I Thee Wed

I was married in 1962, and when I married I thought it was forever. I was pre-the baby boomers. I believed it was ok to be barefoot and pregnant in the kitchen… well, not exactly. But I did believe that I would marry a man who would take care of me and bring in a good income. I would stay home with the babies and cook and clean my house.

We lasted 10 years, had 2 children and then we went our separate ways. About a year later I found Henri and we started to cohabit – but I was ruined for marriage. I didn’t believe anymore. I no longer believed in “forever and ever”.

Henri and I lived together for 17 years before we “tied the knot”. And that was only because we were living in Quebec and they would have taken our inheritance away as we had to prove that we were “as-good-ahs” married. Actually Frank, my son proposed, but that is another story.

The point of this ramble is that I went to a same-sex wedding and I had an epiphany. Marriage is relatively unimportant to me. “Been there, done that”.

But that was not true for Sam and Alijandro.

They were ecstatic. Their joy was contagious. Alejandros mother and brother flew up from Southern Mexico for the wedding and it was a dream come true. They could stand in the church. That edifice of sanctification of our mores and prove to the world that they were more than “as-good-ahs”. It also was a way to protect themselves from the vagaries of the state.

Here are a few photos.

They say their vows

Hitched

The family

The Happy Couple

European Chafer Beetles

 

European Chafer – A New Pest in The Lower Mainland

The European Chafer, Rhizotrogus majalis, is a serious pest of turf in eastern North America. In 2001 it was found in New Westminster, British Columbia, in lawns and boulevards. It is probable this pest has been in B.C. for a few years, and has now spread beyond New Westminster. In fact, while doing a bit of gardening in our yard we had a rain of beetles falling on our heads.

Description

The adult beetle (Figure 1} is tan coloured and resembles a smallish June beetle. The larvae, or grubs (Figures 2,3}, have a C -shaped body and brown head. Mature chafer grubs are smaller than mature June beetle grubs. A microscope is required to confidently identify the grubs.

Adult European Chafer Figure 1: Adult European Chafer.
Chafer Grubs Figure 2: Mature European Chafer grubs

Biology

The European chafer completes its life cycle in one year. The adult chafer beetles swarm in conspicuous mating flights on warm evenings in late June and early July. The beetles fly to tall objects, usually trees or other vertical structures to mate. The adult females then locate nearby lawns to lay their eggs in. The females deposit up to 50 eggs each.

Eggs hatch in late July or early August and the larvae or grubs begin feeding on roots until the ground freezes. In colder climates, the larvae migrate down below the frost-line to overwinter.

From April to mid-May, the larvae migrate close to the soil surface and feed on turf roots. From mid-May to early June, the larvae stop feeding and pupate (undergo metamorphosis), and the adult beetles emerge two weeks later.

Damage

The grubs are the damaging stage. They feed on all types of grass and, if numerous and food is scarce, may move into vegetable plantings to feed on corn, potatoes and other crops. European chafer grubs prefer to feed on fibrous roots, and can damage ornamental and nursery plants by reducing their fibrous root system. Most of the damage is done by the the third (final} instar grubs in the fall and early spring, but damage can be masked by the abundant moisture at these times. Drier weather can quickly result in the appearance of brown, dying patches. Considerable damage to turf can occur in the fall and winter from animals, especially skunks, and birds digging up the grass to feed on the larger grubs (Figure 4).
The adult beetles feed at dusk on the leaves of deciduous trees but, even when numerous, seldom cause significant damage.

Chafer Grubs Figure 3: European Chafer grubs in turf
Chafer damage Figure 4: Boulevard damage caused by skunks digging out grubs.

Monitoring

In the Spring or Fall, turf that has been damaged by white grubs will lift away from the soil easily because the roots have been eaten and they no longer anchor the turf to the soil. Often, raccoons and skunks will pull back the turf in search of a meal of grubs. This secondary damage is usually more extensive than that caused by the grubs.

Turf that has been severely damaged by birds or other animals may also be brown, wilted or tufted in appearance. Grubs will often be visible when the turf is pulled back. Damage is most severe in the fall and the spring when the grubs are increasing in size rapidly and feeding near the surface.

To confirm the presence of European chafer grubs in your lawn this spring or fall, do the following:

European Chafer - Chafer Monitoring

  1. Use a garden shovel or spade to cut three sides of a 12-inch square.
  2. Grasp the open edges and peel back the turf like a carpet, towards the attached side.
  3. Look for the white, C-shaped grubs (larvae) or cocoons (pupae) in the soil, and just underneath the turf roots.
  4. Repeat Steps 1 to 3 in at least five different sections of lawn.
  5. If you count five or more white grubs per square foot, consider applying a (non-toxic) biological treatment in the summer.
  6. If you are unsure of what you have found, place a grub inside a jar or plastic bag, and take it down to your local specialty garden centre for identification.

Management

Healthy, vigorous, well-irrigated turf can withstand low levels of grub feeding.

Biological Treatment

A 2005 study commissioned by the Western Canada Turfgrass Association, the Canadian Nursery Landscape Association, and several local municipalities, revealed that biological treatments could be very effective at controlling the European chafer population, when used in combination with healthy lawn care practices.

According to the study, the most effective biological control measure was the nematode (or roundworm) Heterorhabditis bacteriophora – a natively occurring species that has been used successfully in BC to control other pests. The H. bacteriophora nematode is a “cruiser” species that actively seeks out white grubs (such as the European chafer), and quickly destroys them from the inside-out.

Treatments are most effective if done in late July, after the European chafer eggs have hatched and when the young grubs are most vulnerable to nematode attack.

Book your nematode treatment in the spring, by doing one of the following:

  • Inquire at a specialty garden centre about ordering nematodes and applying them to your lawn in late July. “Nemasys G” is one of a few brand names to look for. Stratas may inquire about bulk purchase rates from wholesalers/distributors of these products; OR

  • Find a lawn contractors in your area by searching in the phone directory under “Lawn Maintenance”. Receive one or more quotes for the application of H. bacteriophora nematodes to your lawn in July

What is the long term solution? 

In order to prevent European chafer damage in the long-term, many residents are now considering the use of alternative ground covers – particularly on sites that are sunny and well-draining, and prone to yearly infestations.

Groundcovers can be selected to be aesthetically pleasing year-round and to require minimal maintenance. They may also be incorporated with foot paths to increase their aesthetic value. Mulch or paving stones can also be considered in high traffic areas.

Trifolium repens (Dutch White Clover) is one example of a low-growing plant that will form a green, durable ground cover that is easy to maintain. It also produces tiny white or pale pink flowers that may attract bees and other beneficial insects to your yard.


Some of the options of a turf yard. White clover mixed with grass and wildflowers.

Links

 

 

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Big Brother is Watching You!

They have come up with a new regulation that I will have to be accountable for. I am checking with the BC Civil Liberties Association, but at present I have no choice but to give the company more of your personal information. The new regulation is part of bill C-25. Check out the information below.

Big Brother is Watching You!

“New federal laws and regulations dealing with money laundering and anti-terrorist financing now in effect require real estate agents and brokers to collect and verify more personal information from buyers and sellers.

Real estate agents now must also track the source of funds received during the course of a real estate transaction, such as the deposit.

The new regulations are part of Bill C-25 passed in 2007 that requires a number of industries, including real estate, to do more to help stop money laundering and terrorist financing. The regulations are enforced by the federal agency known as the Financial Transactions and Reports Analysis Centre of Canada, or FINTRAC.

“Real estate agents have had legal obligations under the federal government’s push to prevent criminal activity and terrorism since 2001, when Canada’s first comprehensive laws to combat money laundering and terrorist financing were introduced,” said Canadian Real Estate Association president Calvin Lindberg.

“In the first phase of compliance, real estate agents were required to report only suspicious transactions, or transactions involving more than $10,000 in cash,” he added. “Now, verified personal information must be kept of the buyer and seller for each and every real estate transaction in Canada. That personal information includes details such as occupation.”

Real estate agents are now required to ask for proof of the identity of all buyers or sellers involved in a Canadian real estate transaction — there were 559,325 MLS® transactions last year. If the client is a corporation, that information must include corporate documentation and the names of the corporation directors. Agents must also ascertain if a third party is involved in the transaction.

This also applies if a buyer or seller involved in a transaction is not represented by a real estate agent, but the other individual involved is represented. Those buying or selling privately will be asked by the agent representing the other party involved in the transaction to provide proof of identity as well, and that record must be kept by the real estate agent involved in the transaction.

Also under the new FINTRAC regulations, real estate agents dealing with clients they never meet must also verify personal information. The broker office involved can do this with a service agreement with an agent or “mandatary” (one given the mandate to act in the transaction) in the area where the client is located. That agent or mandatary must then meet the client,

verify the identification of the client, and

provide the information to the broker office

actually handling the real estate transaction.

“There are buyers, sellers or investors from other countries who rely on expertise here rather than visiting the property themselves,” the CREA president said. “They must now meet with an official agent of the Canadian broker, and provide proof of identity. This agreement will add to the business costs of the Canadian broker.”

In addition to verification of personal information, real estate agents must also complete a report on the receipt of all funds received during the real estate transaction, not just those of $10,000 or more.

In order to comply with these new federal regulations, real estate agents are required to keep this identification and receipt of funds information on file for five years and provide it to FINTRAC if requested. It is the individual broker office that will be responsible for the safe keeping of the information, and the brokerage that will have to respond to any FINTRAC information request.

The Ellis House in West Vancouver SOLD!

SOLD

Jim is an artist and his home is amazing. Check out these pictures!

The home is called the Ellis Residence and is now on the Market. It was designed by Bob Lewis in the late 1950′s. This Meticulously maintained home showcases west coast living at its best. view

The Bright open plan with windows to the south allows spacious views of the entire harbour and the Vancouver inlet.

The home has three bedrooms and two fireplaces.Master Bedroom

Master bedroom. Note the closets hidden in the walls.  The two other bedrooms follow, one is used as an office.

second bedroom

office

There are five skylights and cedar paneling throughout.

Kitchen

Family room

The family room is yet another office.

Approach up the Country cobblestone drive to the house nestled among gardens and cedars.

the home

Spend your summers bar-b-queing on your two patios.

Patio

Patio

The Patio seen from two angles.

Outside of studio

Jim has a great studio over the two car garage.

studio

studio

First open house June 8th from 2-4 PM. Check out more details on the internet www.realtylink.org. The MLS number is V738356

By The Skin Of Our Teeth

turning in my tax form

Every year we are called upon to do our taxes. And every year we are doing them at the last minute. This year was no exception. But there is a ritual that we join with others of our ilk. Those who also only get them done by the skin of our teeth.

Here we are joining the parade of last minute entrants between 11 and 11:59 pm turning in our tax forms. We got to the site at about 11:15 so we had time to meet the Posties outside the post office. Every year these same people stand with a truck ready to take only tax forms down to Surrey for processing.

Here I am with Postie Friendly turning in my tax form while Postie Pete stamps the date on my envelope so I don’t get a penalty.

Me and Postie Friendly

Should I Panic Yet?

Ok, we are in big doodoo. The dollar ain’t a dollar any more and the housing market in BC is on hold and even though we did not have the sub-prime mortgages the situation in the states is effecting our level of panic.

So what should you do?

First of all, stop freaking out. The answer is the same as it ever was. Buy when it is right for you. You cannot put it off until prices are better because when prices are better other things change. Interest rates may be higher, the state of the dollar is less stable, who knows what will change.

The most important thing is that you do not get yourself into a situation that if the interest rates go up you cannot pay your mortgage. The best way to fight this is to put a minimum of 20-25% down – more if you can. You will be able to get the lowest mortgages with this kind of down payment and will not have to pay a premium on the mortgage.

The second thing is to not buy a property that stretches your finances over your comfort zone. Say the mortgage person says you can get a mortgage for $400,000 but with taxes and maintenance you will have to fork out close to $3,500 per/month. If this will be hard for you and will involve your partner working when you wanted to have a baby, consider a less expensive alternative. Then if mortgage rates go up you will still have a bit of leeway before you would have to move the baby into the hall closet and rent the extra room to a home stay student to make ends meet.

The last consideration is time. Buy because you want to live in a place that is your own. Where you collect the benefits of the rent and no one will kick you out if you paint your bedroom black or listen to Abba at 3 am. Do not buy to make a fast buck by putting in laminate flooring, painting the walls red and selling for $50,000 more in three months.

Buy because the place you are living is no longer suited to your needs and it is time to find a better place for your new situation whether it is because you are having a baby or your kids have all moved out and you are tired of keeping up a 5 bedroom house for just the two of you.  If you are buying for investment, plan on doing the work yourself or keeping the property long enough so that inflation gives you your profit. And buy a place that you can rent out and still cover your bills if when you are ready to sell the market is low.

And, don’t panic. Our entire economic system is not going to crash and your little piece of heaven is still out there.
Mom

Quote from my mom: “I’ve been waiting 75 years for the fall of Capitalism.”

Buying a Heritage Home

Getting an Electrical Inspection to facilitate insurance access.

I went to the big Vancouver Real Estate Conference at Canada Place last month. Following the breakfast meeting we had the choice of lots of work shops that seem to have two perspectives – one to make me richer and one to tell us how to service our clients better. I know I missed out on wealth years ago when I spent 30 years as an artist, but it is never too late for service to your customers.

Most interesting to me was a workshop on buying an old house with outdated electrical systems. They covered knob and tube wiring among other problem systems. The speaker stated that the problem Ken and Morgan’s Housewith old wiring is most often not that it is dangerous, but that you cannot get insurance on your house. (A major biggie.)

Most insurance companies refuse to insure an older house that has aluminum or knob and tube wiring. Up until recently, the only option available was to have the outdated wiring removed (at considerable expense), even though the wiring might in fact be perfectly safe.

To solve this problem, Brian Cook (the presenter), formed a new company called “PowerCheck Home Electrical Safety Inspections”. He approachedLinda’s house BCAA and proposed that they support an inspection that assesses any risk posed by the knob and tube (and other old wiring) to get them to accept the assessment for insurance purposes. BCAA agreed to insure heritage property with this inspection.

According to PowerCheck, (providing there has been no tampering), about 95 per cent of all knob and tube wiring is fine. In such cases, PowerCheck prepares a list of “Corrective Actions”. Once the corrective actions have been remidied, the home is automatically re-rated at a respective lower risk rating.

The insurance companies will automatically give you insurance (at a premium rate) when you buy using PowerCheck with an agreement that once you bring the risk down you will have your insurance lowered.

For more information check out http://www.powercheck.ca or call (604) 684-3630Red house in snow

Vegetables Here I Come

carrots

 

My life has been transformed. I have been reading about plant protein verses animal protein. The book is called The China Study by Colin Campbell. I wont go into the details, but he says that by eating a whole food, plant protein diet most of the diseases of affluence can be avoided and/or cured. This includes heart disease, cancer, diabetes etc. Over the past few weeks I have gotten my blood suger to be normal and have reduced my medications. Give me a call if you are interested in the details. I have become a Vegan.

 

 

Here are a couple of recipe for Indian food without milk or meat.

Aloo Gobi (potato’s and cauliflower)

Cauliflower
Potatoes
Onion
Ginger, Garlic
Turmeric 1/2 Tsp.
Cumin Powder 2 Tsp.
Coriander Powder 2 Tsp.
Red Chili Powder 2 tsp.
Garam Masala 1 Tsp.
Cilantro Few sprigs for Garnishing.
Oil 1 Tbsp.

Wash & drain cauliflower florets. Dice potatoes.Heat Oil,
add Onions & fry till translucent. Add ginger, garlic, stir,
Mix in Potatoes , cover to cook.When the Potatoes are half
done , add the florets, turmeric. Cover to Cook. Open
after a few minutes, add all the dry powders & mix.
Garnish with Cilantro leaves and salt to taste.

Sag Paneer

2 tablespoons vegetable oil
1 large onion, chopped
pinch of cumin seed
2 cardamom seeds
1 stick of cinnamon
2 or 3 bay leaves
2 whole cloves
1 teaspoon each fresh ginger and garlic
1 small fresh tomato, sliced
1 teaspoon black pepper
1/2 pound fresh spinach, chopped
2 teaspoons salt
1 teaspoon cumin powder
1/2 teaspoon turmeric

1 teaspoon ground coriander
1/2 teaspoon garam masala
fresh cilantro leaves
Diced firm tofu.

Heat oil in saucepan and saute chopped onion until light
brown. Add cumin seed, cardamom, cinnamon stick, bay
leaves, cloves, ginger, garlic, sliced tomato and black
pepper and saute about 30 seconds. Add chopped spinach
stirring until it begins to change color. When it goes dark
green add salt, cumin, turmeric, coriander powder and
garam masala. Mix well with spinach. cilantro and tofu
cubes. Cook it well, stirring so it doesn’t scorch.

Serve above with rice mixed with peas.

First Meeting to Co-Buy

Congratulations

Congratulations! When you buy together it is time for Champagne!

I have been talking about buying together with other people for a long time. Things have not worked too well as various people have tried to get this happening. People wanted to live in different places, had different amounts to put down etc. I now have a client who is quite serious about finding a place that satisfies her needs, but to make it happen she will have to move out of town or buy with other people – thanks to the expenses of the city.

We have decided that the best way to move ahead would be to meet with people who have shown interest in co-buying in the past and see what their needs might be. If it would work for several people to buy together and the needs of several people could dovetail then we could go ahead and find a multiple unit building.

Needless to say, this form of buying does have other problems, but the benefits might override the handicaps. After all, buying together might be no more problematic than dealing with a strata council. In any case, all will be discussed at our meeting.

Our first meeting will be on Wednesday, January 23rd at my house, 741 East 28th Ave. and you are invited to come and see if this option can work for you. Feel free to bring anyone else you might find whom you think will be interested. I am also sending this out to others who might know someone who might like to buy with others. You might not like the original plan, but may find someone whom you could enjoy sharing a property with for the future. Take a chance. Join us at 7:30. You have nothing to lose.

Jeannie

  • January 23, 7:30
  • 741 East 28th Ave
  • Vancouver, V5V 2N6
  • 604-760-7342

Reverse Mortgages

The end of the rainbow

The Reverse Mortgage – why not?

I am totally against the Reverse Mortgage. It is a con game organized by the bankers to steal your house and your inheritance.

You know the hype about Reverse Mortgages, “If you are age 62 or older and are “house-rich but cash-poor,” a reverse mortgage may be an option to help increase your income.” They go on to say, “It allows you to access money which is not required to be paid back until you leave the house or it’s sold. However, because your home is such a valuable asset, you may want to consult with your family attorney, or financial advisor before applying for an RM.”

GOOD ADVICE! DO CHECK IT OUT WITH AN ATTORNEY AND A FINANCIAL ADVISER BEFORE YOU APPLY.

Here are a few of the down sides to the reverse mortgage that you should consider before you jump in.

1. Interest is added to the balance starting with the first month and each month thereafter. This means that the total amount of interest you owe increases significantly because interest is compounding and you are paying interest on the interest.

2. Insured plans charge insurance premiums and some have mortgage servicing charges. Even though you can put these costs on the loan, this reduces what you can borrow.

3. RMs use up a portion of the equity in your home, leaving fewer assets for you and your heirs in the future.

4. Interest on RMs is not deductible for income tax purposes until you pay off all or part of your debt.

5. Because you retain title to your home with an RM, you also remain responsible for taxes, repairs, and maintenance.

The most damning information I have received related to the RM came from a friend whose parents had gotten one and who lost thousands of dollars. Here is her letter!

“I would like to tell you about the experience my parents, both 82, had with the reverse mortgage company, Canadian Home Income Plan (CHIP). I’m sure that you have seen their very seductive television ads; even Gordon Pape is speaking for CHIP suggesting that it is a “good investment”. I believe that the business practice of this company should be exposed. They are preying on the elderly, low-income people in Canada.

Five years ago, my parents signed an agreement with CHIP for a reverse mortgage of $43,000, over a 10 year term. At that time they owned their home outright. Five years later, halfway through the term, they were encumbered with $88,000.00 worth of debt on their home. In exchange for this, they had been receiving an annuity payment of $360.00 per month. So essentially, they had paid $88,000.00 for $21,600.00. Had they let the term run the ten years, they would have been encumbered with $125,000.00 worth of debt on the home, so paying $125,000.00 for $43,200.00. And they would have absolutely nothing to fall back on if either one of them had to go into long-term care.

The implied idea in selling reverse mortgages is that the value of your home will increase, so you are not really “losing” anything. Their home is presently worth about $145,000.00, and is located in a rural area of southern Vancouver Island. Home prices in this area have stayed steady for the last 7 years, and they are not likely to rise much in the future, as it is a fairly depressed area economically.

In order to stop the erosion of the equity in the home they decided to take out a mortgage. Luckily, rates are now low, and their monthly payments are also fairly low and manageable. When I was searching out lawyers for them to draw up the mortgage papers, each one of them agreed with me that the CHIP reverse mortgage was something to be very wary of.”

So, what are your choices?

Had they taken out a standard interest only mortgage of $50,000 at 5.5% for five years – amortized over 20 years, and put the $50,000 in the bank their yearly interest payment would have been 2,750/year. That plus $350/mon ( $4,200/year), would have given them over 7 years before they used up the$50,000 (not counting the interest they would have gotten from the $50,000). It would have dropped their property value down only the 50,000 rather than 125000, and they still would have had a nest egg for emergencies.

Again I urge you to see a lawyer before you get into a reverse mortgage.

Perhaps a more suitable way for you to deal with a need for monthly income would be to downsize your living situation and investing the difference in an RRSP or a retirement fund. Give me a call and let’s work out a solution together, and remember, there is no pot of gold at the end of the rainbow.