Sandra Govender Real Estate
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Helping you find your perfect home in the Capital city. Both organizations are helping people find homes.
I've created this page so that I can update everyone on my work in Real Estate and my involvement with the Victoria Cool Aid Society. As a Realtor®, I'm able to help make the transition into a new home seamless and stress free for my clients. As a Board Director with the VCAS, I am able to give back a little to the community and assist this amazing organization as they help house those who need it the most.
06/09/2026
Multi-generational households in Canada grew 21.2% over the past decade — more than twice the overall rate of household formation, according to Statistics Canada's 2021 Census. And that growth has only accelerated since. 👨👩👧👦
This isn't a trend. It's a structural shift.
Driving factors include an aging population, affordability pressures that make independent living difficult for young adults, and immigration patterns that prioritise family reunification. For families housing an aging parent or a family member with a disability, there's an added incentive: the federal Multigenerational Home Renovation Tax Credit provides up to $7,500 for constructing a self-contained secondary suite for a qualifying senior or adult.
House hacking doesn't always mean renting to strangers. Sometimes it means sharing a home — and the costs — with the people who matter most.
Read the full article: https://sandragovender.myagent.site/house-hacking-in-2026-what-the-hype-got-wrong-and-what-actually-works/
06/04/2026
Secondary suites have become the gold standard for house hacking in 2026 — and there's a reason why. 🏠
The Canada Secondary Suite Loan Program, administered through CMHC, now offers homeowners up to $80,000 at a fixed 2% rate over 15 years to build or convert a secondary suite — double the program's original limit. For buyers who need more, CMHC's refinancing program allows access to up to 90% of your home's post-renovation value.
Secondary suites include:
🔹 Basement apartments
🔹 Laneway houses
🔹 Garden suites
They're increasingly legal, federally supported, and proven in the rental market. If affordability is your biggest barrier to homeownership, a property with secondary suite potential might be the solution.
Read the full article: https://sandragovender.myagent.site/house-hacking-in-2026-what-the-hype-got-wrong-and-what-actually-works/
House hacking isn't about living for free — it's about making homeownership possible when it otherwise wouldn't be. In 2026, the strategy is less about eliminating a mortgage payment and more about engineering one you can actually afford. 🏡
Here's what's working:
✅ Secondary suites — The Canada Secondary Suite Loan Program offers up to $80,000 at 2% fixed over 15 years to build or convert a suite
✅ Multi-generational homes — Multi-generational households in Canada grew 21.2% over the past decade, more than double the overall household formation rate
✅ Small multi-family properties — CMHC mortgage insurance allows as little as 5% down on owner-occupied properties, with the insured ceiling now raised to $1.5 million
✅ Realistic expectations — If rental income cuts your $3,800 payment down to $2,200, that's a win
The math has to work. The zoning has to be legal. And the lifestyle has to fit. But for the right buyer, house hacking can turn a closed door into an open one.
Read the full article: https://sandragovender.myagent.site/house-hacking-in-2026-what-the-hype-got-wrong-and-what-actually-works/
05/28/2026
If you're thinking about selling your home, you've probably heard the term "months of supply" thrown around. But what does it actually mean?
Months of supply measures how long it would take to sell all available homes at the current sales pace. It's one of the clearest indicators of whether we're in a buyer's or seller's market.
Here's the breakdown:
- Less than 5 months = Seller's market (low inventory, more competition among buyers)
- 5-6 months = Balanced market
- More than 6 months = Buyer's market (more inventory, buyers have negotiating power)
Right now, inventory levels are rising in many markets across the country. According to recent CREA data, we're seeing a shift from the extreme seller's market of the past few years. This means pricing strategy, home preparation, and timing matter more than ever.
If you've been waiting for the "perfect time" to list, understanding these metrics can help you make a more informed decision about your specific situation and local market conditions.
Call/text/email us at (250) 888-3488 or [email protected] if you have questions.
Not every pre-listing fix needs to be big or expensive. But there are a few small repairs sellers shouldn’t ignore because buyers notice them immediately.
Here are some of the most common ones:
1. Leaky faucets or running toilets
Small issues like these can make buyers wonder what else hasn’t been maintained.
2. Loose handles, hinges, or cabinet hardware
They’re inexpensive to fix, but they affect how cared-for a home feels.
3. Scuffed paint and wall damage
Patches, touch-ups, and fresh paint in key areas can make the whole home feel cleaner and more current.
4. Burned-out light bulbs or outdated fixtures
Lighting has a huge impact on first impressions, especially in photos and showings.
5. Doors that stick, squeak, or don’t close properly
These are small annoyances that can make a home feel older or neglected.
None of these repairs will transform a home on their own. But together, they can reduce buyer hesitation and help your home feel better maintained from the start.
If you’re getting ready to sell, the best pre-listing strategy usually starts with the simple things first.
Buyers have moved on. Here's what's working against sellers right now:
❌ All-gray and stark white interiors
❌ Shiplap for the sake of shiplap
❌ Matching every fixture and cabinet pull to one metal finish
❌ Open shelving as a kitchen default
❌ The undifferentiated open floor plan
❌ Single-use bonus rooms — man caves, dedicated wine rooms, home theaters that can't flex
None of these will tank a sale on their own. But they can create hesitation — and hesitation shows up in longer days on market and more negotiated offers.
The good news? Most of these are fixable without a contractor. Drop a comment or send me a message and let's talk through what's actually worth addressing before you list.
05/19/2026
One of the quieter shifts in how buyers evaluate homes is the move toward wellness design — the idea that a home's layout and materials should actively support how you feel in it, not just how it looks.
Mentions of "wellness" in listings are up 33% year over year, and "spa-inspired bathrooms" climbed 22%. But the concept goes far beyond the primary bath. Biophilic design — bringing in natural light, organic materials, living plants, and visual connections to the outdoors — has become a core consideration. So has circadian lighting that shifts with the time of day, and dedicated quiet spaces designed for rest and focus.
These aren't luxury add-ons anymore. They're showing up in mainstream listings because people are prioritising how their home makes them feel on a Tuesday afternoon, not just how it presents at a party.
Read the full article: https://sandragovender.myagent.site/2026-home-design-trends-whats-in-whats-out-and-what-buyers-are-responding-to/
05/14/2026
Open floor plans aren't going away — but they're growing up. 🏠
Buyers no longer want an undifferentiated box. The shift is toward semi-closed layouts: spaces that feel connected but serve a clear purpose. Subtle architectural separation between the kitchen, dining room, and living areas that maintains flow while creating intimacy.
Why the change? Remote work. When your home is also your office, privacy has real value. Dedicated home offices are one of the most requested features this year, and mentions of "reading nooks" are up 48% in listings.
If you're selling and you have a defined dining room, a separate office, or distinct living zones, don't apologise for them. Stage and describe each space as intentional. Buyers are looking for purpose, not just square footage.
Read the full article: https://sandragovender.myagent.site/2026-home-design-trends-whats-in-whats-out-and-what-buyers-are-responding-to/
05/12/2026
Is the all-white kitchen dead? According to design professionals, yes — and what's replacing it isn't one single look, but the absence of a default.
Buyers want personalization. A kitchen that feels considered, not one that played it safe. Warm neutrals, earth tones, and wood-grain cabinetry are taking over from painted finishes. The transitional style has become the most popular direction, while the farmhouse aesthetic continues to lose ground.
What makes a kitchen stand out now? A work-in pantry, an unexpected cabinet colour, a stone backsplash that runs floor to ceiling. These are the details that signal intention — and that's exactly what buyers are responding to in 2026.
Read the full article: https://sandragovender.myagent.site/2026-home-design-trends-whats-in-whats-out-and-what-buyers-are-responding-to/
05/07/2026
The all-gray interior isn't just tired — buyers have officially moved on. Over the last year, mentions of "colour drenching" in listings surged 149%, and the shift is toward warm, immersive tones that create sanctuary, not showrooms. 🎨
What's replacing the gray?
🤎 Warm beiges and caramels
🧡 Terra cotta and sunbaked '70s tones
💚 Sage green and soft navy
🪵 Cohesive, room-wrapping colour that includes walls, ceilings, and trim
The psychology is simple: buyers want homes that feel like somewhere they'd actually want to live. If you're thinking about selling, a single well-chosen paint refresh can dramatically change how your space photographs and how it feels at first walk-through.
Read the full article: https://sandragovender.myagent.site/2026-home-design-trends-whats-in-whats-out-and-what-buyers-are-responding-to/
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2541 Estevan Avenue
Victoria, BC
V8R2S6