630 Fifth St
New Westminster, BC, V3M 2X9

James Garbutt

Meet Adam Senuik – First Year In Real Estate

Adams First Year In Real Estate

James Garbutt interviews team member Adam Senuik. Adam is in his first year of real estate and has made a wonderful addition to the G+D Team. Watch the video below to learn more about him!

4 Steps To Buying A House

4 Steps To Buying A House

Adam Senuik explains in these 4 steps how G+D helps you purchase a property, from beginning to end.

STEP 1: Meet with a Realtor and Mortgage Specialist
STEP 2: Start your search
STEP 3: Accepted Offer
STEP 4: Completion & Possession

Watch the video below! And subscribe to our youtube channel for more vlogs.

You can also find more information on Steps To Buying Your Home here.


G+D At Trees Of Joy – Children’s Wish


The G+D Team attended Trees Of Joy that was put on by Children’s Wish Foundation of Canada earlier this week. We were so grateful to have the opportunity to make a special boys wish come true. Davin was diagnosed with hepatoblastoma at 10 months old. Hepatoblastoma is a very rare cancerous tumor that starts in the liver and typically affects children between birth and three years old. Davin received intense treatments, including chemotherapy and thankfully, he has been in remission for six years now! Davin’s wish was to take his family on vacation. This will be such a special moment for Davin and his family to celebrate his recovery and spend some much needed family time together.

James brought his two boys, Caden & Hunter and Jenn brought her daughter, Ava. The kids had fun running around, making ginger bread houses, meeting Santa and Mrs. Clause and decorating Davin’s Tree, which will be delivered to his home!

Thank you Children’s Wish Foundation for all you do and for such a rewarding experience.


  • Shut down summer! Get the pool, BBQ and outdoor furniture ready for colder months. Properly clean, maintenance and store these items so you can safely enjoy them next year.
  • Remove and drain garden hoses from faucets, so when a freezing temperature hits the water won’t freeze, expand and crack your faucets or pipes.
  • Clean and repair your gutters and downspouts if needed before the water backs up and causes damage. We can expect a lot of rain in Vancouver and gutters and downspouts direct water away from the home.
  • Seal all your air leaks with exterior caulk to prevent moisture from getting inside your walls
  • Get your furnace checked by a heating and cooling pro before the heating season begins.
  • Inspect your roof for damaged shingles, leaks, masses of moss and lichen which could signal roofing that’s decayed underneath.
  • Late fall is the best time to prune your plants and trees. Also, remove all branches that could potentially break off and cause damage if there should be a wind storm.
  • Inspect your chimney. There should be no branches, birds nests or leaves inside your fireplace flue. If your spot any damage call a professional fireplace inspector.

Fall 2018 Market Update


We’re in a correction, but it’s nothing like the 2008 crash.  This year we have seen a slow down in overall market activity as the volume of real estate sales is down compared to this time last year.  We had a good run, through 2016-2017 we saw a 40-50% increase in property values which is not sustainable growth.  Now, the market is becoming more balanced, less chaotic, which means that buyers are able to put subjects on their offers again. The days of bidding war after bidding war, and buyers taking on extreme risk of subject free offers seem to be over… for now.


Well… it depends.  Every property type and city seem to be experiencing different levels of change.


We’re seeing about 5-10% reduction off peak pricing for your typical condos, townhouses and detached houses in the markets we work in. These are for your move-in ready, entry to mid level price points.


Least Effected:

  • Condos in Vancouver under $1M, and     suburb condos under $700K
  • Townhouses in Vancouver under $1.2M, and suburb townhouses under $900K (excluding Fraser Valley)
  • Houses under $1.6M

In terms of cities, less expensive suburbs close to Vancouver (New Westminster, Port Moody & Port Coquitlam) seem to be holding up particularly well.


  • Luxury homes
  • Land value
  • Fixer uppers
  • Busy streets or prominent negative feature

For some property types we’re seeing upward of a 20% adjustment from peak pricing.  In terms of cities, the more expensive ones; West Vancouver, North Vancouver, Burnaby, Richmond, Vancouver West. Due to significant increase in supply of $2M+ homes. In the hot 2016 and 2017 market, buyers were less picky, foreigners were propelling the luxury market and builders were hungry for land.  All of this has changed.


Pre-sales for new condo developments remain to be hot.  We’re still seeing peak pricing, lineups and quick sellouts in this sector.  In particular, we’re referring to more affordable price points, in desirable locations with easy access to public transit. Too much speculation? We’ll have to wait and see.


New mortgage stress test and higher interest rates!  Long story short, lending is getting tighter.  Buyers that qualified for a $500,000 mortgage in 2017, and now qualified for $400,000.  This paired with and increase in interest rates of more than 1% in the last 18 months could start showing it’s colours in late 2018 or early 2019.

Stress test info: https://www.ratehub.ca/blog/how-to-stress-test-your-mortgage/


JAMES: “It’s hard to predict a crash, and corrections happen often.  In fact, we’ve seen fall market corrections over the last 3 years.  This one is slightly worse than the previous years, which is due to an oversupply of expensive real estate.  Personally, I believe that we’re in the worst of themarket correction now.  The stats are out there, fear is out there and the media is publishing negative press… same as every correction in previous years. We just seem to forget.”

DENNY: “The Fall is likely going to have a surge in sales activity for a couple months, but I expect prices to remain flat.  Typically we see the activity pick up in the New Year, so I would not be surprised if the market goes on a small run early in 2019.  As for next spring, I think we’ll see an increase in prices of around 5-10%, due to the seasonality of the real estate market and buyer/seller behaviour.”

JAMES: “Buyers, keep looking and think long-term.  Ignore the media and buy with confidence if the right place comes up.  The inventory is higher than its been in the last couple years, demand is down and I think there will be some great opportunities out there this Fall. Plus, enjoy the luxury of a subject offer… it was rare for 

most of 2016 & 2017.”

DENNY: “Sellers, keep things in perspective. Timing the peak of any market is impossible to predict, but looking back to 2015, property values are still 25-50% higher today dependant on location. That’s a pretty solid return on investment in a very short period of time. If you are thinking of selling this Fall, be realistic about pricing. Over pricing a listing in this market can be detrimental to its success, and could result in a frustrating experience. Good product will sell, but expect a few more days on market than we’ve seen in previous years.  Now is not the time to launch that $3 Million dollar home. Wait till spring.”


We want you to have the “Perfect Day” on us! Win a Whistler hotel, dinner & spa package!

Whether we’re having a “Perfect Day” or not, we make sure our clients sure do!  We hope you enjoy our video showing the fun and chaos of our lives in real estate.

At Garbutt + Dumas….

Real estate is our passion. Customer service is our priority. Marketing is our strength.  Our goal is to improve your quality of life through real estate.  Call us today and see why, year after year, we’re ranked amongst the Top Realtors in Greater Vancouver.


We want to give you an opportunity to win the PERFECT GETAWAY in Whistler, BC  (VALUED AT $1,000!)


Like us on Facebook = 1 Entry

Follow us on Instagram = 1 Entry

Like our video on social media = 1 Entry

Share our video on social media and/or share this blog = 1 Entry

Tag a friend in the video comments on Facebook/Instagram = 1 Entry

Subscribe to our Youtube channel = 1 Entry

*Do it all = 6 (better the odds!)


Your Perfect Getaway in Whistler, BC will include:

ACCOMMODATIONS: 2 Night Stay at the Fairmont Chateau Whistler ($400 value)

Enjoy a TWO NIGHT STAY at the Fairmont Chateau Whistler. These spacious Fairmont guest rooms feature a cozy sitting area and a fully equipped workstation. Along with High-Speed Internet Access and Wi-Fi. Fairmont guest rooms offer all the amenities needed for a relaxing resort getaway. Maximum occupancy is four people. All guest rooms are non-smoking.
Bed Type: One King or two Queen beds

*hotel must be redeemed by August 31st, 2018 or equivalent gift card of $400 will be given.

DINNER: OSO Bar ($200 Gift Card)

Bar Oso  – “oso” meaning “bear” in Spanish, an homage to Whistler’s wildlife – is open daily and offers a profusion of Spanish-influenced small plates, tapas, and house-made charcuterie. The long, convivial bar is the ultimate place to meet for hand-crafted cocktails and inspired wines.


SPA: Scandinave Spa Whistler ($375 Gift Card)

Scandinave Spa Whistler offers a traditional Scandinavian baths experience in a peaceful and natural environment. The spa’s rustic installations nestled on the edge of the Lost Lake Park spruce and cedar forest will both relax and invigorate you, and provide an escape from daily stress. The opportunities for relaxation are endless! Enjoy a couples massages, swedish massage, deep tissue and/or immerse yourself in one of their scandinavian baths!



CONTEST ENDS June 28th at 5:00 pm and we will announce the winner on June 29th!

Good luck to everyone!

6 Family Friendly Activities In New West

James’ kid’s having fun in New West!


New Westminster offers a wide variety of family friendly activities, from restaurants to outdoor parks and events! Keep the kids out of the house and entertained this weekend with these 6 ideas:

  1. Vancouver Circus School
    Bring your whole family to “Family Intro to Circus” at the Vancouver Circus School this Saturday and learn the basics of the circus!  Jenn’s daughter had a great time playing with the ribbon and learning some balancing tricks. Located at the River Market in the New Westminster Quay. See their website for more information.
  2. Soap making drop-in class 
    Take your kids to Jolene’s Handmade Soap this weekend to learn how to create their own soap! Your kids will love creating something they can bring home. *Bonus: They will probably be more inclined to wash their hands!
  3. Check out a family friendly restaurant
    New Westminster has some great family-friendly restaurants. Have you taken your family to the following?
    Mongo Bongo: Create your own bowl of noodles! You get to choose your own kind of meat, veggies & sauce. Your children will have fun building their own lunch bowls and love watching the chef cook it right before their eyes.
    Coming Home Café: This café is full of character and spunk that will keep your kids’ eyes entertained. Plus their breakfast food is amazing!
    Old Spaghetti Factory: This is a classic and you can’t go wrong with this family friendly restaurant.
  4. Get your kids involved in a local workshop
    Get their brains working while having fun with other children! These workshops focus on innovation, science, technology and more! Check out what New Westminster workshops are available this weekend here.
  5. Check out a movie at the Landmark Cinemas
    Everyone likes a trip to the movie theatre. It’s a great way to get everyone out of the house while getting to relax in those great big lounge chairs.
    Family friendly movies to check out: Peter Rabbit, Jumanji and Black Panther! Showtimes
  6. Walk along the Westminster Pier
    The Westminster Pier offers a variety of activities for the whole family like beach volleyball, children’s playgrounds, hammocks and more. When you need a re-charge, head toward the River Market, and choose from many great restaurants like Longtail Kitchen or Wild Rice!


James’ and his family out for a walk in the neighborhood

Pier West | A dynamic new waterfront development in New Westminster

Project: Pier West

Address: 600 & 700 block of Quayside Drive, New Westminster, BC

Builder: Bosa Development

Units: 665

Pier West will be the tallest waterfront residential property in the lower mainland, reaching heights of 43 and 53 stories.

Pier West by BOSA is a landmark development for New Westminster’s already thriving and dynamic waterfront community. The project includes two residential towers, one of which will be the tallest building on a Metro Vancouver waterfront (reaching heights of 43 and 53 stories).  These two modern towers feature 665 units, 1,000 public & residential parking stalls, and over 15,000sqft of new waterfront dining, shops and services. Pier West  will be located within a 6 acre park connecting the beautiful 12.5 acre Fraser River boardwalk.  This is the premier opportunity for waterfront living in one of the Lower Mainland’s most coveted locations.

Pier West will be located steps from historic Columbia Street, featuring restaurants, yoga studios, live music bars, and boutique shops. To the West, a quick 5 min walk will take you to River Market with groceries, cafes, restaurants, shops, and access to New Westminster Skytrain Station and Shops. Only a 30 minute commute to Downtown Vancouver and 20 minutes to Coquitlam or Langley, putting you right in the centre of Greater Vancouver.

If you have considered investing in real estate or are thinking about a move, this is a fantastic opportunity that you will not want to miss! Exclusive viewings are expected to begin in early February 2018. The West tower (660 Quayside Dr)  has an estimated completion of Early 2022.

Pricing & Deposit Structure: TBA

Contact us for more information about this highly anticipated development!

Northeast Views of the Fraser Valley and Tri-Cities Mountains

Modern design and comfort

This amazing location is walking distance to shops, restaurants, parks, schools, transit, and more!


G + D Giving Back to Children’s Wish

Hearing ‘you are getting a wish’ can elicit many reactions.  For 15-year old Ben it felt like winning the lottery.  For us, it was an incredibly rewarding experience.

We had the pleasure of meeting Ben and his mother Jane at Steel & Oak Brewing Co.   We shared stories about life, about their trip to Fiji, got to know each other, and showed them the inner workings of a production brewery.  Although he’s too young to drink, Ben is really into science and thought it was a great experience.  He had lots of questions, and many that I couldn’t answer, so head brewer Eric had to take over the tour.  At the end of it, we traded beer swag for farm fresh eggs, made a true connections, and felt that we made a positive impact on a great family.

Ben’s story:

Born with a complex heart condition called Tetralogy of Fallot, Ben hasn’t had an easy life. Heart surgeries have punctuated his childhood – the first occurred when he was a baby and the most recent was just over a year ago. Ben’s condition has affected his whole family. His mom Jane remembers the precarious times when “the strain [of being] focused on one child’s existence was painful…my other children were small and I felt such guilt when I couldn’t be physically and emotionally with them.” Ben is the youngest of four, with three older sisters; unsurprisingly he is a considerate and outgoing kid.

Granting the Wish:

To celebrate Ben’s stable health and honour this journey the whole family has been through, Ben chose to visit Fiji with his family this spring. The wish was a week in paradise – Ben surfed, made local friends, swam in the crystal blue waters and spent much-needed time with his family. The trip became a reality thanks to our donation (which feels great!).

Ben’s wish and the 1,000 others granted by Children’s Wish Foundation of Canada every year are funded solely by the generosity of our community.  I met Hannah (Development Coordinator for Children’s Wish) randomly at a wedding in French castle last fall, we discussed Children’s Wish and what they do, and after a few drinks I said ‘count me in!’.  I’m certain she didn’t think she would hear back from me, but that was not the case.  I was very inspired by the work she does, and when given the opportunity to contribute we gladly stepped up.

This was an incredible experience and something that I’ll never forget. When you hear the story that Ben and his family have been through, there is no better feeling than rewarding them with an amazing trip to Fiji.  We hope this is just the first of many wishes we grant because it sure feels good.

(Ben asking hard questions, James making up answers)

“There is profound joy and magic that comes from granting a wish for a child with a life-threatening illness. For our wish kids, their families and donors, wishes really do work wonders.” – Hannah

Left to Right: Jennifer (Children’s Wish), Jane (Ben’s Mom), Ben, James, Hannah (Children’s Wish)

Thank you Hannah, Jennifer and Children’s Wish for making this happen!

Ben, we look forward to having a beer with you in 2021 😉



– James, Denny, Rosa & Jakub (The G+D Team)

Donate to Children’s Wish Here


New Westminster Housing Market Update May 2017


May is here and it’s time for another New Westminster housing market update.

It’s been a bit of a crazy year, it started off with a lot of snow, followed by a lot of rain, which delayed everything and affected the number of sales that have taken place. In fact, numbers are down considerably. The number of sales of detached homes in New Westminster to date is 62. At this time last year, that number was 186–that’s essentially a third of the number of sales compared to last year and about half the number of sales compared to 2015. Not surprising considering the weather and considering everything that’s happened lately, and, openly, there just hasn’t been a lot of product and a lot of overpriced listings have been sitting on the market.

The sales ratio is the sales-to-active listings ratio or the number of sales that take place in a given month divided by the number of active listings. The sales ratio for detached homes in New Westminster is 30% across the board. That means, that of ten listings, 3 of them sell in a given month. Anything north of 21% is considered a seller’s market, so the market still is strong. Isolating the ratio to focus mainly on a lower price point, say detached homes under $1.2 million, the sales ratio goes from 30% to 70%. That means the out of 10 listings, 7 of them are selling in a given month, and that is a very strong seller’s market. So there’s clear demand for the more affordable price points.

The average detached home sold this year is going for $1.125 million and the average high sales of the year is $2.3 million; but there were two sales north of $2.2 million, both in ‘Queens Park‘.

The REBGV has shown that prices for detached homes in New Westminster have gone up 8% from this time last year; but we’re finding that, for nice family layouts, in a good location, in good shape, in the more affordable price bracket, they’re up about 10%. The busy street homes, the ones that have the land value, are struggling a bit; they’re at par with April of last year or maybe even a little bit below.

Moving forward, I expect the market activity to increase quite a bit; I think sales are just starting to ramp up and that the summer is going to be a busy one. Talk about things such as coach homes for lots over 6000sqft has held back a lot of the inventory as owners wait to see what happens. But, the weather is getting better and the supply is low and the demand is high, so if you are a homeowner and you’re thinking of selling, now is the time to do so.

Full Real Estate Board of Greater Vancouver Stat Package for April 2017

If you’re thinking of buying, selling or just curious about the value of a property, contact us today!

Contact Us Today

James Garbutt
Greater Vancouver Realtor

New Westminster Condo Market Update for May 2017


May is here and it’s time for a condo market update for New Westminster.

It’s been a bit of a crazy year; we’ve had some insane weather and condos have been smoking hot. That’s your update—they’re hot!

Overall, the sales for the year are down a little bit from last year, but not significantly. We’ve had 357 sales to date, compared to the same period last year which was 418, and in 330 in 2015.

So even though there’ s been a little bit of a decrease, we’re up from 2015. The sales ratio for these condos, however, is up considerably. The sales ratio is the sales-to-active listings ratio or the number of sales that take place in a given month divided by the number of active listings. A seller’s market is considered to have a sales ratio of 21% or higher. Across the board, the New Westminster condo sales ratio is 76%–a smoking hot seller’s market. That means that out of 10 active listings, 7.6 of them will sell in a given month.

If we isolate the sales ratio to the hottest product right now–entry level one bedroom condos built after 2000–the sales ratio is 183%! Which is ridiculous. It basically means that is you have a newer one bedroom condo to sell, it will sell immediately. And we’ve been experiencing that. Keep in mind that that’s 183% sales ratio when a seller’s market is considered anything north of 21%.

What are prices doing? Well, prices are up. The REBGV says that prices are up 20% compared to this time last year. We’ve had cases where the prices have been up 30%+. We recently listed four New Westminster condos that received 20 offers combined averaging $43,000 above their list prices. So, if you’re a condo owner and you’re looking to sell, it’s a great time to do so; but figure out where you’re going, because if you’re buying another condo, it may be frustrating.

Essentially, everything in the strata seems to be quite active right now in New Westminster. The market is as good and as strong as we’ve ever seen.

On the buy side, expect frustration, expect competing offers and expect to pay more than the last sale. Things may slow down in the fall, but there’s nothing telling us that right now. At the moment, it is a seller’s market and New Westminster condos are hot.

Full Real Estate Board of Greater Vancouver Stat Package for April 2017

If you’re thinking of buying, selling or just curious about the value of a property, contact us today!

Contact Us Today

James Garbutt
Local New Westminster Realtor