Chloe's Blog

When Should You Walk Away After a Squamish Home Inspection—and When Should You Negotiate?

Fri, 18 Sep 2026 21:56:21 GMT

You've had an accepted offer on a Squamish property, completed the home inspection, and the inspector has found problems.

Now what?

Do you ask the seller to fix everything?

Do you renegotiate the price?

Do you accept the deficiencies and move forward?

Or are the problems significant enough that you should consider walking away from the property?

There's no single answer, because an inspection has to be considered in the context of what you thought you were buying in the first place.

That's the starting point I use when helping a buyer work through an inspection.

The inspection isn't about finding everything that's wrong with the house and automatically subtracting it from the purchase price. It's about determining whether the property you're buying is materially different from the property you thought you were buying when you negotiated the offer.

What Condition Did You Think the Property Was In?

Before we talk about deficiencies, we need to go back to the original offer.

What did we think we were buying?

If you're buying a relatively new home that appears to be in excellent condition, your offer is going to reflect that.

You're expecting a relatively new home.

If the inspection then reveals substantial problems that weren't apparent when you made the offer, that's new information.

On the other hand, suppose you're buying an older Squamish house that clearly needs work.

Maybe the finishes are dated.

There is visible wear and tear.

The landscaping needs attention.

The appliances are old.

And everyone involved understands that this isn't a turnkey property.

Your offer should already reflect some of that condition.

If the inspection subsequently identifies a collection of minor deficiencies consistent with what we already knew about the house, it's difficult to treat every one of those items as a new reason for a price reduction.

You negotiated the original price based on the property you could reasonably see and understand at the time.

The inspection helps determine whether that understanding was accurate.

Expected Deficiencies and Unexpected Deficiencies Are Different

This is probably the most important distinction.

Every house has deficiencies.

Even relatively new properties can have issues.

What matters during the inspection is whether those deficiencies are reasonably consistent with the property's age and apparent condition—or whether we've discovered something materially different.

A dripping faucet in an older house is very different from discovering a significant problem with the roof.

And even the roof has to be considered in context.

Think About the Roof You Thought You Were Buying

Let's say we're buying a house with an older roof.

When we negotiated the offer, we knew the roof wasn't new.

Maybe, based on its apparent age and condition, we thought it had roughly ten years of useful life remaining.

Our offer was based partly on that assumption.

Then the inspection raises concerns, and after appropriate further investigation we determine the roof may only have another two or three years.

That's new information.

The buyer thought they were purchasing one thing and has now discovered they're purchasing something different.

That can create a legitimate opportunity to renegotiate.

But here's where I think buyers need to be reasonable.

If we already knew the roof was halfway through its expected life, we weren't paying for a brand-new roof.

So it may not make sense to discover a problem and immediately say:

“A new roof costs $40,000, so we want $40,000 off the purchase price.”

The buyer wasn't buying $40,000 worth of brand-new roof in the first place.

The better question is:

How much value did we reasonably believe remained in the roof when we negotiated the offer, and how has the inspection changed that assumption?

That's a much more useful basis for a negotiation.

An Inspection Finding Isn't Always a Final Diagnosis

There's another important point here.

A home inspector may identify something that deserves further investigation.

That doesn't necessarily mean the inspector is giving us the final repair scope or an exact cost.

If something potentially significant comes up, we may want the appropriate specialist to look at it.

A roofer.

An electrician.

A plumber.

An engineer.

A drainage contractor.

Or another qualified professional depending on the issue.

If we're going to renegotiate a substantial amount of money based on a deficiency, I want to understand what we're actually dealing with as well as we reasonably can.

There's a big difference between:

“The inspector thinks we should investigate this.”

and:

“We've had the appropriate specialist assess it, and here's what appears to be required.”

Not Every $50 Problem Needs a Negotiation

Technically, you can try to negotiate almost anything.

And when I'm representing a buyer, part of my job is trying to get the best possible outcome for that client.

But we also have to keep perspective.

If we're buying an older home and discover a $50 problem with a faucet, spending significant negotiating capital on that item may accomplish very little.

Now suppose the washer and dryer that were expected to be functioning don't work.

That's different.

Replacing appliances could involve several thousand dollars.

But even there, we need to remember what was originally negotiated.

If the home contained a used washer and dryer, the buyer negotiated for used appliances, not brand-new replacements.

That doesn't prevent us from asking the seller for a solution.

It simply informs what a reasonable negotiation might look like.

A Nearly New Property Creates Different Expectations

Now take the opposite extreme.

Suppose you're buying a virtually new property that appears to be in excellent condition.

The expectation is completely different.

A leaking faucet, damaged finish or other deficiency that might be insignificant in a 30-year-old renovation project could deserve more attention in a nearly new property.

That's because condition is part of what you're paying for.

The newer and better-presented the property, the more the negotiated price may depend on the expectation that major systems and finishes are in correspondingly good condition.

That doesn't mean the seller automatically owes the buyer money for every inspection finding.

It means unexpected deficiencies may create an opportunity for further negotiation.

That's an important distinction.

The Inspection Doesn't Automatically Reopen the Entire Deal

Buyers need to understand this.

Finding a deficiency doesn't automatically entitle you to a price reduction.

The seller can say no.

Depending on the terms and conditions of the contract, the buyer may then have decisions to make about whether they're satisfied with their due diligence and prepared to proceed.

So before I go back to the seller, I want to understand what my buyer actually wants.

Do they want the problem repaired?

Would they rather receive an appropriate price reduction and handle it themselves?

Are they comfortable proceeding without any adjustment?

Or is this issue significant enough that they would no longer want the property if we can't reach an acceptable resolution?

Those are very different negotiating positions.

Should You Ask the Seller to Repair It or Reduce the Price?

There isn't one answer here either.

Sometimes having the seller repair something makes sense.

Other times, the buyer may prefer to negotiate the price and control the work themselves after completion.

That can be particularly relevant with larger repairs.

If I'm the buyer and there's important work to be done, I may care about:

Who does it?

What materials are used?

What exactly gets repaired?

Is there a warranty?

Am I getting the long-term solution I want?

A seller preparing to move out may have a different incentive. They may reasonably want to solve the problem adequately and economically.

So sometimes the cleaner negotiation is around money rather than asking the seller to manage a substantial project before completion.

But it depends entirely on the circumstances.

The Buyer's Personality Matters More Than People Think

This isn't purely a mathematical decision.

Two buyers can read exactly the same inspection report and reach completely different conclusions.

One buyer might be very handy.

They understand houses.

They're comfortable managing trades.

They have money set aside for improvements.

They may look at several deficiencies and say:

“That's fine. I'll deal with it.”

Another buyer may want a property requiring virtually no immediate work.

They may have a tight budget after closing.

They may have no interest in managing contractors.

For that buyer, exactly the same inspection report could materially change whether the property works for them.

Neither buyer is necessarily wrong.

The question isn't simply how bad the inspection report looks. It's how those findings affect this particular buyer.

Sometimes a Small Issue Changes a Buyer's Confidence

There's also a psychological component.

I've seen buyers react strongly to something that isn't particularly expensive.

It may not really be about the $50 repair.

Their thinking is:

“If the seller wouldn't take care of this obvious little problem, what else haven't they maintained?”

Sometimes that's reasonable evidence to investigate further.

Sometimes it's simply how that particular buyer feels about the property after receiving more information.

Either way, we need to understand it.

A home purchase is a large commitment. If an inspection materially changes the buyer's confidence in the property, that matters.

How Hard Should We Negotiate?

This is where representing the buyer becomes more nuanced.

Once we've identified the important deficiencies and have some understanding of their implications, I need to assess the negotiating situation.

How significant are the issues?

How unexpected were they?

What's a reasonable adjustment?

How badly does my buyer want the property?

How likely is the seller to agree?

What is the seller's Realtor telling me about their position?

Are there other interested buyers?

How long was the property on the market?

And most importantly:

What is my buyer prepared to do if the seller says no?

There's not much point making an ultimatum unless you're genuinely prepared for the answer.

Sometimes we push hard.

Sometimes we make a reasonable request and accept that the seller may decline.

Sometimes the buyer decides the issue isn't worth jeopardizing a property they really want.

That's a strategy decision we make with the buyer based on the circumstances.

So When Should You Actually Walk Away?

I don't think there's a useful list of inspection deficiencies that automatically means a buyer should walk away.

A bad roof doesn't automatically mean walk away.

An electrical problem doesn't automatically mean walk away.

Drainage doesn't automatically mean walk away.

Even a large repair can potentially be dealt with if the buyer understands it, the economics make sense and the buyer is comfortable assuming the work.

For me, the bigger question is:

Has the inspection changed the deal enough that the buyer no longer wants the property on the terms available?

Maybe we've discovered one very large unexpected problem.

Maybe there are numerous smaller problems and the total future cost has become uncomfortable.

Maybe we can't determine the extent of an issue with enough confidence during the due-diligence period.

Maybe the seller won't negotiate and the buyer simply doesn't have the resources to absorb the newly discovered costs.

Or maybe the buyer realizes that this property is going to require considerably more work than they want in their life.

Those can all be legitimate reasons to reconsider the purchase, subject to the terms of the contract and the buyer obtaining any appropriate professional advice.

The Inspection Is Really About New Information

That's ultimately how I look at home inspections.

The objective isn't to get an inspection report and then add up every deficiency as though we're creating an invoice for the seller.

We're trying to learn something.

Is the property materially different from what we reasonably believed we were buying?

If the answer is no, perhaps we proceed knowing a little more about the maintenance we'll eventually need to do.

If the answer is yes, then we determine the significance of that new information.

Maybe we investigate further.

Maybe we negotiate.

Maybe the seller repairs something.

Maybe we negotiate a better price.

And in some circumstances, the buyer may decide they no longer want to proceed.

The answer depends on the property, the contract, the deficiency and the buyer.

But the principle remains the same:

An inspection shouldn't be judged by how many things the inspector finds. It should be judged by how much the findings change your understanding of the property you agreed to buy.

That's what tells us whether we're dealing with normal home ownership, an opportunity to negotiate—or a reason to reconsider the purchase altogether.

A Busy Morning and a Little More Confidence

Mon, 14 Sep 2026 22:55:27 GMT

Over the past week, Simon has been away, which has pushed me to learn more about managing my own time and filling my week independently.

I felt a little nervous going into it. Although my knowledge is improving, I still don’t feel fully confident in everything yet. At the same time, I was excited to throw myself into the week and prove to both Simon and myself that I could handle it.

My week included putting one of our listings on Realtor Tour, preparing another property for a showing, delivering flyers around the neighbourhood of a home we recently sold, and completing some of my PDP education hours.

The part that stood out most was one busy morning.

I needed to attend the Realtor Tour, view two specific homes Simon wanted me to see, and then prepare one of our properties for another agent’s showing. The timing was a little awkward, and it was eye-opening to realize how much organization can go into fitting even a few things into one morning.

Everything had to happen in the right order, and I needed to make sure I left enough time to get from one place to the next.

That morning gave me a whole new appreciation for Google Calendar.

I had used it before, but I definitely wasn’t using it as much as I should have been. Most of the time, I would try to remember what I needed to do because I didn’t really like using a calendar.

That might work when there aren’t many appointments, but it becomes much harder when several things need to happen in the same day or week.

Once I entered all my appointments and reminders into my calendar, I immediately felt better. I could look at it and feel confident that I wasn’t forgetting something. Instead of trying to keep everything in my head, I could focus on what I was actually doing.

By the end of the morning, I felt good and accomplished. I had attended the Realtor Tour, viewed the two homes, prepared the other property for its showing, and kept everything moving for Team Hudson while Simon was away.

It gave me the feeling that I really liked doing this and could see myself managing more of it in the future. I enjoyed being busy and productive, but I was also proud that I had handled the responsibilities independently.

I’m still learning, and I know there will be plenty of busier and more complicated days ahead. However, this week gave me a small glimpse of what working more independently could feel like.

It also taught me that becoming more confident isn’t only about knowing everything. Sometimes, it comes from creating systems you can trust, staying organized, and proving to yourself that you can work through things as they come.

Simon being away has been challenging, but it has also been a good way to prepare me for what’s ahead. And yes, I will definitely be using Google Calendar properly from now on.

What a Creek Taught Me About Property Value

Fri, 11 Sep 2026 21:33:43 GMT

A property can look like it has plenty of space to build, subdivide or create something new—but that doesn’t necessarily mean all of that land can actually be used.

This week, I learned how zoning and riparian areas can affect what someone may be able to do with a property. I also learned why understanding those details is so important when determining what a property is realistically worth.

It was one of those real estate lessons that started with looking into one property and quickly opened the door to a much bigger topic.

Learning What RL-1 Really Means

I started by learning about RL-1, or Rural Residential 1, zoning, and where to find the information explaining what that zoning allows.

Before this, I thought RL-1 mainly meant horses and rural living. Horses can certainly be part of it, but I learned that the zoning can allow more than I originally realized. The permitted uses can include agriculture, single- and two-unit dwellings, a horse stable, a kennel and pet daycare, although each use can have additional requirements that need to be confirmed.

That made me realize how important it is to look past the name of a zone and read the actual regulations. Two people could look at the same property and imagine completely different uses for it, but the zoning bylaw is where you begin finding out what may actually be possible.

I also learned that RL-1 has a minimum lot area of 0.8 hectares for newly created lots. In simple terms, if an RL-1 property were being subdivided, each new lot would generally need to meet that minimum size, along with the other requirements for lot dimensions, access and servicing.

If someone wanted to create smaller lots, they would generally need to explore rezoning first. However, rezoning is not automatic, and even an approved rezoning would not guarantee subdivision approval.

When a Creek Changes the Picture

The next part of my learning was about riparian areas.

Riparian areas are the lands beside streams, creeks, lakes, wetlands and ditches. They help protect water quality, stabilize banks, provide shade and support fish and wildlife habitat.

I learned that having a creek travel through a property can create restrictions around where development or land disturbance may occur. Within the District of Squamish, land within 30 metres of a stream, ravine, wetland, lake or ditch is generally considered part of the Riparian Assessment Area.

That doesn’t mean every property automatically has the exact same 30-metre building setback. The protected area—often called the Streamside Protection and Enhancement Area, or SPEA—can depend on the watercourse and site conditions. A Qualified Environmental Professional may need to assess the property, and the final requirements are reviewed through the applicable municipal and provincial processes.

One of the things I found interesting was that factors such as the stream’s characteristics, surrounding development and the vegetation needed to protect and shade the water can influence the assessment.

This means a property may have a large total area on paper, but a portion of that land could have limited development potential because of the creek and its surrounding protection area.

Understanding the Real Value

This brought the zoning and riparian research together for me.

When pricing a property with possible subdivision or development potential, it isn’t enough to look at the total acreage and assume all of it can be used. You need to investigate the zoning, riparian requirements, access, servicing and approval process.

If rezoning or subdivision is being considered, some of the questions that need to be explored include:

What could realistically be built if the necessary approvals were received?
How many usable lots might be possible?
What could those finished lots potentially sell for?
What would rezoning, subdivision, servicing and professional reports cost?
Would the possible increase in value justify the time, cost and uncertainty?

I’m learning that development potential has to be investigated carefully. It shouldn’t be presented as guaranteed value when approvals have not been received.

For a seller, this research can provide a clearer understanding of what the property may be worth and help them consider their options. They might decide that selling the property as a whole makes the most sense, or they may want to investigate whether subdividing and selling individual parcels could be worthwhile.

For a buyer, it helps create a more realistic picture of what they are purchasing. If someone is partly buying a property because of what they hope to build or subdivide in the future, they need to understand the possible limitations before deciding what they are willing to pay.

To me, that is part of looking out for a client’s best interests—helping them ask the right questions so they aren’t paying for potential that may not exist.

Learning to Manage the Moving Pieces

This week also taught me something about the pace of real estate.

We had a slower period, and then suddenly there were so many moving parts at once. I’m beginning to understand how to manage the different pieces, work through smaller hurdles and keep everything moving as smoothly as possible.

Clients don’t necessarily need to see every phone call, document search or question happening behind the scenes. What they need is to feel informed, supported and confident that the details are being handled.

That is something I’m continuing to learn from my dad: a seamless experience doesn’t mean no hurdles came up. It often means the hurdles were handled carefully before they became a larger problem for the buyer or seller.

I’m still learning how all of these pieces fit together, but every property teaches me something new. This one showed me that zoning, creeks and environmental protections aren’t minor details—they can be central to understanding a property’s use, potential and value.

Follow along as I continue learning the many different sides of Squamish real estate and what it takes to properly look after the people behind every transaction.

How I Found My Way into Real Estate

Thu, 10 Sep 2026 23:54:15 GMT

It seems crazy to say, but only three years ago, I was walking across the stage at my high school graduation with absolutely no idea what I wanted to do for work.

At the time, horses were the biggest part of my life. I was driving myself from Squamish to Langley four to six times a week to ride. Each trip took about six hours out of my day, so riding wasn’t just a hobby—it shaped my routine, my goals, my friendships, and so much of who I was.

But even then, I knew that turning it into a career would be extremely challenging.

Building a life in the horse industry would likely mean spending a lot of time on the road and giving up some of the things that mattered most to me, including being close to my family and having one place that truly felt like home.

At first, I tried to think of other careers that could keep me connected to horses. The problem was that while an incredible amount of money goes into the horse industry, it doesn’t always seem to come back out in the form of stable career opportunities.

That left me with a bigger question: How could I find a job I enjoyed that would give me enough freedom to continue doing what I loved while also building the kind of life I wanted?

The answer was closer than I realized.

Seeing Real Estate Differently

I began looking at my dad and the career he had built in real estate.

Although I normally drove myself to Langley, there were times when my dad would drive me two or three times in one week. That meant taking around six hours out of his day each time. He was also there with me at every horse show, which sometimes meant staying away with me for weeks at a time.

At the same time, he was taking care of his clients and keeping his business moving.

Watching him showed me that it was possible to work hard, build a meaningful career, and still be present for the people you love.

That was when I started thinking, “Maybe I could do that.”

In 2024, I took my real estate exam and earned my licence. But getting my licence didn’t mean I suddenly had my entire life figured out.

I was only 19, and I still wasn’t sure whether real estate was the path I truly wanted to take. I didn’t know enough about the world yet, and I was still learning a lot about myself. I felt like a very small fish in a huge sea—unsure of where I fit or what direction I wanted to go.

Living in Langley also made it difficult to fully jump into working with my dad in Squamish. I did some lighter work for him, but I wasn’t ready to commit to a future I still wasn’t sure about.

Then I went travelling.

A Slight Detour—and a Character Builder

Travelling to Vietnam was a huge eye-opener for me. I had the opportunity to see a part of the world that was completely different from what I knew. I met beautiful, vibrant people and experienced things that made me incredibly grateful for the life I had been given and the opportunity to grow up in British Columbia.

I also discovered…the hard way…that I had entered the dates on my visa incorrectly.

I ended up being deported from the country, flying to Thailand alone, arranging a new visa, and then flying back to Vietnam to continue my trip.

I like to describe that experience as a character builder.

After travelling, I decided to give riding more of my attention and see whether I could make something more of it. Eventually, though, I realized the horse industry wasn’t where I wanted to build my future. Although I made many wonderful connections that outweighed the difficult ones, I also encountered people and parts of the industry that didn’t align with the life I wanted.

More than anything, I missed home. I missed Squamish, my family, and the feeling of belonging to a community I had known for most of my life.

So, I made the decision to return to Squamish and officially begin working in real estate with my dad.

What Riding Gave Me

Giving up my dream of riding was definitely a hard pill to swallow. It had been such a huge part of my life, and choosing a different future didn’t make that passion disappear overnight.

Moving home and starting work made the transition more manageable. It gave me something new and exciting to look forward to—and a new place to put the energy and determination that riding had taught me.

My years with horses gave me resilience. They taught me how to show up on days when I felt like I couldn’t, how to set a goal, and how to identify the smaller steps needed to achieve it.

I was also given the opportunity to work with product sponsors, which gave me early experience representing and marketing companies professionally. Even though my future no longer revolves around competing, I know those lessons will stay with me throughout my career.

Choosing This New Chapter

Real estate may have initially fallen into my lap because I grew up watching my dad, but choosing it was a long and thoughtful process.

I explored another path. I travelled. I made mistakes, learned more about myself, and figured out what I wanted the rest of my life to look like.

Now, I’m learning the ropes alongside my dad so that when I’m ready to work more independently, I’ll have the strongest understanding possible. I want to learn how to do this properly—not only how real estate works, but how to make people feel genuinely supported during some of the biggest decisions of their lives.

I know I’m still at the beginning, and I’m not pretending to have everything figured out. What I do know is that I’m dedicated, hardworking, and ready to see what we can accomplish.

This blog will follow that journey: what I’m learning, the moments that challenge me, and the experiences that help shape the kind of realtor I want to become.

I hope you’ll follow along as I begin this new chapter in Squamish real estate.