Yes, this is an actual Vancouver listing. Actively for sale at the time of this writing.

Couldn't they close the cupboards?

This industry, what is it; design, marketing, advertising, web development…all of the above?… it’s a tough business – and I have been in music where there are music reviewers. But we expect that.

Never would I expect another band to publish what is wrong (piece by piece) of another artists recording; Another Architect picking apart the choice of windows in a building he did not design (or understand it may have been the owner’s veto on final choice); or another designer in my competitive market to post an image of a site I designed and pick it a part without any regard to owner influence, budget or version.

The critique I read goes directly after the livelihood of another. The other designer wasn’t trying to dupe someone (like we see in SEO and Social Media Marketing companies) and probably wasn’t paid enough to do the work they did.

I did not design the Windermere Real Estate website but I feel for the company or individual that did. Not because it’s a bad site but because it has been displayed and picked apart by the designer’s direct competition. Some good points were made about the site but it’s a consultant’s job to consult when paid and not just when they are mad they didn’t get the job.

UPDATE: It was just pointed out to me privately by a blog reader that the same company who is now slagging the crap out of Winermere Real Estate’s website had written a glowing report of the site just 2 years ealier (minus a month) with “Great job Windermere” at the end. Maybe there needs to be a blog that critiques the critical because this is ridiculous.

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September home sales in Greater Vancouver were consistent with activity experienced in the preceding two months across most categories.

The Real Estate Board of Greater Vancouver (REBGV) reports that the number of residential property sales in Greater Vancouver totalled 2,220 in September 2010. This represents a 0.8 per cent increase compared to August 2010 and 37.6 per cent decline from the 3,559 sales in September 2009.

In comparison, last month’s residential sales represent a 40.1 per cent increase over the 1,585 residential sales in September 2008, a 20 per cent decline compared to September 2007’s 2,776 sales, and an 11.9 per cent decline compared to September 2006’s 2,519 sales.

“We’ve seen fewer properties coming on to the market over the last three months. This trend, combined with the continued attraction of low interest rates, is likely having the effect of less downward pressure on home prices,” Jake Moldowan, REBGV president said.

Since spring, housing prices in the region have trended slightly downward, with a decrease of 2.7 per cent compared to the all-time high reached in April when the MLSLink® Housing Price Index (HPI) residential benchmark price was $593,419. The overall benchmark price for all residential properties in Greater Vancouver over the last 12 months has increased 5.5 per cent to $577,174 in September 2010 from $547,092 in September 2009. The current price remains consistent with last month, rising just 0.1 per cent between August and September 2010.

Total active property listings posted on the Multiple Listing Service® (MLS®) in Greater Vancouver currently sit at 15,401, basically unchanged compared to last month and a 22 per cent increase from September 2009. Over the last three months, active listings in the region have declined12.3 per cent.

New residential property listings posted in September declined 17.6 per cent to 4,731 compared to September 2009 when 5,746 new units were listed.

“We saw signs of more stability in our marketplace last month than we have seen since spring based on a variety of indicators that we look at each month,” Moldowan said. “At 56 days, it took, on average, three days less to sell a home in our region compared to August. This is the first month-over-month decline we’ve seen in this category since April.”

Sales of detached properties in September 2010 reached 866, a decrease of 39.1 per cent from the 1,423 detached sales recorded in September 2009, and a 58.6 per cent increase from the 546 units sold in September 2008. The benchmark price for detached properties increased 6.7 per cent from September 2009 to $790,992.

Sales of apartment properties reached 971 in September 2010, a decline of 34.7 per cent compared to the 1,489 sales in September 2009, and an increase of 27.1 per cent compared to the 764 sales in September 2008.The benchmark price of an apartment property increased 3.7 per cent from September 2009 to $388,373.

The Real Estate Board of Greater Vancouver (REBGV) reports that the number of residential property sales in Greater Vancouver totalled 2,255 in July 2010. This represents a 45.2 percent decline from the 4,114 sales in July 2009, the highest selling July ever recorded, and a 24.1 percent decline compared to June 2010.

Looking back further, last month’s residential sales represent a 3.7 percent increase over the 2,174 residential sales in July 2008, a 41.8 percent decline compared to July 2007’s 3,873 sales, and a 17.5 percent decline compared to July 2006’s 2,732 sales.

“With the pace of home sales and listings easing off in our market, we’ve begun to see a levelling of home prices from the record highs seen in the spring, creating greater affordability,” Jake Moldowan, REBGV president said. “Activity in today’s marketplace is clearly trending in favour of buyers.”

The number of properties listed for sale on the market has been trending downward since spring, with 4,138 new listings in July compared to April’s peak of 7,648. New listings for detached, attached and apartment properties in Greater Vancouver on the Multiple Listing Service® (MLS®) declined 17.9 percent in July 2010 compared to July 2009, when 5,041 properties were listed for sale.

At 16,431, the total number of property listings on the MLS® in July declined 6.5 per cent compared to last month and increased 33 percent compared to July 2009.

“It’s currently taking home sellers who work with a REALTOR®, on average, 45 days to sell their property, which is a historically healthy timeframe for people on both sides of a transaction,” Moldowan said.

Since spring, housing prices have decreased 2.8 percent compared to the all-time high reached in April when the residential benchmark price was $593,419. Over the last 12 months, the MLSLink® Housing Price Index (HPI) benchmark price for all residential properties in Greater Vancouver increased 9.1 percent to $577,074 in July 2010 from $528,821 in July 2009.

Sales of detached properties in July 2010 reached 908, a decrease of 43.7 percent from the 1,614 detached sales recorded in July 2009 and a 9.8 percent increase from the 827 units sold in July 2008. The benchmark price for detached properties increased 11.5 percent from July 2009 to $793,193.

Sales of apartment properties reached 979 in July 2010, a decline of 42.7 percent compared to the 1,708 sales in July 2009 and an increase of 1.3 percent compared to the 966 sales in July 2008.The benchmark price of an apartment property increased 6.2 percent from July 2009 to $387,879.

Attached property sales in July 2010 totalled 368, a decline of 53.5 percent compared to the 792 sales in July 2009 and a 3.4 percent decline from the 381 attached properties sold in July 2008. The benchmark price of an attached unit increased 8.6 percent between July 2009 and 2010 to $490,995.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver totalled 3,512 in April 2010, the fifth highest-selling April on record. The figure represents an increase of 18.5 percent compared to the 2,963 sales in April 2009; 9.1 percent more than April 2008’s 3,218 sales; and 3.7 percent more than April 2007’s 3,387 sales. April 2010 sales also represent a 12 percent increase compared to last month.

“We’re in the midst of another strong spring season thanks to high levels of activity on both the buyer and seller side of our market,” Jake Moldowan, REBGV president said. “The number of homes coming on the market has increased significantly in recent months, which is providing a healthy level of choice for those looking to buy during this busy period.”

New listings for detached, attached and apartment properties in Greater Vancouver totalled 7,648 in April 2010, a 64.5 percent increase compared to April 2009 when 4,649 new units were listed, and a 9.2 percent increase compared to March 2010 when 7,004 properties were added to the Multiple Listing Service® (MLS®).

At 15,901, the total number of property listings on the MLS® increased 17 percent in April compared to last month, and is up 11 percent compared to this time last year.

Over the last 12 months, the MLSLink® Housing Price Index (HPI) benchmark price for all residential properties in Greater Vancouver increased 18.9 percent to $593,419 from $499,021 in April 2009.

“It was at this time last year when home prices in our region began their recovery from the declines that occurred during the recession period,” Moldowan said.

Sales of detached properties in April 2010 reached 1,370, an increase of 15.1 percent from the 1,190 detached sales recorded in April 2009 and a six percent increase from the 1,293 units sold in April 2008. The benchmark price for detached properties increased 21.2 per cent from April 2009 to $818,403.

Sales of apartment properties reached 1,526 in April 2010, an increase of 29.4 percent compared to the 1,179 sales in April 2009 and an increase of 15.9 percent compared to the 1,317 sales in April 2008.The benchmark price of an apartment property increased 16.9 percent from April 2009 to $397,779.

Attached property sales in April 2010 totalled 616, an increase of 3.7 percent compared to the 594 sales in April 2009 and a 1.3 percent increase from the 608 attached properties sold in April 2008. The benchmark price of an attached unit increased 16.4 percent between April 2009 and 2010 to $502,399. ~Real Estate Board of Greater Vancouver

Fridge vs Avocado Green, Stainless Steel, White…

Running Car vs Paint Colour, Shape window tints….

3 bedroom home plans vs spacial environment and finishes inside and out

Having worked in the construction industry for years before taking the design career by the horns has helped a lot in web design. A single building is drawn by an architect,  many engineers and a designer. The architectural drawings describe how it’s built, the engineering describes what size pipes, wiring, supporting walls etc. And the design drawing give the finishes. They almost always all work together at some point in the planning process.

Creating a web site can be just as complicated as house construction.

The web developer is like the architect. If there is no final wire frame (plan) in mind then that becomes part of the solution. The developer must create a website that allows for the design to be altered by the user.

The web designer brands, colours and re-shapes the functioning website.

If you hire a designer to develop your site, hopefully they will contract out the hard coding parts and not attempt to do it themsleves.

If you hire a developer to design and brand your site, hope fully the same will apply as above.

Very rarely do both co-exist in one person with any degree of success. It’s a simple fact of left brain right brain thinking.

No where in this post is SEO mentioned. That’s because SEO not just part of website construction alone and has nothing to do with branding and design. If SEO is important to the website owner (and who wouldn’t), it get’s built in as part of the development. It is then taught to the owner on how to use it, what content to write and where to put it. If SEO is the most important thing on your website list, don’t ask for it last.

Think of it this way:

A website is a bricks and mortar storefront, (Really it is the new store front of today but that’s entirely another post). How easy the door swings open is how easy it is for search engines to index. But here’s the kicker, (and a big giant ass kicker to some), if there is nothing inside your store worth going in for, then no one will go in, including search engines. It’s not that simple but close.

More and more people who understand this concept are winning the SEO battle. They treat their websites like a real store on a real street. They make it look good, inviting, social and interesting to the niche they want to attract. They change it up, keep it clean and easy to get around. The more people who visit the website, or should I say: The more crowded the inside of that store becomes the more popular it becomes – to search engines too. Go figure: it’s just . like . real . life.

If you see a crowd of people in a store, you go in, even if the door is a little hard to open. You are going to find your way in.

Not a believer yet?

Why then do I come up 2nd or third on a Google Search typing in the words BC Ferries Assured Boarding? Because it’s more interesting than the boring static government regulated website. People comment here creating more activity. You go there because you have to, you come here because you want to.

I found a great article that lists the importance of SEO techniques and other factors considered when everyone else is trying to shoehorn a site into search engine existence. The highest ranking factor is popularity among other things. but here are some of the things I found listed low on the SEO importance list that you may find interesting.

HTML Validation to W3C Standards is of minimal importance (a good thing for this site – let me tell you)
Server/Hosting Uptime minimal importance
Use of XML Sitemap(s) 29% minimal importance
Social Media/Social Graph Based Ranking Factors minimal importance

Surprisingly

Geographic Location of the Host IP Address of the Domain 57% high importance (wouldn’t have thunk it)

Check it out yourself at http://www.seomoz.org/article/search-ranking-factors/

I don’t know why my friends are sending me this stuff. I love all my clients.

How much does it cost is a common question for a design business’s email inbox supplying websites to Realtors. Of course no one minds answering. It’s what we signed up for in this line of work. But there is no easy short answer to the how much question because everyone is different – or are they?

Almost all inquiries about how much a website cost to design and build are coming from people without any branding what-so-ever. It seems a common trait in the real estate niche but for a small few. In any other business there is a plan in place but in real estate the end result is the plan and most web designers working in this real estate niche are creating the visual branding as part of the web-design and including it in their price.

“My web guy designed my logo” is a pretty common thing to hear when a sign guy needs the printable artwork to work with or a printshop is trying to put together the business cards and all they have to work with are crappy web graphics.

So the question how much is a website isn’t the really the question.

This is a week filled with meetings. Meetings with people who are in the business of designing for real estate. Together we will work to discover the true nature of the problem and come up with a unique solution – or two.

I live in an alley. It’s a townhouse where our “backyard” is at alley level as are about 16 of our 40+ units. My design and lobby has been to rid the fences we have between us and the alley and claim the alley as our street. The rest of the building has decided it’s better to maintain large high fences to separate us from the undesirables. So we have a large high fence.

I have some hopes for future occupants of Vancouver’s new laneway houses. I see in the specifications there must be room for greening and “yard space”. The specifications also require most windows face the alley. The alley is the unit’s view. So it seems inevitable that alleys will have to become more palatable.

If your thinking of building a laneway house, here’s a quick rundown:

• In RS-1 and RS-5 single family areas
• On lots 33’ wide and wider, with an open lane, on a double fronting street, or on a corner with a lane dedication
• Generally located in the space where a garage would be permitted, i.e. in the rear 26’ of the lot (and a minimum of 16’ separation between the laneway house and the main house)
• Rental or family only / no strata-titling
• Minimum of one on-site parking space
• Unit size based on lot size to a maximum of 750 sq.ft. (approx. a 500 sq.ft. unit on a 33’ X 122’ lot)
• 1 and 1 ½ storey configurations, with guidelines to address upper storey massing, privacy, and shadowing
• Enabling homeowners to add a laneway house while retaining their existing main house; with or without a secondary suite in the main house (a laneway house could also be built with a new house)