Fraser Valley Housing Market Statistics - August 2022

 

Fraser Valley housing market signals further settling as sales continue to stall in response to interest rate rises   Robust active listings and relative steady sales activity continued to bring balance to the Fraser Valley real estate market in August. The past several months of rising inventory combined with a slowing trend in sales has also seen benchmark prices return to levels not seen since last year.   In August, the Fraser Valley Real Estate Board (FVREB) processed 1,017 sales on its Multiple Listing Service® (MLS®), an increase of 2.4 per cent compared to last month and a 51.3 per cent decrease compared to this time last year.

 

 

The Board received 2,045 new listings in August, a decrease of 14.3 per cent compared to July, and only 2.9 per cent less than August 2021. The month ended with a total active inventory of 5,871, a decrease of 8.5 per cent from last month but up by 44 percent compared to August 2021. Once again August saw a balanced market in the Fraser Valley with an overall sales-to-active ratio of 17 per cent (the market is considered balanced when the sales-to-active ratio is between 12 per cent and 20 per cent).                 “For the past three months we’ve seen the local market return to a more balanced state,” said Board President, Sandra Benz. “With the Fraser Valley continuing to settle after months of record sales and prices, we expect to see more activity this coming fall as buyers look to capitalize on the region’s reputation for providing greater value for the real estate dollar.”                 Benchmark prices continued to fall across all property categories, bringing them in relative line with prices from December 2021 and eating into year-over year gains.   “With possible further hikes in interest rates this fall, homebuyers need to augment their decisions with critical advice and guidance,” said Baldev Gill, Board CEO. “Along with other professionals such as mortgage brokers and lawyers, Fraser Valley REALTORS® are a vital part of the team advising buyers and sellers on market realities and identifying potential opportunities that align with their objectives.”                 Across the Fraser Valley in August, the average number of days to sell a single-family detached home increased to 33 and for townhomes to 26 days. Apartments took, on average, 25 days to sell.   MLS® HPI Benchmark Price Activity Single Family Detached: At $1,513,500, the Benchmark price for an FVREB single-family detached home decreased 5.1 per cent compared to July 2022 and increased 9.8 per cent compared to August 2021. Townhomes: At $841,900, the Benchmark price for an FVREB townhome decreased 3.9 per cent compared to July 2022 and increased 16.1 per cent compared to August 2021. Apartments: At $542,000 the Benchmark price for an FVREB apartment/condo decreased 2.1 per cent compared to July 2022 and increased 18.4 per cent compared to August 2021.

 

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How Much Should I Charge For Rent?

 

How Much Should I 

Charge For Rent?

As an independent landlord, it’s important to understand that the key to landlord success begins with setting a rental rate that is not only profitable for your property, but also is competitively priced to attract good tenants.

Determining the proper rental price can be challenging.  While you could be tempted to get aggressive and charge a high premium for your unit compared to other similar units in the area, setting the rent price too high it could lead to long-term property vacancy.  Conversely, setting the rent too low will hurt your bottom line.  

Below you’ll learn more about finding the rental price sweet spot for your unit, as well as tips for getting a good rent estimate, and the importance of including your amenities before setting your rental rate.

Why is it important to charge appropriate rent?

Before we dive into the discussion on what is a good rental price, let’s briefly mention why it is important to ensure you’re charging the right price:

1. It helps you place the right tenants and get paid on time

According to a TransUnion survey, payment problems ranked as the top concern by 84% of landlords. The cost of an eviction resulting from nonpayment can cost a landlord thousands of dollars in court costs and legal fees, including the time and expense to fill an unexpected vacancy.

Keep in mind, if your rates are too low for your area and property, you might not attract your ideal tenant. If your rates are too high, you may have trouble placing tenants at all – and risk losing out on your monthly income. Your job as a landlord is to find the fair market rent sweet spot: not too high, but not too low.

Consider the average income of those who live in the location of your property. Your rental rate should target prospective renters with similar incomes so you can fill your space more quickly and don’t have worry about if you’ll get paid on time.

2. It helps you cover your mortgage and other carrying costs

Your property is an investment; if you’re unable to cover all the expenses for your property from your rental income, then you haven’t set the right rent price.

3. It helps you maximize your rental profit

Setting the right rental price could mean maximizing profits. Landlords may be able to put a percentage of the rent directly in their pocket from their monthly rental income.

How Much Should I Charge for Rent?

It’s easy to see that setting the right rental rate is important, but figuring out what to charge tenants can be a bit more complex.  There are an array of factors to consider before you narrow in on the right rental rate for your property.

1. KNOW YOUR COMPETITION

Rent costs continue to rise yearly in almost all of the nation’s largest markets.  This is good, “overall” information to be aware of and to have a general understanding that rents are rising in a good portion of our local cities.  However, before setting your rental rate, it’s important to take a look at what other landlords in your area are charging. According to data found through zumper.com the average rent for a 1 bedroom apartment in Chilliwack as of today is currently $1498.00 which is 30% higher than last year ( Chilliwack, BC Rent Prices ), and in Abbotsford the average rent for a 1 bedroom apartment as of today is currently $1410.00 which is a 6% decrease from last year ( Abbotsford, BC Rent Prices ).

This average can vary greatly between different cities. For example, rental properties are likely to be at a premium in places like Vancouver, Surrey and some the Fraser Valley's desired areas, whereas smaller towns and areas with less economic growth and job opportunities may be less desirable to prospective renters, therefore rent prices may be less competitive.

In order to determine what to charge for rent, you should look at the market comps in your immediate area. Learn what other landlords are charging for similar properties, and use this as your starting point.  Then adjust the price of your rental based on what you uncover.

When viewing what other landlords are charging in your area, be sure to note if rental units have similar features with your property such as size, neighborhood or location, and property condition. 

Pro-Tip: Keep an eye out for any rental properties that have shifted price in the last couple of weeks—you may find that you have to do the same in order to remain relevant in the rental market game.

2. THE 2% RULE IS JUST A GUIDELINE

Some landlords have heard about the 2% rule, which dictates monthly rent should be about 1-2% of the property’s value. But, keep in mind that this is just a quick heuristic to estimate your potential rent. It’s not a substitute for researching local comparable units and examining rents charged.  Additionally, with property price changes here in the Fraser Valley and surrounding areas within this past year, this type of calculation likely proves faulty. Letting the current conditions of the rental market guide you is the best recommendation. 

3. SEASONALITY MATTERS

Seasonality can greatly affect rent prices. A pattern seen across the country is that the demand for rental property is highest during the spring and summer and tends to plateau during the winter seasons. This happens for a multitude of reasons, but mainly because it’s more inconvenient for renters to move during the colder months. Most people don’t want to uproot in the middle of winter or disrupt their children’s school year. 

Keep in mind, if there are fewer prospective renters looking to move during the winter season, then your rental property may stay vacant longer. Landlords might opt to offer a lower rent price during the winter season to avoid facing the risk of a vacant rental property.  The big takeaway is this:  listing your property during the winter season could impede your ability to charge your desired rental rate because of renter demand softness.

Tips on How to Get a Good Rent Estimate

Before you determine a rental price, do your due diligence and consider these additional tips:

• Tap into your network. Take advantage of people in your personal networks who may already own investment properties, and check out online forums to communicate with other landlords in your area.
• Look at rental property sites. Carefully comb sites such as Craigslist and Kijiji to get an idea of the comps in the area. Also, look for rental ad copy ideas so you can write and effective ad that catches the attention of high-quality applicants.
• Consider the amount of interest in your property. If people aren’t applying or expressing interest in your rental, then this could be a sign that your rent is mispriced or is too high considering factors like property location, parking options, amenities offered, etc…

CONSIDER YOUR PROPERTY’S AMENITIES

While doing comparison research is important, it’s crucial to look at what the property has to offer.

For example, if you find a comparable property that’s similar in size to yours but it lacks an important feature or amenity, such as an in-unit washer and dryer, then you may be able to justify a higher price.

Here are some of the top amenities tenants look for in a rental property:

• Parking: The availability of parking is a huge bonus to many renters. Make sure to point out details such as if there is assigned parking, a spacious garage, or plentiful street parking.
• Security: Security is always a perk, as it can help to give the renter peace of mind about their overall safety. Be sure to mention information about any smart home technology or other security systems/personnel your rental may offer.
• Walkability: There’s a reason why “Location, location, location” is such a popular statement in the real estate world. Proximity to local goods and services can be a major differentiator for your unit.  Having a desirable location can increase your unit’s attractiveness to renters, thus make it more valuable and give your leverage to price it at a premium compared to other units.  If it’s close to desirable schools, restaurants, grocery, retail stores, or public transportation you could probably consider them as solid selling points and justify higher rental rates.
• Outdoor entertainment areas: An indoor or outdoor pool, patio or balcony, and recreation areas such as a tennis court or dog park are other great features that may help to draw in prospective renters.

Pro-Tip: Be sure to highlight your most unique and favorable amenities or features within your rental listing. You may even consider highlighting one of them in the listings headline. No matter what, the last thing you want to do is lose a prospective renter simply because you forgot to mention the finest details.

Final Thoughts

Setting the right rental price is just one part of managing a successful rental business. To help avoid long-term vacancy, late rent payments, and unnecessary property damages, it’s crucial for landlords to utilize a tenant screening process. You can find some tools online to assist you, you can request criminal record checks (through local police detachments) form a part of your application process, and be sure to familiarize yourself with the Residential Tenancy Act HERE . Doing these types of things enables you to make faster and more informed decisions about prospective tenants before signing a lease or rental agreement.

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