real Estate

🚩 If You’re Selling: Avoid Red Flags in the Home Inspection

Nothing kills buyer confidence faster than a poorly maintained furnace. Home inspectors look closely at heating systems, and they will flag:

• Dirty or clogged furnace filters

• Cracked heat exchangers

• Inconsistent heat distribution

• Poor airflow from vents

• Burnt or dusty smells on startup

• Rust or corrosion in the unit

• Missing service records

• No carbon monoxide detector near furnace

Once that inspection report lands, a small furnace issue can turn into:

• Price negotiations against you

• Buyer repair credits

• Subject removal delays

• Or worst-case—a collapsed deal

✅ Seller Tip: If your furnace is older than 8–10 years, get it serviced now and keep the receipt. Providing a recent HVAC service record builds buyer confidence and strengthens your position during negotiations.

🔍 If You’re Buying: Protect Yourself from Costly Surprises

Replacing a furnace in the Fraser Valley can range from $4,500–$9,500 depending on size and efficiency. Heat pumps can run even higher. Here’s what to watch for during a walkthrough or inspection:

✅ Buyer Tip: If the seller can’t provide HVAC service records, negotiate a professional inspection or credit for your own servicing after possession.

Mid-Fall HVAC Maintenance Checklist

Whether you’re selling or just closing on a new home, here’s what should get done now:

• Change furnace filters

• Schedule a professional HVAC tune-up

• Clean supply and return vents

• Test thermostat and batteries

• Vacuum furnace room and remove storage around it

• Check CO and smoke detectors

• Inspect outdoor exhaust vents

• Confirm ducts aren’t blocked by furniture

Real Estate Bottom Line

Mid-fall HVAC servicing isn’t just a homeowner chore—it protects home value and simplifies real estate deals. Being proactive today can:

✅ Build buyer confidence
✅ Prevent inspection issues
✅ Avoid price reductions
✅ Reduce energy bills
✅ Keep your home safe and comfortable

Thinking about selling this winter or early spring? Now is the time to get ahead of the prep before the market gets busy again. Want a full Pre-Listing Home Inspection Checklist? Just say the word—I’ll send it over.

Buying a home in South Surrey, White Rock, Langley or the Fraser Valley is one of the biggest financial decisions most people will ever make. Whether you’re a first-time homebuyer trying to figure out how much you can afford, or a move-up buyer leveraging equity from your current home, one key factor plays a major role in mortgage approval:

Loan-to-Value Ratio (LTV).

You’re going to hear this term from mortgage brokers, banks, appraisers, and underwriters. But most explanations online are either overly complicated or leave out what actually matters when buying a home in today's Canadian lending environment.

So in this article, I’m going to break it down clearly and strategically. Not just what LTV means, but how you can use it to your advantage — especially in today’s rate-sensitive, qualification-tight market.

What Is Loan-to-Value (LTV) in Real Estate?

Loan-to-Value (LTV) is a simple calculation lenders use to measure risk. It compares how much you’re borrowing to the total value of the property.

The formula is:

Loan Amount ÷ Purchase Price (or Appraised Value) = LTV

Example:

If you're buying a home for $900,000 with a $180,000 down payment (20%), your loan is $720,000.

$720,000 ÷ $900,000 = 80% LTV

✅ Lower LTV = less risk for lender
🚩 Higher LTV = more risk = more rules = more cost

Why LTV Matters (Even More in Canada)

In Canada, we have strict lending rules compared to the U.S. The federal government regulates mortgage risk using LTV.

Here’s how lenders look at LTV brackets:

LTV Determines 5 Critical Things

✅ Your Mortgage Approval Power

Higher LTV = tougher to qualify
Lower LTV = more options from A lenders

✅ Whether You Pay Mortgage Insurance

Anything above 80% LTV requires mortgage default insurance (CMHC or equivalent)

✅ Your Interest Rate

Believe it or not — insured mortgages often have lower rates but higher total cost over time

✅ Property Types & Restrictions

Some property types (acreages, mobile homes, rentals) require lower LTV limits

✅ Ability to Refinance or Use HELOC

LTV limits determine how much equity you can access later

Real Fraser Valley Example: LTV in Action

Let’s look at actual purchase examples in today’s market:

Banks will treat each of these files differently based on LTV, even if income and credit score are exactly the same.

How LTV Changes Your Mortgage Options

When you apply for a mortgage in Canada, lenders categorize your file based on risk tiers. LTV is one of the first filters.

High-Ratio vs Conventional — Why This Matters

In Canada, your LTV determines if your mortgage is considered high-ratio or conventional.

CMHC & Mortgage Default Insurance — No One Tells You This Part

If your LTV is above 80%, you must pay mortgage insurance. It protects the lender — not you — but it helps you get approved with less than 20% down.

Insurance Premiums by LTV:

Smart LTV Strategy for Move-Up Buyers (Fraser Valley Tip 🔥)

If you’re planning to sell and buy at the same time, your equity equals your LTV power.

Example:

If you sell your Clayton townhouse for $900,000 and net $450,000 after debt and fees:

You can now put 30–35% down on your next home → which drops your LTV to 65–70% → which gives you elite approval power.

Lower LTV = better rates + better terms + more lender options + more negotiating room.

How Appraisals Impact Loan-to-Value

Big one here:

✅ Banks lend off the lower of purchase price or appraised value.

Example:

• Offer Price: $1,000,000

• Appraised: $950,000

• Down Payment: 20%

The bank uses the lower number = $950,000.

So your down payment must be 20% of $950,000, not $1,000,000. That’s an extra $10,000 cash out of pocket most buyers aren’t ready for.

Refinance & HELOC LTV Rules

Refinancing rules are set by federal guidelines:

How to Improve Your LTV Fast

LTV Mistakes I See Buyers Make in the Fraser Valley

❌ They focus on rate instead of approval strategy
❌ They think CMHC insurance is bad (it’s not always)
❌ They assume 20% down always gets the best deal
❌ They don’t prepare appraisal risk funds
❌ They go subject-free without LTV strategy
❌ They underestimate cost of mortgage insurance

Final Thoughts

Loan-to-Value isn’t just a mortgage term—it affects your buying power, your approval chances, your interest rate, your monthly payments, and your ability to move up in real estate.

If you understand LTV, you control more of the process. If you don’t, lenders will control it for you.

Want to See Your LTV Strategy?

If you’re buying in South Surrey, White Rock, Cloverdale, or Langley — I can help you optimize your LTV to build the strongest mortgage approval possible.

I build custom strategies for:
✅ First-time buyers
✅ Move-up buyers
✅ Self-employed borrowers
✅ Investors
✅ HELOC + equity plans

👉 Book a Game Plan Meeting™

No sales pitch. No pressure. Just strategy.

We’ll:
✔ Calculate your LTV + buying power
✔ Review your best lender options
✔ Structure down payment + equity efficiently
✔ Identify risks before you write an offer
✔ Build your action plan

📩 Send me a message to get started.

Why You Shouldn’t View More Than 4 Properties on a Buyer Tour

When you’re house hunting, it’s easy to think that seeing more homes means making a better decision. After all, shouldn’t you explore every option before making your move?

Not necessarily.

In reality, viewing more than four properties in a single tour can actually hurt your clarity, confidence, and ability to make strong decisions. As a top-producing Realtor in the Fraser Valley, I’ve seen it time and time again — buyers who over-tour end up overwhelmed, confused, and stuck in decision paralysis.

Here’s why limiting your buyer tour to no more than four homes works in your favour.

✅ 1. Decision Fatigue Is Real

By property number five or six, things start to blur. Was that the home with the vaulted ceiling… or the one with the renovated kitchen? What about the yard size — was that the second property or the fourth?

When you overload your brain, it becomes harder to remember what actually mattered to you. Instead of gaining clarity, you lose it. Touring fewer homes allows you to actually process what you’re seeing so you can make quality decisions with confidence.

✅ 2. Your First Impressions Matter

Buying real estate is both logical and emotional. After four homes, emotional energy starts to drop off. If you push beyond that point, homes that may have been a great fit get unfairly compared simply because you're mentally checked out.

The truth is: the right home should stand out. You shouldn’t need to see 15 homes in a day to find it — you just need to see the right homes.

✅ 3. Touring Too Many Homes Creates False Comparisons

When you see too many properties in one day, your decision-making becomes scattered. You start comparing homes that shouldn’t be compared — a new construction townhouse beside a 1980s fixer-upper rancher, for example — simply because you saw them on the same day.

Real estate decisions should be made based on priorities and strategy, not randomness. Comparing apples to oranges only delays your progress and clouds your direction.

✅ 4. Quality Over Quantity Saves You Time

The most successful buyers don’t see the most homes — they see the best homes. That comes down to strategic preparation.

Before touring, we make sure we've:

• Dialed in your must-haves vs. nice-to-haves

• Aligned on your budget and comfort zone

• Explored target neighbourhoods and lifestyle needs

• Completed market education so you understand value

• Pre-qualified properties so you’re only seeing real contenders

This way, every property we view has a legitimate chance of being the one.

✅ 5. It Keeps You Competitive

In today’s market, hesitation costs buyers money. Good homes move quickly. If you spend days "just looking around," another buyer who is better prepared is already writing an offer.

Limiting yourself to focused tours means when the right home shows up, you know it — and you're ready to act.

So What's the Right Approach?

Keep it tight. Keep it focused. Keep it intentional.

✔️ Max 4 properties per tour
✔️ Strategic filtering before we step into a home
✔️ Market clarity and price awareness up front
✔️ Debrief after each tour to refine direction

This isn't about rushing you — it's about protecting you from overwhelm and helping you make smart, confident, financially sound decisions.

Final Thought

Your time is valuable. Your decision is important. And your experience should feel clear, guided, and empowering — not rushed or chaotic.

That’s why every buyer I work with starts with a Game Plan Meeting before touring homes. We set your search criteria, build clarity around the market, and make sure we’re strategic from day one.

Ready to Start Your Search the Right Way?

Book a Game Plan Meeting with me today and let’s build a smart, confident path to finding the right home. No pressure — just clarity and strategy.

When buying or selling a home, most people focus on price, dates, and subjects—but overlook one of the most powerful parts of the contract: the deposit. The way your deposit is structured can protect you legally, strengthen your offer strategically, and keep your transaction safe from unnecessary risk. Whether you’re buying, selling, or doing both at the same time, understanding deposits is critical.

What Is the Deposit?

A deposit is money put forward by the buyer to show commitment to the purchase. It forms part of the total purchase price, not an extra fee. For example:

The deposit is typically due upon subject removal unless otherwise negotiated. Once subjects come off, the deal becomes firm—and the deposit is the buyer’s way of putting “skin in the game.”

Where the Deposit Goes – “Held in Trust”

In most transactions, the deposit is paid to the buyer’s real estate brokerage “in trust”. Here’s what that means:

✅ Held securely in a regulated trust account
✅ Protected funds – the brokerage is a neutral stakeholder
✅ Not released to either side without mutual agreement or legal direction
✅ Credited toward purchase price on completion

Can a Deposit Be Paid Directly to the Seller?

Yes—in some negotiations, especially with private deals, new construction, or power-of-sale situations, a seller may require the deposit be paid directly to them or their lawyer/notary. While this can strengthen a buyer’s offer, it also increases risk if not handled correctly. This is where strategy and legal diligence matter.

How Much Should the Deposit Be?

While there’s no legal minimum, 5% of the purchase price has become standard in most BC markets. However:

Advanced strategy: Some buyers bring the bank draft at the offer presentation and include a photo as part of the offer. It sends a clear message: “I’m ready to perform.”

How Should the Deposit Be Paid?

Always use secure, cleared funds:

✅ Bank Draft / Certified Cheque – most common
✅ Wire Transfer / EFT – common and fast
🚫 Never provide a personal cheque – it can bounce or delay acceptance

The Deposit When You’re Buying AND Selling

This is where many people get caught off guard.

When you sell, your buyer’s deposit does not go straight into your pocket. It sits in trust until completion, meaning you can’t access it to use as your deposit on the home you’re buying.

If you’re selling and buying at the same time, this is where people get stuck financially:

“We thought we were getting a $40,000 deposit from our buyer and could use that for our next deposit… but we found out we don’t actually get that money until completion.”

This mistake can stop a move in its tracks, or worse—lead to breach of contract because you can’t pay your deposit on the home you’re buying.

How to Avoid This Problem

✅ Use savings or a HELOC to access your deposit funds
✅ Ask your lender for deposit options upfront
✅ Structure completion dates properly
✅ Have your Realtor build a deposit strategy before you write offers

Why Your Realtor Must Talk Strategy Around Deposits

A deposit isn’t just money—it’s a tool in negotiation and a risk management mechanism. Your Realtor should discuss:

✔ How much deposit is competitive
✔ When it should be due
✔ Who should hold it
✔ Whether to show proof of deposit with your offer
✔ Deposit strategy if you’re buying and selling
✔ Legal risks if deposits are mishandled
✔ Cash flow planning to avoid being trapped

This is exactly why I start every client relationship with a Game Plan Meeting. Most agents rush into showings—I make sure we protect you first.

Final Thoughts

A deposit:

✅ Proves commitment
✅ Creates a legally binding contract
✅ Becomes part of your purchase price
✅ Protects both buyer and seller
✅ Needs a strategy—especially if you’re buying and selling at the same time

Don’t treat it like a checkbox. Treat it like one of the most important parts of your real estate move.

Ready to build a smart move?

Before you write an offer, before you list your home—get your strategy locked in. That’s what the Game Plan Meeting is for.

✅ No pressure
✅ Local market clarity
✅ Offer & deposit strategy
✅ Mortgage alignment
✅ Move plan timeline

Book your Game Plan Meeting today

If you’re planning to sell your home and buy another in 2025 somewhere in the Fraser Valley—Langley, Abbotsford, Cloverdale, Chilliwack, Mission, South Surrey or White Rock—read this before you do anything else.

This market doesn’t reward people who “wing it.” It rewards clarity, timing, and strategy.

Most people want to move—they just get stuck because they don’t follow the right order, and they get overwhelmed before they even get started. It doesn’t have to be that way.

✅ Step 1: The Game Plan Meeting – The Step Everyone Skips (And Pays For)

Most agents rush people straight into a listing appointment. That’s a mistake.

Why? Because listing your home without a real plan is how you end up stressed, unprepared, and eventually regretful. You invest time cleaning and staging, spend thousands on home improvements, and rearrange your life—only to realize halfway through: “We’re not even sure we want to move anymore.”

That’s seller burnout. And it happens when you skip the first and most important step: clarifying the mission.

The Game Plan Meeting is where we slow it down and get smart. We go deep into:

• Why now? What changed in your life that makes moving important?

• What problem are we solving? Space, schools, yard, location, lifestyle upgrade?

• What’s the financial comfort zone? Not just what you qualify for—but what makes sense for your life.

• What's the benefit of moving vs. staying? If there isn’t one—we stop right here.

This meeting is designed to save you:
✅ Hours of stress
✅ Thousands in unnecessary renovations
✅ Months of wasted momentum

And here’s the part most people don’t hear:
It protects me, too. I invest heavily in world-class marketing, professional media, targeted exposure, and negotiation preparation. I won’t drag you through the process unless I’m fully confident you’re making a great decision—and that we’re operating on a clear strategy.

No confusion. No guessing. No emotional chaos. This meeting prevents regret before it happens.

✅ Step 2: Market Education – Proof Before Pressure

Before we list anything, we go out and look at homes together in your next price range. Yes—before listing.

Market Education is about answering one question:

Is moving actually worth it for you?

This eliminates fear and hesitation. When you see homes in person—not just online—you find out fast whether the move makes sense or not. If it does? Momentum kicks in. If it doesn’t? You just saved yourself 60–90 days of pointless preparation.

This is why we test before we commit.

✅ Step 3: Pricing Reality – 2021 Is Gone (And That’s Okay)

Forget what your neighbour sold for in 2021. That market is over.

But here’s the good news: you win on the buy side now. Inventory is better. Competition is calmer. Opportunity is higher. Your next purchase is likely discounted compared to peak years, which makes upgrading smarter today than when prices were inflated.

✅ Step 4: Listing Prep – Presentation Wins

Small upgrades = big impact.

• Fresh paint

• Lighting swaps

• Minor repairs

• Staging/styling

• Curb appeal cleanup

Nothing crazy—just strategic prep so your home attracts strong offers fast.

✅ Step 5: Move Strategy – Subjects and Structure

Once your home is listed, you unlock multiple strategies:

Each strategy has a place—but choosing wrong can cost you thousands. That’s why strategy isn’t something we guess on—we map it out in the Game Plan Meeting.

✅ Final Step: Execute Without Chaos

When you follow this order:

1. Game Plan Meeting

2. Market Education

3. Pricing Strategy

4. Listing Prep

5. Move Strategy Execution

You don’t panic. You don’t guess. You don’t get stuck.

You move with confidence.

🎯 Final Word: The Best Plan of Action

The best move is the right move at the right time with the right structure. You don’t get that by listing and “seeing what happens.” You get that by planning before acting.

If there’s no plan—there shouldn’t be a sign in the lawn.

✅ Book a Game Plan Meeting

This is where we map everything out so you can make a decision with clarity—not pressure.

✔️ Custom move strategy
✔️ Market education walkthrough
✔️ Offer structure options
✔️ Finance pathways
✔️ Timeline mapping

No pressure. No commitment. Just the truth.