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Feelin 10/10 In Our 10×10!

When I called the municipality and they told me I wasn’t allowed to build a garage fronting onto Wordsley, I remembered that I can build as many 10×10s as I want in my back yard with NO PERMIT, so here we go! 

My never ending paperwork as a Broker and Realtor was made better this week knowing Nicky was in the backyard building away like busy beaver. I’ve been chained to the desk but can hear a faint hammer or saw going in the distance, motivating me to power through forms forms and more forms. 

Our backyard just happens to front onto Esquimalt Road, so I refuse to pay a commercial landlord a lease just like I refuse to pay a franchise to operate our brokerage. With hundreds of condos going in all around us here at the #artdecoesquimalt it makes perfect sense for us to erect our offices facing Esquimalt Road.

We’ll have street access to Esquimalt Rd. near Lampson St. and once the offices are done we’ll be removing the big laurel hedges to reveal Nicky’s handy work. We don’t need to hook it up to power as we’ll be running our offices from a solar generator. 

I had a meeting at ERC (Esquimalt Roasting Company) and used our Esquimalt Rd. entrance, snapping a before pic that makes me so happy. Always rather invest in my own property than someone else’s but it wouldn’t happen without Nicky Valinoti - appreciate you. 

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SOLD - 3245 Albion Rd!

What a great deal we got for our buyers for this house in the Tillicum/Burnside area of Saanich!

First time on the market in nearly 40 years this house was well maintained and un-messed with! Ready for some cosmetic updates but sporting some skookum bones and systems. Rare!

We negotiated a fantastic closing price for this HUGE house with 5 bedrooms, giant double garage!, separate suite area downstairs and full height 7’4” lower level!

Bonus? My buyers are serious gardeners and this giant lot is basically already an orchard with multiple fruit trees and lush perennial borders.

Who’s going to be helping rip up these carpets and paint out these walls?

Finding a home for this family was a treat, friends and clients for decades it’s been a true joy touring with two tradies and their 5 kids! I will miss them helping me opening the lockbox or catching lizards in the backyards. ❤️❤️❤️❤️❤️

Course I also brokered the deal - off to go cut some excess funds bank drafts so we can close this one quick!



#realtor® #womenintrades #educateyourself #renovationexperts#stackhausrealty #yyj #yyjrealestate #houseflipping #saanich#womeninbusiness #generalcontractor #victoriarealtor#realestatelife #realestatebroker #brokerstack#propertymanagement #propertydevelopment #victoriabc#movetovictoria #victoriabc
#esquimaltrealestate #womenwhohustle #hgtv#renovationcouple #esquimalt #esquimaltrealtor #stackattack#brokerstack

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The Managing Broker is IN!

We’re removing subjects today and about to start another flip on a house in Saanich for our Buyers! 

Being a managing broker is a real treat, closing fast on this one because our conveyancer is beyond fastidious with her reports. Drafting up excess deposit bank drafts, a few reports being typed up and BAM! SOLD! That’s $2,950,000 in closings SO FAR this month of October! Yeeayyyah! 

Trading in my demo boiler suits for some boss broker suits and it feels GOOD. Germans have NO CHILL and casual dress in Germany is just being nude, so the transition to pant suits has been an easy one. Why wear heels that make me 6’ tall? Because it feels powerful. Because sometimes I work 7 weeks without a day off. 

Being a contract and conveyance expert also makes me feel powerful. Passport renewal? Green card? Immigration documents? EASY. I just survived my first 6 month long financial audit as the Managing Broker of my own Real Estate firm, NOTHING can phase me now. 

May I forever be on a financial calculator or in a suit with an extra tall inseam, filling out FORMS FORMS FORMS, closing deals, moving people. 

Broker Stack

Of the 44,000+ Realtors in the province, there are only around (apx) 1600 Managing Brokers. Sure it took years of experience and a huge 3hr written exam to become a broker but it was WORTH IT.

No franchise, no other company, not one other person took a peice of my hard earned commissions.

I’m about to write my Strata Management licence next month and will be rolling my UVic BA credits into a BBRE from UBC. Turns out I love self improvement as much as I love home improvements :)

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Just Listed! NYC Style Loft in downtown Victoria!

We just re-listed this incredible downtown heritage conversion condo at a fantastic price! 

This Stunning BRIGHT NYC Style loft is situated in the famed Oriental building. Unit 206 is among the largest in the building, offering an impressive corner floorpan and unique features including an iconic heritage bay window, oversize double-height ceilings bathed in natural light from multiple SW facing windows and exposed brick walls adding an urban chic aesthetic. Modern kitchen impresses with an open concept kitchen/living area. Originally crafted in the late 1880s, this sought after 2011 conversion with in-suite laundry seamlessly blends historic charm with contemporary comforts. Enjoy building amenities like a bike room, dedicated storage, a charming courtyard, and a shared rooftop patio with a BBQ area. Pet and family friendly! Charming secure courtyard and common rooftop patio.

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‘Twas The Tale of 2 Sales!

Congratulations to both my sellers and buyers! 

When my buyers called me about the house on Pickford that we just flipped and sold, I knew we could help find them another house in the beautiful Colwood Lake area. Hosting these lovely buyers in my furnished rental while they were looking for their new home created a seamless transition for this wonderful family. 

We negotiated a great deal for them and are SO excited for them to take possession. Fantastic open concept layout, bright sunny yard with awesome landscaping, high end appliances and a rental income suite of their very own! This amazing house at 2429 Marlene Dr. really shows off what Pickford could look like with some elbow grease. 

Congratulations to the happy sellers of Pickford where I was the General Contractor AND the buyers of Marlene where I helped place them as tenants for a short period. By also brokering this deal I was able to be involved in every aspect of helping my clients in these deals. 

Feeling very proud of my clients and so happy to have ushered in new folks into this amazing neighbourhood. Welcome and Congratulations! 

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Ol’ Gold River!

Growing up between Metchosin and Jordan River BC, I’m no stranger to rural British Columbia. So when we decided to look for land to build a cabin you didn’t have to twist my arm to make the trek to check out land near beautiful Strathcona Park.

Weather you’re in the market for some remote land or cabin, or you’re looking for your next island getaway, consider Gold River and Tahsis! The legendary MV Ukchuk was down for maintenance, an adventure cruise that services the even more remote communities of Friendly Cove and Nootka Sound. There was too much to see anyways so we’ll save that for another trip.

It’s worth noting that every single person we met on our trip was beyond friendly, welcoming and inviting. There wasn’t a single overly hip establishment (think Tofino, 30 years ago), we hit up the local FIELDS (my favourite rural BC store, where else can you get a Def Leppard T-Shirt, fishing tackle and $10 gum boots? The BEST.)

The local Realtors, our AirBnb host, every local we bumped into - friendly as prairie folk. ❤️


We fished with loons serenading us and no other humans in sight at Antler Lake, ate salmon berries and were able to fish from our backyard that backed onto beautiful Peppercorn Park in Gold River.

Tahsis did not disappoint. It felt exactly like I was back in Jordan River in the 90s. I felt immediately at home. The locals cleaning their catch of the day, dogs lazing about the marina, turquoise waters with an absolutely verdant and stunning mountain backdrop.

We traversed the Upana Caves along the Tree to Sea Highway joining Gold River to Tahsis, and hoped to catch a Sasquatch sighting along the way (Winnie wishes ;)

From the smooth river rocks of Gold River to the jagged mountain tops that peaked out like some kind of Lord of the Rings homage, we are just smitten with this area.

What is a trip up island without a stop in Coombs?

It was pretty apparrant I haven’t been up island for years, I was shocked to see the independantly owned shacks of Coombs had been torn down (told it was a fire hazard, of course) to make way for some 2010’s tuscan inspired buildings. Sob.

The goats on the roof were still there, and it’s really the best stop to break up a 5hr road trip up island.

#beautifulbc #bcre #tahsisorbust #goldriver #goldriverbc#tahsisbc #vancouverisland #vanisle #yyj #victoriabc #bcrealtor#stackhausrealty #victoriarealestate #managingbroker#friendlycove #treetoseadrive #strathconapark #antlerlake#FIELDS #victoriarealestate #lowermyrafalls #buttlelake#campbellriverbc #goldriverbc🐟🎣 #vancouverislandlife#ruralbc #bc

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Find Us In The Garden

There is no place I’d rather be. 

Having grown up in rural Metchosin with overly industrious German parents, we cultivated our acreage with acres of vegetation and ornamental perennials laid out neatly in defined rock-walled gardens built by my father and tended to by my mother. Germans don’t do anything half measure, we raised chickens and even had a large aviary filled with pheasants, owls, geese and if you can imagine - a pet Canadian goose named ‘Lucky’ that slept in my bedroom. 

I picked up some of my parent’s German accented words and still refer to a garden bed as a garden ‘bade’ :) 

It was the the 80s and they were immigrants living their best life. My wonderful uncle Gordie Stach (my late father’s brother, John Stack was an anglicized version of his German name Johannes Stach) was the ‘Dahlia Champion’, his house filled with ribbons, his legacy hundreds of dahlia hybrids, my memory of his garden in Surrey packed with literally thousands of dahlias. 

https://www.timescolonist.com/archive/dahlias-dazzle-and-delight-4599376

The houses I’ve lived in have always had a fussy garden reminiscent of the English Gardens I visited during my time living in the UK, elaborate perennial borders and fastidiously weeded lawns. Vegetable gardens with potatoes (obligatory for Germans) and truck loads of compost layering every year…I just love every season of it. I do NOT love the protected Garry Oak that hangs over my property (rooted in my neighbours yard). I remove over 60 bags of leaves a year. Bel-ief it. 

People are often shocked that I chose Victoria over Manhattan when I married my husband Nicky, leaving our apartment in the Upper West Side for Esquimalt. They must have never lived in New York, and they must not have ever seen my garden ;) The heat radiating off of the cement during the summer months in Manhattan made me long for the cool sea breezes of Victoria, especially my home in Esquimalt, all near 9,000 sf of this manicured lot, south facing, verdant, my pride and joy.

The summer in my garden smells like the ocean (only a couple blocks away), sweet peas, and yes, sometimes it smells like Ribfest ha! 

Some folks prefer maintenance free gardens and strata properties. Not me. Give me weekends of pruning and fussiness. Let me pour hundreds of hours into digging and weeding. Let my wrists ache and my knees have dirt embedded in them, I have zero shame running errands with soil all over my face, in my nose, in my ear. I choose to spend hours, days, weeks in the garden, but that time is never lost. It’s where I belong. 

Our #ArtDecoEsquimalt is always filled with flowers, and the literal fruits of my labour have been giving back, we’re eating from the garden every night here and we’re growing : Apples, Figs, apricots, lettuce, spinach, kale, blueberries, blackberries, raspberries, strawberries, kiwis, lavender, tomatoes, peppers, squash squash, squash, beans, peas, potatoes, peppers!, onions, garlic, eggplant, currents, pumpkins, and every single perennial that I’ve proudly grown from seed, cottage biennials like mighty hollyhocks and snapdragons, lilies, daisies, anemones, ferns ferns ferns. There’s a hosta garden, a rose garden, an herb garden. A berry patch and room for more raised beds! 

The next project is a greenhouse and some chickens of course! Head on over to instagram to see more pics of the garden, or better yet, drop by for a visit to see it in person :) 

#esquimalt #esquimaltgardens #yyj #yyjgardens #victoriagardens #bcgardens #vancouverislandgardens #gardencity #cityofgardens #germanslovetogarden #gordonstach 

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JUST LISTED! 2878 Pickford Rd.

We’re so excited to be listing this amazing family home in the Colwood Lake neighbourhood! 

https://tours.snaphouss.com/2878pickfordroadvictoriabc?b=0

Check out StackHaus' latest renovation, we're proud to present 2878 Pickford Rd., listed at $869,900 in the beautiful Colwood Lake area. It's not uncommon to see kids playing hockey in the middle of the street in this quiet family oriented neighbourhood. We've fully cosmetically updated the entire upstairs and downstairs fourth bedroom, check out the retro rec room and incredible unfinished lower level space - roughed in plumbing and sep entrance make this a perfect space to suite out or add extra finished square footage. Buyer to verify measurements, zoning, permits.

We replaced the deck railing and stairs to the huge level flat yard. Access to David Cameron School is right across the street - perfect for soccer or walking the dog. OPEN HOUSES SAT & SUN JULY 12&13th 2-4PM

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JUST RENTED!

Not a day goes by that I’m not happy to have our suite set up as a furnished rental. We’re booked with 30 day min rentals all summer long, and the revenue that we get from our income property is 90% written off against the mortgage. It’s a win-win-win. 

Plus, I’m able to house clients while looking for a home to buy in Victoria, like the folks we just gave the keys to today! We’ll miss them as tenants but so happy they will be our neighbours here in Esquimalt. 

We often get people that say things like “That house is so much work, you should sell!” and “You need a smaller house”… why? Even when I was single I was perfectly happy with a 3500sf house on an 8,000 sf lot. It keeps me busy, and I’m GERMAN. We LOVE gardening, home improvement and are always HAUS PROUD. So again, NO, I’m NOT SELLING :) 

The other part of the puzzle is that I used to be a Duty Manager at a 4Star hotel in the UK for years and years, and grew up in our family restaurant in Jordan River. Hospitality runs deep. I just love hosting folks from other parts of the world, and I absolutely ADORE sharing this house with guests. 

Do you have a suite and would like to turn it into a furnished rental? Call us! We are licensed in Property Management and have a long list of repeat rental clients that are looking to rent in Victoria! 

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Putting Your $$$ Where Your Mouth Is

We’re celebrating our client’s new home with some dollar rolls from the Dutch Bakery today! The best part of the day was offering to carry my clients over the threshold, classic Real Estate humour :) 

A big shout out to all the entrepreneurs that put themselves out there and REALLY put their $$$ where their mouth is. We’re out here doing things by the book, bootstrapping our way through. And it takes GUTS and strength to be so bold to put yourselves out on a limb and start a legitimate business.

Because we LOVE to be our own bosses, and we’re just so damn good at all things Real Estate! 

If we had a dollar for every wannabe that’s come into our sphere over the past year in Real Estate, trying to glean free information and advice, I wouldn’t have to work, I swear to god. People will try to use you in Real Estate, that’s a hard fact.

StackHaus Realty Inc. is LEGIT. We spent the time and money to incorporate. Christina spent 15 years as a Realtor, sat through the 3 hour written exam to become a Managing Broker, went through every hurdle imaginable to be a BCFSA approved Real Estate Brokerage, studied and paid to become a Property Manager. We pay insurance, worker’s compensation, the bookkeeper, the accountant, thousands of dollars in education, licensing, advertising, incorporation filing, advertising, you name it.

So if you’ve come to us looking for free advice, wanting to see a house without a contract, want a CMA so you can turn around and represent yourself, we are not your people. Fortunately we have a long list of faithful, genuine clients (like the ones we gave the keys to today!) that respect us and our time. And we’re so so grateful for that!! Thank you!!! 

xoxo Celebrating the sale of a beautiful house AND one year of StackHaus Realty Inc!!

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Bathroom Tub & Tile Refresh

Most of the time when we’re flipping a home for sale, we’re not looking to reinvent the wheel or end up with editorial worthy cutting edge design, we’re updating to get the home ready for a family to move in, and if the new owner wants to splurge on a larger renovation that involves moving plumbing or framing, that’s up to them. In the meantime, they can proudly move into a home that has fresh finishes and working modern fixtures.  

In my personal residence I’m all about going big, going luxe, going BOLD. Not as bold as the bathroom above (ha!) but BOLD, and that’s because I have no plans of selling my house. Ever. I refuse to sell, so I’ll do whatever I want when it comes to renovations and design in my own home, and you can too! 

But what about renovating homes for sale? We’re taking these walls and colour schemes from the 1970s to the 2020s, and we want the home to appeal to as many buyers as possible so we want neutral, bright, fresh, clean, repaired and ready to go. Blank Canvases for the new owner.  

The never ending Honey-Do List

Nicky comes from a long line of NYC Real Estate experts, his family owning and operating multiple multi-family buildings in Brooklyn long before he became the infamous Building Superintendent that he is today.

Having successfully completed decades of renovations and tenant turnovers in the UWS of Manhattan, including large scale commercial, pre-war rental and luxury apartments, buildings in Brooklyn and Long Island.

Through watching his NYC flips and tenant prep-for-sale turnovers, I learned a lot from NYCRE that we apply to our work here in Victoria every day.

Having a Superintendent that is the real Stack of all Trades is truly the StackHaus Ace. I have yet to find something he can’t repair or build.

What we both love to do (Dad Stack was a flipper and taught me well!) is flip homes for sale for our clients. The joy we get from improving homes is like nothing else. And how does one flip a home for sale on a budget? Lots and lots of elbow grease! 

I just love working within the confines of refresh renovation, especially a time capsule like this one. As an abstract sequential learner/thinker I get immense satisfaction in repairing and making homes work for the new occupants, and knowing all the little ways to cosmetically update a room. 

We applied the same winning formula that we flipped the kitchen with to the bathrooms - paint, epoxy, new fixtures, et voila! We removed SO MUCH wallpaper from this house, scrubbed the walls with TSP and perfected smooth walls with multiple layers of spackle & sanding. Painting is 75% prep work. 

Using Cloverdale Paint’s fantastic cabinet paint we sanded and refinished all the bathroom cabinets, moving and replacing the hinges. After that we sprayed the inside of the boxes, applied new modern contact paper and shiny chrome hardware with new plumbing fixtures. 

We recycled the cabinets as well as the tub & tile, Nicky installed a new sink, toilet, faucet, mirror, shower head and towels bar. He does it all :) 

You like that black General Contractor nail? SEXY!

For the blue tub, we were quoted nearly $2,000 to have it reglazed or refitted. No thanks! 

Instead we got our PPE on (Personal Protection Equipment), gas mask and goggles for protection, and carefully painted out 3 coats of enamel. You’ll have to stay tuned to see the finished product, but we are SO PLEASED with the results!

If you’re going to refinish a bathtub or tile with Tub & Tile epoxy, please remember the fumes are NASTY and no one should be in the house for at least 3 days after. Not even for a minute.

Second Coat - Almost Done!

After all of that was done we attacked the bathtub that needed an upgrade.

You’ll have to stay tuned for the listing pics and promo videos to see the end result, but here we have two coats of Tub & Tile epoxy on the tub and surround.

We added some marble tile and added some more 1×1 tile to extend the tiled area to a more modern height.

Looks so awesome! Can’t wait to show you the end result :)

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Representing Buyers in Esquimalt

Pending : A-489 Foster St. 

Congratulations to these wonderful buyers! They had a wish list and got exactly what they were looking for, in the BEAUTIFUL Municipality of Esquimalt! This zebra built home is located on a sweet street with an ocean cove at the end of the street and walking distance to shopping, restaurants and parks. Esquimalt is the BEST! Way to go buds, So proud of you, so, so proud. 

Esquimalt is lucky to get two wonderful new neighbours to Saxe Point! This newer home is the Victoria dream, being able to smell the ocean from your house, walk to a pub or farmer’s market, enjoy excellent amenities, mild winters, sunny gorgeous summers. Congratulations :) :) 

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MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.