This beautifully preserved 5-bedroom heritage home in the heart of the Commercial Drive neighborhood exudes classic character, featuring a striking gabled roof, matching stained glass windows, and a timeless Mellish Rust paint color. The main floor offers a spacious living room with a cozy natural gas fireplace, a chef’s kitchen with modern stainless steel appliances, a dining area, and a convenient powder room with added storage. Upstairs, you'll find 3 well-sized bedrooms, including a master suite with a large 6-foot clawfoot tub in the bathroom for ultimate relaxation. The third bedroom opens onto a 132 sq. ft. balcony that boasts expansive north-facing views.

Downstairs, a private 2-bedroom, 1-bath suite with its own entrance provides excellent rental income potential. Enjoy the convenience of a hot water on demand system, an external garage/storage area, and a beautifully landscaped front yard with 3 garden beds and mature trees for added privacy and shade. Located within walking distance of Commercial Station, with easy access to bike routes, this home combines heritage charm with modern amenities.

Listing details : https://barrymagee.com/listings-for-sale.html/listing.r2784646-1603-e-13th-avenue-vancouver-v5n-2b7.104588651

Named after a prominent Squamish Chief, Kitsilano—affectionately known as "Kits"—is one of Vancouver’s most iconic neighborhoods, often evoking a sense of nostalgia and charm. A unique blend of natural beauty and urban energy, Kitsilano embodies the best of what makes Vancouver one of the world’s most desirable places to live.

Location

Kitsilano is located along the scenic shores of English Bay, bordered by Alma Street to the west, Burrard Street to the east, and W 16th Avenue to the south. Its prime location offers easy access to the best of Vancouver’s natural landscapes and urban amenities.

A Snapshot of the Housing Market

Kitsilano is home to a diverse range of properties, from single-family homes and heritage buildings to low-rise condos, townhouses, and apartments. The neighborhood attracts a mix of residents, from young professionals and families to retirees, with housing options that suit a variety of tastes and budgets. The real estate market in Kitsilano remains strong, with a higher proportion of rental units compared to other Vancouver neighborhoods.

Recreation and Outdoor Spaces

Kitsilano offers a wealth of recreational opportunities, with the famed Kitsilano Beach Park being one of the area’s most beloved features. This vibrant park is a popular destination year-round, offering everything from beach volleyball courts and tennis courts to jogging paths and a community swimming pool. The Kitsilano Yacht Club is nearby, as is the Kitsilano Community Centre, which provides a range of indoor activities for all ages.

In addition to its outdoor amenities, Kitsilano is home to several cultural landmarks, including the Maritime Museum, the Vancouver Museum, and the HR MacMillan Space Centre—all located in nearby Vanier Park. The neighborhood also hosts annual events like the Khatsahlano Street Party and the outdoor Shakespeare Festival at Bard on the Beach, attracting both locals and visitors alike.

Dining, Shopping, and Culture

Kitsilano is a foodie’s paradise, with an eclectic mix of world-class restaurants, casual eateries, and cafes. Along West 4th Avenue and West Broadway, you'll find an abundance of boutiques, vintage stores, organic markets, wine shops, and artisanal bakeries. The area’s charm is also reflected in its variety of local and international cuisine, from casual bistros to upscale dining spots.

For those seeking more unique finds, Kitsilano boasts second-hand stores, antique shops, and niche clothing boutiques that cater to diverse tastes. Plus, being just a short distance from downtown and Granville Island, residents are never far from Vancouver’s vibrant shopping districts and cultural attractions.

Schools in Kitsilano

Kitsilano is home to a range of public and private schools for children of all ages. Local elementary schools include the well-established Henry Hudson Elementary, as well as Bayview Community School, General Gordon Elementary, and Lord Tennyson Elementary. For secondary education, Kitsilano Secondary offers a full range of academic programs, while Prince of Wales Secondary and Lord Byng Secondary are also within easy reach. Private institutions in the area include St. Augustine Elementary, St. John’s K-12, and St. John’s International Secondary on West Broadway.

Transportation and Connectivity

Getting around from Kitsilano is a breeze, whether you're heading to downtown Vancouver or the University of British Columbia (UBC). The neighborhood is well-served by major east-west routes, including West 4th Avenue, West Broadway, and West 16th Avenue, while Granville, Arbutus, and McDonald Streets handle north-south traffic. Commuting to downtown is quick, with both the Burrard Street Bridge and the Granville Street Bridge just a short drive away. Public transit is frequent, and the city is currently enhancing pedestrian and cyclist routes between downtown and Kitsilano to improve connectivity.

The Spirit of Kitsilano

Kitsilano has long been a hub for Vancouver’s counterculture, and traces of its bohemian past still linger today. The Naam Café, a vegetarian eatery on the corner of MacDonald Street and 4th Avenue, remains a popular hangout for locals, offering a nostalgic nod to the neighborhood’s hippie roots. Several pubs on 4th Avenue, some of the first licensed in Vancouver, continue to serve as gathering spots for residents. Kitsilano was also the birthplace of Greenpeace and the Green Party of British Columbia.

The neighborhood is a festival hotspot, with events like Greek Day in Greektown, the Vancouver Folk Music Festival at Jericho Beach Park, and the annual outdoor Shakespeare performances at Vanier Park. These cultural events reflect the vibrant, diverse spirit that makes Kitsilano such a sought-after community.

Whether you’re drawn to its stunning outdoor spaces, rich cultural scene, or diverse real estate options, Kitsilano remains one of Vancouver’s most desirable neighborhoods. With its unique blend of natural beauty, urban convenience, and a vibrant community, it’s no wonder that Kits continues to be a top choice for those looking to buy or rent in Vancouver.

Browse Kitsilano listings for sale : https://barrymagee.com/recip.html#!/wps/-/noframe~true/recip/59576/idx.search?idx_v2_map_pos=49.2684|-123.1683&idx_v2_map_zoom=07&idx_v2_map_radius=2.5

When it comes to the structural integrity of your home, the foundation is its most crucial element. Acting as the bedrock that supports everything above it, a solid foundation ensures your home remains safe, stable, and protected from the forces of nature. Whether you're purchasing a new property, preparing to sell, or simply trying to maintain your current home, understanding the basics of your foundation is key. Here’s a comprehensive guide to help you spot potential issues and make informed decisions.

What is a Foundation?

A foundation serves as the base that supports your home, transferring the weight of the structure (from walls and floors) to the ground. In essence, it acts as a bridge between your house and the earth beneath it, evenly distributing weight to prevent shifting or settling over time. Foundations are typically made of concrete, which is strong, durable, and moisture-resistant. Other materials, like brick, stone, concrete blocks, and even wood, can be used depending on the home’s design, location, and age.

In areas with freezing temperatures, foundations often extend below the frost line to prevent frost heaving—a phenomenon where the soil shifts due to freezing and thawing, causing the foundation to lift. A solid foundation also helps resist lateral soil pressure and protects against water damage in basements or crawl spaces.

Common Types of Foundations

The choice of foundation for a home is influenced by factors such as the local climate, soil type, and how the space will be used.

1. Full Basement Foundations
   Full basements are the deepest foundation type, typically reaching a minimum height of six feet. They provide extra living space that can be finished for use as additional rooms, storage, or even rental suites. Some basements, known as “daylight basements,” are partially exposed to the outside, with windows or doors that allow light and easy access.

2. Crawl Space Foundations
   Crawl spaces are shallow, non-livable areas designed to offer access to utilities, plumbing, and electrical systems. Though they don’t offer extra living space, they are easier and less expensive to construct than full basements. Crawl spaces are common in areas where the water table is high or the soil is prone to shifting.

3. Floating Slab Foundations
   Floating slabs are shallow, concrete foundations that are level with the ground. These are most often used in warmer climates for smaller buildings, as they don’t have walls or footings that penetrate deep into the earth. Floating slabs are simpler to build but may not be as durable or versatile as other foundation types.

Common Foundation Issues to Watch For

Over time, all foundations can experience wear and tear. There are a few common problems that every home owner should be aware of possibly happening :

1. Cracks in the Foundation

   • Hairline Cracks: Small cracks are often harmless but should be sealed to prevent water from seeping in.

   • Structural Cracks: Larger, deeper cracks may indicate shifting or settling. These can pose a serious structural risk if not addressed and may require professional repair.

2. Water Infiltration Water is one of a foundation’s worst enemies. Leaks, stains, and mold growth on walls or floors can signal water seepage. This can occur as a result of foundation cracks, inadequate drainage, or excessive soil pressure. In colder climates, water freezing inside cracks can expand and worsen the damage over time.

3. Poor Concrete Quality Older homes, particularly those built before the 1920s, may have foundations made with weaker concrete that can degrade over time. Look for signs like efflorescence (white salt deposits) or spalling (flaking concrete). These issues may not be immediately dangerous but should be addressed to prevent further deterioration.

4. Lateral Movement of Foundation Walls Heavy soil pressure can cause foundation walls to bow or lean inward, especially if there’s insufficient reinforcement. This issue is often visible in homes built on sloped lots. It can occur if backfilling during construction was done too soon or with frozen soil, placing excessive pressure on the foundation walls.

Repairing and Preventing Foundation Problems

The good news is that many foundation issues can be repaired without the need to replace the entire structure. Here are some common repair options:

• Crack Repair: Minor cracks can be filled with epoxy or polyurethane to prevent moisture from entering. For larger cracks, steel anchors or rebar reinforcement may be needed to stabilize the foundation.

• Waterproofing: Installing a perimeter drainage system or applying a waterproof coating to the foundation’s exterior can prevent water from seeping in. In areas prone to flooding, a sump pump can help manage excess water.

• Reinforcement: For foundations that have bowed or shifted due to lateral soil pressure, reinforcement techniques like wall anchors or braces may be needed to restore structural integrity.

If you observe major issues like large cracks or ongoing water damage, it’s important to consult a professional foundation repair specialist. They are qualified to assess the situation and recommend options for repair or replacement.

Disclosure and Inspection Considerations

When selling a home, it’s important to disclose any known foundation problems. Cracks, water damage, or signs of mold should be reported on the Property Disclosure Statement, as these issues could affect the value of the home or the buyer’s decision. Transparency is always a key component to ensuring a smooth transaction.

If you're buying a home, be sure to hire a qualified home inspector to thoroughly examine the foundation for any potential issues.

Key Takeaways

While foundations may not be the most glamorous part of your home, they’re essential for its safety and longevity. Regular inspections and maintenance can help you detect potential problems early, saving you money and stress in the long run. Whether you’re buying, selling, or maintaining your home, understanding your foundation is crucial to keeping it strong, stable, and secure for years to come.

By staying informed and proactive, you can ensure that your home’s foundation remains a solid base for everything built upon it.