G + D Sold Awards 2021

As we wrap up the eventful year that is 2021, we wanted to reflect and share some the most memorable stand out properties we sold!

Best Kitchen


306 Eighth Ave, New Westminster

5 Bed | 6 Bath | 3,340 SF

Can you say kitchen goals? Pretty much sums up how we feel about this marvellous property in the Glenbrooke North neighbourhood. Custom built home with a beautiful modern design and a fantastic layout.

Best House Renovation 


2171 Waterloo St, Vancouver

5 Bed | 4 Bath |3,063 SF

Beautiful home in the ever popular neighbourhood of Kitsilano. All the classic character you want with the modern features you expect. Completely renovated in 2015, it is an entertainers dream space. 

Best Townhouse Renovation 


226 Balmoral Pl, Port Moody

3 Bed | 2 Bath | 1,306 SF

Fully renovated townhome in our favourite PoMo location: Close to Brewers Row! Freshly painted, with updated windows & french doors, Quartz counters, white oak engineered hardwood floors throughout, plus a vast crawlspace and storage shed for your bikes!

Best Condo Renovation


415-549 Columbia St, New Westminster

1 Bed | 1 Bath | 913 SF

Beautifully renovated New York Loft style end unit. This modern loft sits right in the heart of downtown New Westminster.

Best Balcony


307-8 Laguna Ct, New Westminster

4 Bed | 3 Bath | 2,734 SF

Absolutely one of a kind property! Stunningly renovated 2 level townhouse is located on the Fraser River in the New Westminster Quay! Gives you the feeling of a home but without the maintenance. Floor to ceiling windows in each room showcasing a jaw dropping Fraser River view. 

Best Waterfront


167 – 488 Furness St, New Westminster

4 Bed | 3.5 Bath |1,880 SF

Fantastic 1/2 Duplex gem in Queensborough! Built by Anthem in 2021, this home features unobstructed views of the Fraser River, Downtown New West and North Shore Mountains. Simply stunning.

Best Patio


2401-258 Nelsons Cr, New Westminster

2 Bed | 2 Bath |1,075 SF

Meticulously maintained condo w/ over 600sqft of patio space! Enjoy these amazing panoramic views of the Fraser River, City, & Mountains. This 24th floor corner unit has that wow factor the moment you walk in. One of the best patio views in all of New West.

Honourable Mentions

Best Kitchen


11255 Tully Cr, Pitt Meadows

4 Bed | 3 Bath | 2,813 SF

Exquisitely renovated character-style home that can’t go without mention. Every inch of the main floor is thoughtfully updated with style and functionality in mind. Newly updated private back covered deck allows for all your outdoor occasions year-round. 

Best House Renovation



515 Fourth St, New Westminster

4 Bed | 4 Bath | 3,057 SF

Fantastic layout in this family home with a stunning open concept kitchen, quartz counters, high end stainless appliances & huge centre island. Located in a prime corner in Queens Park we’d be remiss if we didn’t give this home a shout out.

“Cooling Off Period” in BC Real Estate

New legislation is being proposed in British Columbia in an effort to protect buyers by allowing them to back out of an offer with little to no legal consequences.

Denny and Monica break down what the “cooling off period” is and discuss openly how they see it impacting buyers and sellers.

This episode will focus on the different processes of buying new construction versus resale properties, the impact of working with a trusted realtor in this industry, the importance of due diligence with subject-free offers, and the possibility of deception and fraud increasing in real estate with this new legislature.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on Spotify, iTunes & YouTube.

Property Redevelopment in the City of Vancouver with Vinny Dumas

Many builders face challenges and setbacks when trying to redevelop residential properties in the city of Vancouver.

Vinny Dumas from Sage Construction joins James and Denny on the podcast to provide an update on where the city stands in regards to permits, zoning, and redevelopment.

This episode will focus on the biggest challenges a homeowner may face when trying to redevelop, the different types of professionals needed for permit approval, the various factors that can affect the project timeline, the increasing acceptance of having multiple units on one lot, and the future of gas and electricity in the home.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on Spotify, iTunes & YouTube.

Building a Custom Home in Greater Vancouver with Vinny Dumas

The process of building a home can be a demanding and challenging task without the assistance of a knowledgeable team.

James and Denny invite Sage Construction partner Vinny Dumas onto the podcast to discuss his experience building custom homes in the greater Vancouver area.

This episode will focus on the influencing factor that location plays in determining project costs, the long-lasting effect of supply chain issues, the most common types of building mistakes made in the industry, and what to expect when dealing with cheaper trends and the benefits of high quality work long-term.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on Spotify, iTunes & YouTube.

Evaluating Properties in this Hot Greater Vancouver Market

With current market trends and increasing listing prices, it has become almost impossible to know a home’s sale price with complete certainty.

James and Denny share how buyers and sellers can best evaluate properties in this “moving target” type of real estate market.

This episode will focus on how to find comparable properties to base a listing price on, setting realistic expectations for multiple offer situations, knowing what type of products you can still find deals on, and understanding how quickly sale prices within a neighborhood can increase with each sale setting a precedent for the next one.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on Spotify, iTunes & YouTube.

Detached Home Update for Port Moody and the Tri-City Areas

As the demand for detached homes in BC increases, many families are looking for guidance as to where they should be looking and how much they should expect to pay.

James and Monica break down what you can expect to find when looking for a single-family home in some of their favorite communities throughout Port Moody and the Tri-Cities.

This episode will focus on the limited availability of detached homes, the low and high-end price points throughout these popular areas, tips on where to find a bigger return for your investment, and the types of single-family home communities that Port Moody, Coquitlam, and Maple Ridge offer.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

The Guide to Townhomes in Port Moody and Surrounding Neighborhoods

Townhomes are an ideal option for young families looking for more space, as well as downsizers looking for a smaller property to take care of.

Monica joins James on the podcast to discuss the increase in interest and the rise in price for townhomes found in Port Moody, Pitt Meadows, Coquitlam, and the surrounding cities.

This episode will focus on the importance of a city promoting development, popular townhouses in the Klahanie, Heritage Mountain, and Osprey Village communities, significant developments on Burke Mountain, side-by-side townhouses being a more desired option, and low supply and high demand continuing to increase sale prices.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

How To Cancel A Realtor Contract: Everything You Need To Know

Finding the right Realtor doesn’t always happen on the first try. Even if you’ve done your research and have found a Realtor that you get along well with, the home buying or selling process might not be as seamless – or as effective – as you’d hoped. 

Whether it’s been months and months without any progress or the chemistry just isn’t there, you may find yourself asking: “How long do Realtor contracts last? Can I cancel my listing or buyer contract – and if so, how will that impact my home buying/selling process?”

In the sections below, we’ll tell you everything you need to know about cancelling a Realtor contract, including:

Realtor contracts can be long and detailed, and not all Realtors communicate cancellation terms up front. And while no one wants to be in the position of cancelling a listing or buyer contract, sometimes it’s simply unavoidable. Let’s take a look at the ins and outs of getting out of a Realtor contract so you know exactly what to expect.

Can You Cancel A Contract With A Realtor?

The short answer is: yes, you can cancel a contract with a Realtor. The long answer is that while it’s certainly possible, getting out of a Realtor contract may or may not be easy. It depends on the Realtor. That’s because your Realtor contract is a legally binding document – and much like any contract, ending it requires a bit of finessing. 

Can I Fire My Realtor As A Seller?

Before you decide to list your home with a Realtor, you’ll sign a listing agreement. This states that you’ll work with a specific Realtor and real estate brokerage.

Can I Fire My Realtor As A Buyer?

As a buyer, your real estate agent may have had you sign a Buyer Representation Agreement (BRA) before putting an offer on a home. This contract establishes a formal working agreement and lists the expectations for each party. If your Realtor has violated any of the expectations or clauses in your BRA, you can use that as a basis to fire your Realtor.

Top 10 Reasons To Fire A Realtor

There are plenty of reasons that you might want to fire your Realtor. From general frustration to lack of results to simply being the wrong fit for each other, it may even be in the best interest of both parties to “break up.” Here are 10 reasons you might want to fire your realtor:

  • Your property isn’t selling
  • The home buying process has been long and drawn-out
  • Your Realtor doesn’t understand your needs or preferences
  • Your Realtor has been unresponsive 
  • Your Realtor has over-promised and under-delivered
  • Add-on services (like staging or marketing materials) have not been up to a seller’s standards
  • Home value has been over- or under-exaggerated
  • Multiple pending contracts have fallen through 
  • Advice from Realtor is untrustworthy 
  • Your Realtor is unprofessional or otherwise unpleasant

How To Get Out Of Contract With A Realtor?

No matter the reason, once you’re set on getting out of contract with your Realtor, it’s time to take action. But can you fire a Realtor before your contract is up? Your best next steps depend on whether your Realtor is selling your home or helping you buy a new one.

If you are a seller

First, try talking with your agent to see if they’re willing to cancel the listing contract. Your Realtor may find it worthwhile to cancel a contract with an unsatisfied client, rather than continuing to push forward in an unproductive relationship. If they aren’t willing to cancel the listing contract, you can reach out to the real estate brokerage and ask to be reassigned to another agent. 

If the brokerage is unwilling to assign another realtor (or if your Realtor hasn’t violated the terms of your listing agreement), you can file a complaint with the real estate regulatory body within your province or territory. Finally, you can always sit and wait for the contract terms to run their course before relisting. It’s certainly not ideal, but as a method of last resort, it’s a good option to have on deck.

Note there are two ways to cancel a listing contract: 

1) A ‘Cancellation’ will keep you bound to 55 days or the remaining term of the listing contract, whichever is less. 

2) An ‘Unconditional Release’ will release you from the listing contract terms immediately and allows you to rehire any Realtor with any real estate brokerage after it is signed and submitted. 
*Options are based on current Real Estate Board of Greater Vancouver ‘Cancellation’ and ‘Unconditional Release’ forms as of September 2021. 

Key Takeaways

  • A listing agreement is a contract 
  • Go to your real estate agent first to see if they are willing to break the contract
  • Know the difference between a ‘Cancellation’ and ‘Unconditional Release’
  • Ask the real estate brokerage if they can place you with another agent 
  • A method of last resort is to sit and wait for the contract terms to expire

If you are a Buyer

Once you’ve signed a Buyer’s Representation Agreement (BRA), you are legally bound to a real estate brokerage by the terms of that agreement. However, if you feel that your realtor has violated any of those terms, this can make getting out of a contract with a Realtor much easier. 

Your first step should always be to ask your Realtor if they are willing to cancel the contract early – don’t forget that it’s in the Realtor’s best interest to have a positive relationship with clients, and they’ll want to keep their reputation intact as much as possible. 

If they aren’t willing to cancel the contract, it’s time to pull out your Buyer’s Representation Agreement. Take a look at all stated terms and make sure you understand the expectations and requirements for both sides. If there has not been a flagrant violation, you can check to see if your BRA includes a “provision for schedules.” This clause allows buyers to end their Realtor contract early. A provision for schedules may require a secondary agreement, called a release, that provides additional terms after the contract is broken. 

Key Takeaways

  • A Buyer Representation Agreement is a contract
  • Make sure you understand the terms and stated requirements for both parties
  • Look for a “provision for schedules” to see if early termination has been built into your contract

Top 5 FAQs On Cancelling Realtor Contracts

Cancelling Realtor contracts can be tough, and if you’ve never done it before, there are plenty of unknowns. But if you’re truly unsatisfied with your Realtor, there’s nothing worse than feeling as if you’re stuck with no recourse! As an additional guide, we’ve compiled a few of the most common questions that buyers and sellers have about cancelling Realtor contracts.

How long do Listing contracts last?

Realtor listing contracts vary, and are negotiable before signing a listing agreement or BRA. Most last anywhere between three months to a year, but the average length is four months.

Can a Realtor sue for breach of listing or buyer contract?

It’s incredibly rare, but there have been a few instances where a real estate brokerage has sued to collect on commissions, even when a sale falls through. However, keep in mind that it’s not in a Realtor’s best interest to sue you – Realtors depend on word of mouth and recommendations, and bad press is the last thing that they want.

Will I owe my Realtor money after getting out of a listing or buyer contract?

It depends on your Realtor. If you cancel a listing contract, you may be obligated to reimburse your realtor for certain fees and services conducted while you were working together. This could include marketing materials, advertising, or photography.

Who should I talk to in order to cancel a Realtor listing or buyer contract?

If your Realtor refuses to cancel the contract, reach out to the real estate brokerage or real estate board. Give them an overview of what is happening with your Realtor, let them know why you are unsatisfied.

Ready To Get Started?

At Garbutt + Dumas, we know how frustrating it can be to find yourself cancelling a listing or buyer contract with a Realtor. This is why we write into the listing contract that ‘you can cancel at any time’ and we don’t put buyers we work with under a contract.  Our buyers choose to work with us, and are not obligated to under a written contract.  Don’t let a negative experience with a Realtor stop you from trying again! We’d love to help you sell your home or buy your next one. Connect with us today and experience the difference that our team can make!

What You Need to Know about The Federal Election and Housing

With a large focus on housing in the 2021 federal election, many Canadians are interested to hear what the parties have in store to help solve the housing issues across the country.

James and Denny break down what the Liberal, Conservative, NDP, and Green parties have promised in their campaigns for the real estate market in BC.

This episode will focus on the importance of accelerating construction to encourage development, the parties offering a consistent message of affordable housing, their plans to reduce homelessness and increase home availability, and the strategies they have in place to assist first-time homebuyers.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.

Market Update: What to Expect in Fall 2021

As summer comes to an end and temperatures start to drop, the real estate market looks to be heating up again!

James and Denny break down what buyers and sellers should expect over the upcoming months as demand starts to increase in this under-supplied market.

This episode will focus on rising sale prices, the continuation of bidding wars, townhouses in high demand, an increase in condo activity after a slow season, zoning problems causing a lack of development, and supply chain issues influencing the high cost of construction.

Watch and listen to the Garbutt+Dumas Real Estate Podcast below and follow us on SpotifyiTunes & YouTube.