Each month, REM shares brokerage expansions and conversions, leadership appointments and other key industry moves. Have an announcement to share? Email your news to editor@realestatemagazine.ca by the 26th of each month, and don’t forget to include a photo!

Expansions, mergers and conversions

Sutton Group expands in the west

Real estate company Sutton Group is expanding its reach with two new offices.

This month, Sutton announced the grand opening of Sutton Beeline Calgary and Sutton Centre Kelowna.

The establishment of the new locations was strategic, says Sutton, as both Kelowna and Calgary offer “significant market opportunities for growth.” 

Sutton Beeline in Calgary is led by managing broker Zaeena Gul, while Sutton Centre Kelowna is co-led by managing brokers Emily Coates and John Skender. 

“The opening of Sutton Beeline Calgary and Sutton Centre Kelowna represents a significant step forward for Sutton,” said Beatrice Cosentini, vice-president of Sutton’s western region.

“In a market where there is increased demand for innovative solutions, this team exemplifies the forward-thinking vision and enthusiasm required to drive meaningful change in the market.”

Royal LePage welcomes Saskatchewan brokerage

Mark Zawerucha

Royal LePage is announcing the opening of Royal LePage Success Realty, based in Yorkton, Sask. 

The brokerage will serve clients in Yorkton, as well as surrounding communities including Melville, Springside, Saltcoats, Theodore, Good Spirit Lake and beyond. 

The new brokerage is led by Mark Zawerucha, formerly an associate broker with Re/Max, who brings nearly a decade of real estate experience to his new ownership role.

“In the short term, my goal is to establish Royal LePage Success Realty as a trusted name in Yorkton and surrounding areas,” said Zawerucha. “Long term, I want to grow a strong team of professionals who share my commitment to delivering outstanding service to clients.”

Executives Property Management and Century 21 Assurance Realty Ltd. join forces

Treena Piva

Property management company Executives Property Management (Formerly Real Property Management), which services Kelowna and the B.C. Interior, has merged with Century 21 Assurance Realty Ltd.

Treena Piva and Aaron Piva of Executives Property Management will continue their leadership as managing directors of property management.

Century 21 Assurance Realty is led by managing broker Kim Davies.

“Our mission has always been to serve with integrity, lead with purpose, and create value for both investors and residents,” said Treena Piva. “Together, we’re taking that promise to the next level – continuing our commitment to redefine and elevate the expectations of property management through strategic innovation, advanced technology, and next-level service.”

Corcoran Horizon Realty opens new Hamilton office

Corcoran Horizon Realty is deepening its roots in Ontario with the opening of its newest office in Hamilton. 

Heading up the office as broker/managing partner is Martinus Geleynse, who brings over 16 years of experience in real estate, marketing and community development to the role, according to a company statement. 

“Our new Hamilton office reflects our belief in the city’s resilience, diversity and unmatched character,” said Cliff Rego, CEO and broker of record for Corcoran Horizon. “Hamilton is a place of reinvention and grit, where heritage meets innovation. We’re proud to establish a presence in a city that’s not only steeped in history but also driving forward with creativity, entrepreneurship, and community spirit.”

Corcoran is already established in the markets of Kitchener, Cambridge, Port Severn and Toronto.

Odyssey Retail Advisors expands to Canada

Odyssey Retail Advisors, a premier real estate advisory firm, is expanding into the Canadian retail market with a footprint in Toronto.

Headquartered in New York, with offices in Miami, Chicago and Los Angeles, the firm advises luxury and contemporary retailers in expanding their presence worldwide and guides developers in creating upscale shopping destinations.

Joining Odyssey as part of the Canadian expansion are Casdin Parr, David Bishop and Ryan McCarthy as executive vice presidents, along with Lesia Czech as director.

Together, they bring decades of experience advising national and international retailers across the Canadian retail landscape, says a company statement.

“This is a pivotal step in Odyssey’s continued evolution as a global advisory platform,” said Rich Johnson, principal at Odyssey Retail Advisors.

“Casdin, David and Ryan are widely respected for their deep client relationships, market expertise, and strategic thinking. Their presence enhances our ability to support clients in one of the most important luxury markets in North
America.”

Important milestones

New HQ for Berkshire Hathaway HomeServices Québec

Berkshire Hathaway HomeServices Québec is celebrating the grand opening of its new headquarters in Montreal.

Located minutes from Royalmount, dubbed the largest private development underway in the province, the move marks a step forward for the brokerage, which established itself in Québec in 2020.

The 2,000-square-foot space, located in suite 290 of 5929 Trans-Canada Highway, is designed to have the look and feel of a penthouse condominium, rather than an office, according to a company statement.

The brokerage is led by founder and CEO Sacha Brosseau, who is planning to expand across the province. 

“We will grow with the right people, at the right pace,” he said in a statement. “We’ve witnessed what happens when large corporations prioritize spreadsheets over their brokers, and we are building a different kind of company—one where growth serves to strengthen and support every member of our organization.”

Engel & Völkers Ottawa signs up for another decade

Engel & Völkers Ottawa recently announced the renewal of its franchise agreement, marking a decade in Ottawa’s high-end real estate market and committing to another 10 years under license partners John King and Larry Mohr. 

Since 2016, Engel & Völkers Ottawa has expanded to four shops across the metropolitan region. 

The brokerage has become a major player in Ottawa’s luxury segment, representing 12 per cent of all properties sold over $1 million and a commanding six per cent of the overall market share, according to a company statement.

Their 150 advisors make up three per cent of the local real estate board. 

The post The Real Deal: Industry highlights for October 2025 appeared first on REM.

Each Wednesday, Real Estate Magazine shares insights, experiences and advice from top-performing agents across Canada. If you’d like to contribute, or nominate a colleague or team, send us an email.

Editor’s note: The following interview was originally published in a REM special edition print magazine released Oct. 7 at the Re/Max Activate conference.

Known for their powerhouse presence in Kelowna, B.C. and beyond, sisters Tamara and Shannon Stone have built one of Canada’s top-producing teams. With over $210M in 2024 sales volume and nearly $240M year-to-date in 2025, the Stone Sisters are redefining what team leadership looks like in Canadian real estate.

REM: How did you first get into real estate?

Tamara: Our parents were in the business, so we grew up learning how to negotiate. I was drawn to the freedom and the fact that there’s no cap on earnings.

Shannon: Tamara asked me for years to join her, but I pursued a business degree and worked in marketing first. Ironically, when she stopped asking, I finally decided to join. We planned to train together for six months — and never stopped.

Q: When did you decide to build a team — and why?

Tamara: I sold real estate for 10 years before Shannon joined me. With her marketing acumen, we quickly scaled, but soon we were dropping balls. We hired an admin after her first year and then our first licensed agent in 2010.

Shannon: From the beginning, I wanted us to run real estate like a business, not just as agents. Building a team was always the vision.

Q: What roles do each of you play today?

Tamara: I coach our agents and focus on skill development. I also still attend CMA presentations with our agents.

Shannon: I lead marketing and operations while also co-leading recruiting and vision. We both coach and train through weekly meetings and one-on-ones.

Q: Give us a snapshot of your business today.

• Agents: 12 (including Tamara and Shannon)
• Staff: Five (three in-office: office manager, listing coordinator, marketing assistant; two virtual staff for showings, feedback, and reports)
• Markets served in B.C.: Kelowna, Peachland, Big White, Lake Country, West Kelowna
• 2024 production: 222 sales | $210,828,222 GSV
• 2025 YTD: 187 firm sales | $240,199,600 GSV
• Staff-to-agent ratio: One staff member for every three agents

Q: What were your first key hires that changed the business?

Tamara: Hiring a rockstar office manager, then a marketing director — Shannon had the ideas, but we needed someone to implement. Adding listing coordinators was also a game-changer.

Shannon: Our first admin and two agents were critical. Later, hiring virtual staff for phones and showings, and a listing coordinator, streamlined operations dramatically.

Q: What advice would you give a team leader making their first hire?

Tamara: Make sure you have enough business to support — agents join teams for leads.

Shannon: Hire slow, fire fast if needed. Identify the tasks you shouldn’t be doing and delegate. Create systems so new hires can take 80 per cent of the work while you focus on the 20 per cent that requires your touch.

Q: What are your top lead sources?

Tamara: Agent referrals, past client referrals, and leads from listings.

Shannon: Repeat and referral, brand awareness (mail-outs, bus benches), and social media. Our marketing budget is about 40 per cent past client, 25 per cent referral, 25 per cent marketing, and 10 per cent miscellaneous.

Q: How are leads routed and followed up?

Shannon: Leads go into our CRM and are assigned by our director of leads (round-robin for generics, best-fit for others). If it’s a referral or listing, Tamara or I handle the first call. Leads then move into drip campaigns based on category. After the transaction closes, we personally follow up and thank clients.

Q: What’s in your tech stack?

• Website: StoneSisters.com
• Automation: No dialer/text automation
• AI: Website bot for instant replies
• Finance: Excel + Hubdoc
• Other tools: ChatGPT

Q: How do you invest back into the business?

• Marketing: 6.2 per cent of revenue
• Staff/operations: 8.1 per cent of revenue
• Profit goal: Maintain 40 per cent profit, 30 per cent COGS, 30 per cent expenses

Q: What kind of agents thrive on your team?

Shannon: Hungry, smart, and a team player. New agents usually get their first deal in two to three months. Follow-up and exceptional customer service are rewarded. No follow-up? No leads.

Q: Advice for smaller teams?

Shannon: Your next hire depends on your bottleneck. If you don’t have lots of leads, an ISA doesn’t make sense — start with a transaction coordinator. Invest in social media ads and client engagement.

Lightning Round

• Favourite Canadian market truth: Referrals and repeat clients always outperform ads in ROI.
• One tech you’d fight to keep: Our CRM
• One marketing hill you’ll die on: Be in front of people.
• Agents fail because… they hide behind screens instead of connecting.
• Teams win because… of efficiency, processes, and marketing reach.

The post Agent spotlight: Q&A with Kelowna’s Stone Sisters appeared first on REM.

Announced on Monday, the call for action follows a resolution passed by the Union of BC Municipalities (UBCM). The motion, brought forward by the North Central Local Government Association, urges the province to create a standing body that brings together:

• local governments
• Indigenous housing organizations
• market and non-market housing groups
• academic experts
• provincial and federal housing officials

The goal is to support collaborative, evidence-based housing policy that reflects the needs of communities across the province, advocates say.

The B.C. Real Estate Association is supporting the initiative, along with a growing list of stakeholders that includes municipalities, chambers of commerce and sector organizations such as the Aboriginal Housing Management Association, Canadian Mortgage Brokers Association – B.C., LandlordBC and the Manufactured Home Park Owners Alliance of B.C.

The resolution comes as Christine Boyle takes over as B.C.’s Minister of Housing and Municipal Affairs. Advocates say her appointment is an opportunity to move quickly on coordinated housing policy.

“This resolution represents a major step forward in creating inclusive and effective housing policy,” said Jasroop Gosal, BCREA’s manager of government relations. “We look forward to working with the new housing minister and all stakeholders to ensure this roundtable delivers real results for British Columbians.”

The resolution is now awaiting a formal response from the provincial government.

Current policy lacks collaboration: BCREA

In a brief on the housing roundtable, BCREA notes that the B.C. government has been under “significant pressure” in recent years to react quickly and introduce new measures to address the affordability crisis. 

“While many of the new policy ideas have had merit, the policy development process has lacked advance, detailed consultation with a variety of housing experts, which is necessary to ensure a holistic view is adopted,” it reads.

The post B.C. government urged to form housing policy roundtable appeared first on REM.

B.C.’s strata councils – often known as condo boards in other parts of the country – are tasked with managing everything from budgets to bylaws. Despite that outsized responsibility, however, they operate without formal training. The result is a patchwork of management quality, rising disputes, and eroding trust in the very institutions meant to safeguard our homes.

Big responsibility, little preparation

As a government relations professional deeply engaged in housing policy, I’ve seen firsthand how the lack of strata literacy undermines community well-being. 

Not only do strata councils oversee the governance and operations of a corporation – which, in some cases, have budgets in the tens of millions – they also wield significant influence over residents’ daily lives. Still, many members step into these roles with little understanding of their legal obligations or best practices. 

From mismanaged budgets and delayed repairs to inconsistent bylaw enforcement and opaque decision-making, the consequences of untrained governance are far-reaching. The Civil Resolution Tribunal has repeatedly flagged these issues, revealing a troubling pattern of preventable conflicts and costly mistakes.

Call to policymakers

The current policy landscape, anchored by the province’s Strata Property Act and its accompanying regulations, provides a legal framework for strata governance but no guarantee of competence. While the Act outlines duties such as fee collection, property maintenance, and dispute resolution, it assumes council members already possess the skills to execute them. This assumption is no longer tenable.

That is why the B.C. Real Estate Association (BCREA) is calling for a legislative amendment to the Strata Property Act requiring all council members to complete a certified training program. Covering competencies such as financial management, property maintenance, insurance, tenancy law, document management, and meeting procedures, the program would establish a baseline of knowledge, empowering councils to serve their communities effectively and fairly. 

This isn’t just about education. It’s about equity, accountability, and the long-term sustainability of our housing system.

By equipping council members with foundational skills, the program would safeguard property values, ensure timely upkeep, reduce the frequency of tenancy disputes, and maintain the financial health of the corporation. Stronger governance fosters stronger relationships among residents, creating more engaged, harmonious communities.

Standardized education would also level the playing field across strata corporations, reducing inequities and ensuring all communities benefit from consistent, competent leadership. When residents feel their concerns are addressed fairly and their homes are well-managed, satisfaction rises, leading to healthier, more resilient neighbourhoods.

Even better, B.C. policymakers would have examples to draw from when creating the program. The Condominium Authority of Ontario already requires training for condo directors through 26 online modules covering governance, legal compliance, and building management. 

Closer to home, the Condominium Home Owners Association of B.C. already offers voluntary webinars on strata administration. 

We must build on these foundations, formalizing and expanding access to ensure every council member is prepared to lead.

In order for the program to reach its full potential, a strong regulatory framework is essential. This framework would accredit educational institutions, set quality benchmarks, and establish assessment processes to validate competence. 

Continuing education requirements would keep council members updated on evolving laws and governance standards, while oversight mechanisms would monitor compliance and enforce penalties. Together, these elements would create a structured, accountable system supporting effective governance provincewide.

It will also be important to maintain an explicit focus on accessibility, particularly to mitigate any concerns that the program could discourage strata council volunteer participation. This includes offering flexible online course formats, self-paced modules, and reasonable timelines for recertification. These features were instrumental in Ontario’s success and should be emphasized in B.C.’s rollout.  

To implement this program, BCREA proposes the creation of a dedicated branch within the Ministry of Housing to oversee training. This entity would maintain a registry of certified members, conduct audits, and provide support to councils navigating the new requirements.

Finally, the path to implementation must begin with consultation. Strata residents, property managers, legal experts, and advocacy groups must all be engaged to refine the proposal and build consensus. 

Bottom line

Mandatory strata education is not a bureaucratic burden. It’s a public good. It’s a missing pillar in housing policy not just in B.C. but in several other parts of the country – one that strengthens transparency, professionalism, and community resilience. As our cities densify and reliance on stratified housing grows, we must ensure those managing these communities are equipped for the task.

It’s time to move beyond reactive governance and toward a proactive, informed, and equitable system. The homes we live in, and the communities we build, deserve nothing less.

Jasroop Gosal

Jasroop Gosal is the Government Relations Manager at the BC Real Estate Association (BCREA). Before joining BCREA, he was the Spokesperson and Policy & Research Manager at the Surrey Board of Trade, where he advanced initiatives related to housing, infrastructure, and economic development. Jasroop brings a background in nonprofit leadership and business advocacy, with a focus on building cross-sector partnerships and driving local impact. He has also worked on strategic campaigns at the municipal, provincial, and federal levels, and is passionate about community-building, public policy, and empowering inclusive economic growth across British Columbia.

The post Why it’s time to require training for strata councils and boards appeared first on REM.

According to Greater Vancouver Realtors (GVR), residential sales in the region totalled 1,959 last month.

While that’s 55 sales more than August 2024, sales levels were still nearly 20 per cent below the 10-year seasonal average (2,424). 

“The August sales figures add further confirmation that sales activity across Metro Vancouver appears to be recovering, albeit somewhat slowly, from the challenging first half of the year,” said Andrew Lis, GVR’s director of economics and data analytics. “Sales in the detached and attached segments are up over 10 per cent from last August, which suggests buyers shopping in more expensive price points are re-entering the market in a meaningful way.” 

Prices are easing as inventory climbs 

The total number of properties currently listed for sale on the MLS is 16,242, a 17.6 per cent increase compared to August 2024 (13,812). 

This is 36.9 per cent above the 10-year seasonal average (11,862). 

At the same time, the composite benchmark price for all residential properties in Metro Vancouver is currently $1.15 million, a 3.8 per cent decline year-over-year, and down 1.3 per cent from July.

As sellers’ and buyers’ expectations have become more aligned, transaction volume has picked up, Lis said.

“Newly listed properties remain in line with their ten-year seasonal average however, which when paired with increasing sales activity, is likely to diminish the available inventory,” he said. “This also means the window of plentiful opportunity for buyers may soon begin closing if these trends continue.” 

The post Easing Vancouver home prices helps bring buyers back: GVR appeared first on REM.

For the first time in Canadian history, a First Nations group was granted Aboriginal title over a section of land currently owned in fee simple by other entities.

Justice Barbara Young ruled that land title grants issued by the Canadian and B.C. governments to others on the land in question “are defective and invalid” since they “unjustifiably infringe the Cowichan Nation Aboriginal title to these lands.”

The 750-hectare parcel of land in question contains several company warehouses owned by private businesses and homes owned by individuals. However, the decision was clear that no titles held by private homeowners were invalidated, as no remedy was sought against them. 

That said, the decision has far-reaching effects given the now-apparent vulnerability of fee-simple interests that conflict with Aboriginal-titled lands, which large amounts of private land in British Columbia are classified as.

Dwight Newman, law professor at the University of Saskatchewan and research associate with the University of British Columbia’s Centre for Constitutional Law and Legal Studies, said that what matters is not the party that holds the land (public vs. private ownership), but the common denominator of fee simple interest in conflict with Aboriginal title.

“Some of the land held by governments was in fee simple, which is the type of ownership that most private individuals have. And in the course of pronouncing that on the government fee simple land that is declared to be owned under Aboriginal title, the decision probably has implications for private individuals’ fee simple lands down the road—or it could if First Nations were to ever claim against it,” he told REM in an interview. 

B.C. government responds

The B.C. government and other bodies responded swiftly to the decision.

“But let me be clear: Owning private property with clear title is key to borrowing for a mortgage, economic certainty, and the real estate market,” Premier David Eby said in a statement, adding, “We remain committed to protecting and upholding this foundation of business and personal predictability, and our provincial economy, for Indigenous and non-Indigenous people alike.”

In an email to REM, the Ministry of Attorney General indicated that the province “strongly disagrees with the decision,” and will be appealing it. It is seeking a stay to pause the implementation of the ruling before the appeal is finalized. 

“Our government is committed to protecting and upholding those rights while continuing the important work of reconciliation. That will always remain our approach,” the statement reads, adding that, “For Realtors and property owners, it is important to know that people must be able to continue buying and selling property freely and accessing mortgages. The province made this clear to the Court and remains committed to protecting fee simple private property.”

The British Columbia Real Estate Association (BCREA) also released a statement on Aug. 21, citing its support for the government’s planned action.

“We are encouraged by the province’s stated commitment to protecting and upholding private property rights in the face of this decision and are working together with other concerned real estate and business organizations to respond and engage when warranted.”

How can Realtors reassure their clients? 

While public officials have consistently talked about the importance of protecting fee simple property, Realtors and their clients still face uncertainty as the matter will continue to unfold via appeal. 

Newman’s assessment is that the “courts don’t rush to disrupt people living in their homes,” but he also does not mince words, saying there is “lots of uncertainty” in the present circumstances. 

Newman suggests that Realtors who are concerned about their client’s title to land could research if there is a claim to Aboriginal title in the area.

 “If there have been filings in a court, it’s in principle public information, but how accessible that’s been made will differ,” he said. 

If court records don’t show any issues, Newman suggests doing general research to find Aboriginal title claims in an area that have not been resolved. He notes that much of the private land in B.C. may be subject to Aboriginal title claims, though there are exceptions.

Newman also mentions that private property owners may have legal defenses in the case of an Aboriginal title claim materializing against them.

The judgment passed down from Justice Young does deliberate on the idea of a private landowner using a bona fide purchaser for value (an innocent purchaser for value) defense, though Newman is clear that the use of this defense for private individuals is speculative.

“So private individuals might have that defense down the road, but basically, there’s some uncertainty on what the decision would imply if it were applied to the circumstances of a private individual. And the decision is being appealed in any event,” Newman cautions.

What’s the likelihood of a claim against private landowners? 

Realtors wrestling with the potential of an Aboriginal title claim on a client’s property may be tempted to gauge the likelihood of a First Nations group seeking to invalidate their client’s fee simple title, as in the Cowichan decision. 

Newman suggests that a number of factors could be considered, such as the chances that the negotiation of the Aboriginal title ends up in court, prospects for the Aboriginal group that could make the claim, and whether other land in the area is claimed as well. 

However, he cautions that at the end of the day, uncertainty will remain.

“To come up with a likelihood [of a claim] on a particular property—that’s a challenging task. It’s mostly not going to be really high,” he says, but adds, “but it’s not zero. People need to live with some kind of risk on [the land], but they shouldn’t exaggerate that risk in essence.”

Aboriginal claims aren’t the only risk

Newman is clear that offering any sort of clear-cut, reassuring advice isn’t practical right now. But, he draws a helpful analogy many B.C. Realtors and property owners can relate to. 

“People buy land that’s subject to risks. Most of the people in British Columbia have bought land that is subject to significant earthquake risk, and they deal with that,” he tells REM. 

Just as environmental factors are one of many considerations that make up a Realtor’s analysis of a property, Newman contends that the possibility of an Aboriginal claim is simply another factor that needs to be contemplated. 

“Various things could happen when people buy property, and real estate agents need to talk to people about the risks and sort of keeping them in proportion—-not ignoring them, but not exaggerating them either.” 

Brett Surbey

Brett Surbey is a corporate paralegal and freelance writer who has written for Yahoo Finance Canada, Success Magazine, Publishers Weekly, U.S. News & World Report, Forbes Advisor and multiple academic journals. He and his family live in northern Alberta, Canada.

The post B.C. decision sparks uncertainty: Helping clients navigate Aboriginal title ruling appeared first on REM.

In smaller and more rural communities, these home parks can account for as much as one-tenth of the local housing supply. But, despite their importance in the housing mix, a little-known contractual issue between park managers and lenders has seen this vital housing option caught up in a bureaucratic stalemate that is currently unique to British Columbia.

Lenders in conflict with park managers

At the heart of the problem is a critical banking form called the “Landlord Consent Model Assignment of Consent for Manufactured Home Tenancy Agreements,” or more commonly known as the “1097.” It defines the relationship between lenders, park managers, and residents when financing is involved, outlining obligations in cases of tenant default, and allowing for a previous lease to be assigned to a new tenant when the home park is sold. First introduced by the Canadian Bankers Association in 2002, over time, the 1097 has evolved into at least nine different versions of the form, with each major bank creating its own in-house variation.

For years now, park managers in B.C. have had concerns about certain clauses in the lenders’ versions of the 1097, most notably about a lack of park manager protections and an abundance of lender protections in the agreement. This culminated in the Manufactured Home Park Owners Alliance of B.C. releasing their own version of the 1097 in October 2024. However, lenders in turn are refusing to sign it, citing federal regulations blocking them from making some of the requested changes. 

Residents and Realtors left hanging as deals collapse

After more than a year, the stalemate between lenders and park managers has left residents and the Realtors serving them facing the consequences. Buyers of manufactured homes, even those who have bank-approved financing and a willing seller, are unable to transact on their home because the 1097 is left unsigned. Under these current rules, the sale is essentially vetoed, creating a significant barrier to transacting manufactured park housing.

In one case in late 2024, a Coquitlam couple had multiple offers fall through because the required paperwork was left unsigned, leaving them feeling like they’re being “held hostage” by a process out of their control. Across the province, Realtors and their clients have felt this newly created uncertainty firsthand, consistently having deals collapse at the last minute because they cannot get a signature on this mandatory form.  

The lack of a standardized and widely accepted 1097 form is disproportionately harming residents and sellers. Those who feel its impacts most are the elderly, low-income families, and those living in rural areas with no other viable housing options. As it currently stands, buyers cannot buy, and sellers cannot sell; This issue demands intervention from the federal government.

Bottom line

This impasse cannot be solved through private negotiations. The federal government must step in and establish clear guidance around the 1097 form and its use. As one of the last bastions of affordability in an increasingly expensive housing market, manufactured home parks are too vital a part of the housing landscape to be ignored. 

This is not about lenders versus park managers, but about a vital process that right now is fundamentally broken. Housing Minister Robertson must step in and regulate the use of the 1097 form to restore consistency and basic consumer protections to one of Canada’s most overlooked housing options.

Daniel Kreines

Daniel Kreines is the Government Relations and Policy Associate at the Association of Interior REALTORS® since 2024. Representing REALTORS® across the interior of British Columbia from the Kootenays to Kamloops and up to South Peace River. Daniel advocates on behalf of the profession and to add value for consumers.

The post OPINION: B.C.’s stalemate on manufactured home parks must end appeared first on REM.

But, with an unexpected trade war suppressing sales and prices in Canada’s biggest regions, market conditions have been weaker than expected.

In a housing report released Tuesday, RBC assistant chief economist Robert Hogue said the bank now projects home resales will decline 3.5 per cent in Canada to 467,100 units this year, with the first half of 2025 seeing a 4.1 per cent pullback, largely concentrated in Ontario and B.C.

‘Gradual recovery’ on the horizon

“Encouragingly, recent signs of an ongoing recovery have emerged,” said Hogue. “Prospective buyers are re-entering the market as economic fears ease and lower interest rates gain traction. We expect this gradual recovery to continue in the second half of 2025, setting the stage for stronger demand in 2026.”

Hogue said RBC is projecting a 7.9 per cent rebound in home resales next year to 504,100 units, which is still under the pre-pandemic five-year average of 511,000 units.

“Several constraints will temper the recovery. A fragile labour market, reduced immigration targets, and affordability challenges will limit the pace of growth,” Hogue noted. 

Prices expected to dip

The national composite RPS Home Price Index is expected to rise by 0.7 per cent in 2025, but this reflects gains made earlier in the year.

“We anticipate prices will decline in the latter half of 2025 and into 2026 with Ontario and B.C. experiencing the steepest drops due to high inventory levels and strong competition among sellers,” said Hogue.

Nationally, prices are expected to decline by 0.7 per cent in 2026, reversing this year’s modest increase. 

“For pricing, supply-demand conditions have shifted in buyers’ favour, particularly in Ontario and B.C., where affordability issues are acute.”

Pandemic frenzy made even

“The pandemic’s impact on the housing market appears to have run its course. Exceptional circumstances—including rock-bottom interest rates, government income support, and shifting housing needs—accelerated transactions that would have occurred later,” said Hogue. “The subsequent market slump triggered by rate hikes in 2022 largely corrected this unsustainable surge.”

RBC’s data suggests a growing number of Canadians are ready to re-enter the market under the right conditions, such as improved affordability, stable interest rates, and better job prospects, said Hogue.

Improved affordability has limited impact

Declining ownership costs driven by lower rates and moderating prices in some regions have made homeownership the most affordable it’s been in three years. 

“This trend is expected to continue, encouraging more buyers to act,” said Hogue.

However, significant affordability challenges persist, particularly in high-priced markets like Ontario and B.C.

“Despite some relief, the share of household income required to cover ownership costs will remain well above pre-pandemic levels, limiting the pace of recovery.” 

Sellers competing for offers in Ontario and B.C.

Inventory is at decade highs in Ontario and B.C., as an influx of listings is met with weaker demand.

However, inventory is tight in the Prairies, Quebec, and Atlantic Canada, where listings are still below pre-pandemic levels.

“We expect supply and demand to gradually rebalance as sales pick up,” said Hogue. “However, it will take time for the market in Ontario and B.C. to stabilize. Until then, strong competition among sellers will likely keep prices under pressure with declines continuing into early 2026 before steadying.” 

The post Housing resales to pull back by 3.5% in 2025: RBC appeared first on REM.

A decision was delivered on Aug. 7 following the longest trial in Canadian history, awarding Aboriginal title over a swath of land in Richmond, B.C. to the Cowichan Nation, as well as fishing rights in the Fraser River.

The land at the centre of the decision is owned by the federal Crown, the Vancouver Fraser Port Authority, the City of Richmond, and private third parties. Owners of homes and private businesses in that area were not the intended target of the court action, and no declaration was made that directly affects them now.

Isaac, a nationally-regarded specialist in Aboriginal law and partner at Cassels Brock & Blackwell LLP, said the decision “fundamentally upends” the land title system.

“There are very serious implications flowing from this decision if it were to be upheld on appeal,” he told Real Estate Magazine.

On Monday, B.C.’s Attorney General Niki Sharma pledged to appeal the decision, citing the possibility of “unintended consequences” resulting from the ruling.

“I think everyone with property in areas that may be subject to Aboriginal title claims, which isn’t restricted to British Columbia, needs to pay attention,” said Isaac.

What the ruling means

Isaac says the ruling boils down to two things. First, the court has said that Aboriginal title can be declared on private property. Second, if Aboriginal title is found, First Nations can seek to have that land transferred to them by going through the courts.

“Up until last Thursday, you could rely on the land title system. You have a fee simple property in British Columbia, you could essentially take it to the bank,” he said.

Now, he says, the Sword of Damocles – essentially a looming threat – hangs over property owners in affected areas. 

“What (the judge) is saying is that until they go to possess your land, you’re not affected.”

“Go tell the bank that.”

Isaac says the decision challenges the proposition that you can trust being given title to a property by the government.

“Much of our entire economic system is based on that. People get mortgages, and people have lines of credit for their businesses in many instances. They’re based on security in what? Real estate.”

“So now if you have a court saying, ‘That isn’t the highest form of land title anymore,’ the consequence of that is significant.”

Courtney Zwicker

Courtney Zwicker is a digital reporter and associate editor for REM. Based in Atlantic Canada, she has over a decade of experience covering daily business news.

The post Cowichan title ruling may reshape B.C. property rights, lawyer says appeared first on REM.

On Aug. 7, the B.C. Supreme Court released a decision favouring the four First Nations which brought on the claim, after a trial that lasted more than 500 days.

The area in question is located on what is now the south shore of Lulu Island, across from Tilbury Island, in Richmond. 

Today, land in the claim area is owned by the federal Crown, the Vancouver Fraser Port Authority, the City of Richmond, and private third parties.

“Although it has taken a very long time, the Cowichan have now established their Aboriginal title to that land,” wrote Justice Barbara Young in her decision. “Nevertheless, much remains to be resolved through negotiation and reconciliation between the Crown and the Cowichan.”

She also ruled The Cowichan have an Aboriginal right to fish the south arm of the Fraser River for food.

Justice Young wrote that the Crown’s granting of free simple interest in the Cowichan Title Lands “unjustifiably infringes” the Cowichan’s Aboriginal title.

“The Province has no jurisdiction to extinguish Aboriginal title. The Crown grants of fee simple interest did not displace or extinguish the Cowichan’s Aboriginal title,” reads the decision.

She wrote that the federal government has a duty to the Cowichan to negotiate in good faith.

Attorney general speaks out against ruling

On Monday’s B.C.’s Attorney General Niki Sharma pledged to appeal the decision.

“We disagree strongly with the decision. British Columbia will be filing an appeal and seeking a stay to pause implementation until the appeal is resolved,” reads her official statement.  

“We respect the court’s role in our justice system, but given the significant legal issues raised in the recent decision in Cowichan Tribes v. AG Canada et al., we believe it must be reconsidered on appeal. This ruling could have significant unintended consequences for fee simple private property rights in B.C. that must be reconsidered by a higher court.”  

Courtney Zwicker

Courtney Zwicker is a digital reporter and associate editor for REM. Based in Atlantic Canada, she has over a decade of experience covering daily business news.

The post Precedent-setting B.C. land claim victory for First Nations faces appeal by the province appeared first on REM.