Ocean Park is one of South Surrey's best-loved neighbourhoods, and this year it reached a milestone that a lot of communities never see. As South Surrey and White Rock realtors, with our brokerage office right in Ocean Park Village, we have been watching the centennial with real pride. Here is a look back at the story behind the celebration.

How It Started

The Ocean Park Community Association was founded in 1925, and the Ocean Park Hall opened a year later. The community built the hall, and it has stayed a gathering place ever since. A century on, the association is still volunteer-led and still cares for the hall, runs community events, and works on safety, beautification, and local history.

The Centennial Celebration

Over June 5 and 6, 2026, the community came together for a two-day Centennial Celebration honouring both the association and the historic hall. Despite wet weather, the turnout was strong. Highlights included a "Passport to the Village" self-guided activity with clues to local history, businesses decked out in centennial bunting, remarks from dignitaries, and an evening concert at the hall. The celebration also drew commemorative messages, including a letter recognizing the community's century of history and volunteerism.

Lasting Touches From the Centennial

Months of volunteer work led to some lasting additions: new centennial street banners, a heritage storyboard installation at the hall, refreshed village planters, and an updated Ocean Park map with local history and hidden gems. In May, Surrey council also approved new neighbourhood signage at three village locations to mark Ocean Park's significance, and the signs were planned to be unveiled during the centennial.

A Village With Deep Roots

Part of what makes Ocean Park special is how many long-standing institutions still anchor everyday life. According to the community association's own business spotlights, the Ocean Park Safeway has served the village since 1966, and the Ocean Park Library has been part of Surrey's library system since it launched in 1983. Add in family-run shops, neighbourhood cafes, and a calendar of volunteer-run events, and you can see why the village feels like a village.

Traditions That Continue

The centennial is not the only tradition on the calendar. The association's annual Halloween Parade in the Village returns on Saturday, October 24 at 1 p.m., meeting at the Ocean Park Hall. It is the 16th year of the parade, and it is a great way to see the neighbourhood at its friendliest.

What It Means for Living Here

A strong sense of community is hard to measure, but you can feel it in Ocean Park: neighbours who volunteer, businesses that support local events, and a village core people actually walk to. For many buyers, that is as important as the house itself. If you are curious about the neighbourhood, we would be happy to show you around.

Details come from local news coverage and the Ocean Park Community Association. Event dates can change, so please confirm with the organizer.

As the days get shorter, we all spend more time at home, and it is the perfect moment to refresh a few rooms. As South Surrey and White Rock realtors who genuinely love design, here are the fall and winter trends we are seeing and how to try them without a major renovation.

Cloud Dancer: A Soft White Takes the Spotlight

Pantone named Cloud Dancer its Color of the Year for 2026, and it is the first time the company has chosen a shade of white for the title. It is a soft, airy white with a calm, balanced feel, and designers describe it as clarity without coldness. In practice, it works as a quiet backdrop that lets wood, stone, linen, and wool stand out. You do not need to repaint to try it. Soft white bedding, curtains, lamp shades, and ceramics bring the look in at a low cost.

Warm Minimalism

The big idea behind a lot of 2026 design is calm. Warm minimalism pairs clean lines and uncluttered surfaces with comfortable, tactile materials, so a room feels simple but not cold. Think fewer, better pieces, clear surfaces, and one or two meaningful accents rather than a shelf packed with decor. It is also a very friendly style for anyone planning to sell, since an edited, calm home shows well.

Natural Materials

Wood, stone, linen, wool, and woven textures are central this season. Natural oak or walnut tones look richer against a soft white backdrop, and stone or ceramic accents add weight. A wood tray, a stone bowl, or a woven basket can bring the look in without replacing any furniture.

Layered Textiles

Winter is the season for texture. Layer a chunky knit throw over a linen sofa, add a wool or textured rug, and mix a few cushions in similar tones. Keep the palette tight, with creams, warm greys, and one deeper accent, so the layering feels curated rather than busy.

A Rich Accent Colour for Depth

Not every brand went white. Some paint and design companies chose deeper shades for 2026, including a burgundy with plum undertones, and deep, jewel-like accents suit the darker months. If you want a little drama, try one rich accent on a single piece, such as a velvet cushion, a throw, or a vase, against a soft neutral backdrop. A little goes a long way.

Warm, Layered Lighting

With early sunsets, lighting is doing more work than ever. Replace harsh overhead light with warm-toned bulbs, add a floor lamp or two, and use table lamps and candles (or flameless ones) for an evening glow. Layered lighting is one of the easiest ways to make a room feel cozy.

Bring in a Little Greenery

A few branches in a vase, a potted plant, or some dried stems add life without clutter. In keeping with warm minimalism, one thoughtfully chosen arrangement reads better than many small ones.

If You're Selling This Winter

These trends are friendly to staging. A soft, neutral palette, natural textures, warm lighting, and an edited, uncluttered feel photograph well and appeal to a wide range of buyers. You do not need to follow a trend to the letter, but a few simple swaps can make your home feel fresh and inviting.

Keep It Personal

Trends are a starting point, not a rulebook. The best homes feel like the people who live in them, so choose what you love and let the rest go.

Listing going into the holidays can work well, and it is also when small details matter most. The days are short, the weather is wet, and your own home is probably busier than usual. As South Surrey and White Rock realtors, here is the prep checklist we walk sellers through when the calendar says December.

Start With the Basics

Everything we normally recommend still applies: declutter, deep clean, tidy up minor repairs, and give buyers clear counters and open floors. If you have not done this yet, start there before you think about decorating. A clean, bright, well-kept home beats a heavily decorated one every time.

Keep Holiday Decor Light and Tasteful

A little warmth helps, and too much gets in the way. Buyers want to picture their own life in the home, so keep decor modest and neutral: a wreath on the door, a small tree, a few simple touches. Scale back highly personal or very themed pieces, and avoid decor that crowds rooms or blocks light and walkways. If you would normally decorate heavily, consider toning it down while the home is on the market.

Think About Your Listing Photos

Photos are often taken once and used for weeks. Heavy holiday decor can make a listing look dated in January, and it can distract from the home itself. For most listings, we suggest photographing with minimal or no seasonal decor, or only very light touches, so the photos stay fresh and focus on the space. Your realtor will help you plan the timing.

Make Lighting Do the Work

With early sunsets, many showings will happen in the dark. Replace burnt bulbs, use warm, consistent bulb colours, and turn every lamp and fixture on before a showing. Put exterior lights on a timer so the entry is bright and welcoming. Good lighting is one of the cheapest upgrades there is.

Prepare for Wet and Muddy Weather

Buyers will come in out of the rain, so make the entry easy. Add a sturdy mat, a boot tray, and a spot to hang coats, and sweep or wipe the entry often. Clear leaves from the walkway and driveway, and clean the gutters if they are overdue. Fix any drips, leaks, or damp spots before they show up in a showing or an inspection.

Keep the Home Warm and Fresh

A comfortable temperature makes a home feel inviting, so set the heat before showings and make sure the furnace has been serviced. Keep scents light and clean, and air out the home before visits. If you like candles, use flameless ones during showings.

Plan Your Showing Windows

The holidays add travel, gatherings, and school breaks to everyone's schedule. Talk with your realtor about showing windows that work for your household, and be as flexible as you can. A home that is easy to see is easier to sell. If there are days you truly cannot show, block them in advance rather than cancelling on short notice.

Handle Pets and Daily Mess

Plan where pets will go during showings, and keep litter boxes, toys, and bedding tidy. A quick last-look routine, such as dishes put away, floors wiped, and beds made, makes short-notice showings far easier.

Get Your Paperwork Ready

Gather the documents buyers will ask for: recent utility costs, service records for the furnace and other major systems, and any renovation permits. For strata properties, your realtor can help request the strata documents early. You will also want to think about your Property Disclosure Statement. It is not required by law in BC, but it is common practice, and it should reflect what you actually know about the property. Complete it honestly, and ask your realtor if you are unsure about anything.

Set Realistic Expectations

Showings may be fewer in December, and the buyers who come tend to be serious, but the calendar can still slow things down. Pricing accurately from the start matters, since a home that sits can lose momentum. Your realtor can walk you through current comparable sales so your price reflects the market, not just the season.

Frequently Asked Questions

Should I decorate for the holidays when I list? A little is fine. Keep it light, neutral, and out of the way, and avoid heavy decor in your listing photos.

Is it a bad time to list? Not necessarily. There is usually less competition from other sellers, and buyers who are out looking often have real reasons to move. It depends on your home, your goals, and your timeline.

Do I have to leave during showings? It is generally best if you do, since buyers feel more comfortable looking freely.

The Bottom Line

A little preparation goes a long way when you list into the holidays. If you are thinking of selling this winter in South Surrey or White Rock, we would be happy to walk through your home and plan next steps with you.

This post is general information for sellers and is not legal, tax, or financial advice. Market conditions vary by property and time, and nothing here is a guarantee of how a particular home will perform. Speak with your realtor about your specific situation.

Many buyers assume the holidays are the wrong time to look for a home, so they put their search on pause until spring. As South Surrey and White Rock realtors, we see it a little differently. Winter has real advantages for prepared buyers, and it also has a few planning traps. Here is how we think about buying between now and the new year.

Fewer Buyers Out Looking

Activity usually slows as the weather turns and the calendar fills up. For you, that can mean fewer people at showings and less competition on some homes. It does not mean every home is a bargain, and prices depend on the property and the neighbourhood, not the season. But a quieter market can give you more time and room to think.

Sellers Who List Now Often Have a Reason

Homes that come on the market in late fall and winter are often listed by owners with a timeline of their own, such as a relocation, a purchase of their next home, or a wish to close before year-end. Every situation is different, and your realtor can help you read the circumstances and shape an offer that works for both sides.

See the Home in Its Real Conditions

Winter is when you find out how a home really lives. You can see how it handles heavy rain, whether the gutters and drainage work, how warm it stays, and how dark it gets in the afternoon. If you can, visit once in daylight and once in the evening. A home inspection in the wet season can also show things that are easy to miss in July.

Plan Around the Holiday Calendar

This is where winter buying needs the most care. Banks, lawyers, notaries, and the Land Title Office operate on business days, so statutory holidays and the days around them can slow things down. In BC, that includes Remembrance Day on November 11, Christmas Day, and New Year's Day. Build extra time into your subject periods, and ask your mortgage professional, inspector, and lawyer or notary early about their holiday schedules.

The same calendar matters for the Home Buyer Rescission Period. It runs three business days after an accepted offer, and business days exclude weekends and statutory holidays, so an offer accepted just before a holiday can have a longer calendar window than you expect. Using it costs 0.25% of the purchase price, so it is a backstop, not a plan.

Choose Your Completion and Possession Dates Carefully

If you want to be in by a certain date, such as before Christmas or early in the new year, tell your realtor at the start. Completion and possession dates are negotiable, and the right dates depend on your lender, your lawyer, and the seller. Moving in winter also takes logistics, so book movers early, since holiday schedules fill up.

Get Your Financing Ready

A mortgage pre-approval helps you move quickly when the right home comes up. Ask how long your rate hold lasts, and avoid big changes to your job, credit, or debts while you are shopping, since lenders review your finances again before funding. A pre-approval is not a guarantee, so your final approval still depends on the property and your situation at the time.

A Year-End Note for First-Time Buyers

If you are saving in a First Home Savings Account, contributions for the calendar year need to be made by December 31 to count for that year, so it is worth checking your room before year-end. BC's First Time Home Buyers' Program can also reduce or remove property transfer tax on qualifying purchases up to a set price. Thresholds and rules change, so confirm the current details with your mortgage professional, accountant, or lawyer.

Do Not Let the Calendar Rush You

Holiday pressure can tempt people to remove subjects early so they can relax. Do not do it. Take the time you need for your inspection, strata document review, and financing. A firm sale is binding, and a home is too big a decision to hurry for the sake of a deadline.

Frequently Asked Questions

Are prices lower in winter? Not necessarily. Prices depend on the property, the neighbourhood, and current demand. A quieter season can give buyers more negotiating room in some cases, but there are no guarantees.

Can I close before Christmas? Sometimes. It depends on the contract dates, your lender, your lawyer or notary, and the seller. Talk to your realtor early so the timeline is realistic.

Is it harder to get a home inspection in winter? Availability can tighten around the holidays, so book your inspector as soon as your offer is accepted.

The Bottom Line

Buying before the holidays works best when you plan around the calendar and stay disciplined about your due diligence. If you are thinking about buying in South Surrey or White Rock this winter, we would be glad to walk through your options.

This post is general information about buying a home in BC and is not legal, tax, mortgage, or financial advice. Rules, deadlines, and program thresholds can change, so confirm current details with a mortgage professional, a real estate lawyer or notary, and an accountant.

The purchase price is only part of what it takes to buy a home. On top of your down payment, there are closing costs, and the biggest surprise for many buyers is how much they add up to. As South Surrey and White Rock realtors, we like buyers to see the full picture before they write an offer, so here is what to plan for.

Your Down Payment and Deposit

When your offer is accepted, you put down a deposit, which is held in trust and credited toward the purchase price at completion. The rest of your down payment is due on or before the completion date. Keep in mind that the deposit is part of your down payment, not an extra cost.

Property Transfer Tax

Property transfer tax (PTT) is usually the largest closing cost for BC buyers. It is charged on the fair market value of the property at the time of registration, using tiered rates:

• 1% on the first $200,000

• 2% on the portion from $200,001 to $2,000,000

• 3% on the portion above $2,000,000

• An additional 2% on the residential portion above $3,000,000

A few examples show how it works. On a $750,000 home, PTT is $13,000. On a $1,000,000 home, it is $18,000. On a $1,200,000 home, it is $22,000.

PTT Exemptions That May Apply

Two programs can reduce or eliminate PTT:

• First Time Home Buyers' Program. A full exemption applies to qualifying purchases with a fair market value of $835,000 or less, with a partial exemption up to $860,000. Buyers generally must be Canadian citizens or permanent residents, have lived in BC for the required period, and have never owned a principal residence anywhere in the world.

• Newly Built Home Exemption. A full exemption applies to qualifying newly built homes valued at $1,100,000 or less, with a partial exemption up to $1,150,000. You do not need to be a first-time buyer.

Thresholds and eligibility rules can change, so confirm current details with the BC government or your lawyer.

Legal or Notary Fees

You will need a lawyer or notary to handle the transfer of title, registration, and the flow of funds. Fees vary, so ask for a quote early. Disbursements, such as title search and registration fees, are typically charged on top.

Title Insurance

Many lawyers recommend title insurance, which is a one-time cost that can protect against certain title problems. Ask your lawyer what it covers and what it costs.

Home Inspection

A home inspection is usually paid for by the buyer, and it is one of the best investments you can make before removing subjects. Costs vary with the size and type of the home.

Appraisal and Mortgage Costs

Your lender may require an appraisal, and in some cases it is paid for by the buyer. If your down payment is under 20%, mortgage default insurance is required, and the premium is usually added to your mortgage. Ask your mortgage professional to explain every cost before you sign.

Adjustments at Completion

Property taxes, strata fees, and sometimes utilities are prorated between the seller and buyer as of the completion date. If the seller has prepaid something, you will reimburse them for your share, so these adjustments can add to your closing costs.

Strata-Specific Costs

If you are buying a condo or townhome, there may be move-in fees or refundable deposits charged by the strata, and your first strata fee payment will be due soon after you take possession. Ask your realtor about these during your strata document review.

GST on New Construction

GST may apply to the purchase of a newly built home or a presale. Whether a rebate applies depends on your situation, so ask your lawyer or accountant early and confirm whether GST is included in the price.

Home Insurance and Moving Costs

Lenders require home insurance, and you will want it in place by the time you take possession. Add in moving costs, utility hookups, and any immediate repairs or updates you plan to make.

A Note for Non-Canadian Buyers

Special rules and additional taxes may apply if you are not a Canadian citizen or permanent resident. Speak with a real estate lawyer before you make an offer.

How Much Should You Set Aside?

The right number depends on the price, the property type, and your situation, so a precise figure is something a lawyer, mortgage professional, and realtor can estimate for you once you have a specific home in mind. A good rule is to build a realistic buffer into your budget so closing costs and early repairs do not strain your finances.

Frequently Asked Questions

Who pays property transfer tax in BC? The buyer pays PTT, generally at the time title is registered.

Is the Home Buyer Rescission Period fee a closing cost? No. It is a separate fee of 0.25% of the purchase price that applies only if a buyer exercises their rescission right within three business days of an accepted offer.

Do I pay my realtor at closing? Realtor remuneration is set out in the service agreement and the listing, and arrangements vary. Ask your realtor to explain exactly how it works for your purchase.

The Bottom Line

Knowing your closing costs before you make an offer means no surprises on completion day. We are happy to help you sketch out a realistic budget for buying in South Surrey or White Rock.

This post is general information about closing costs in BC and is not legal, tax, or financial advice. Rates, thresholds, and fees change, and your costs will depend on your specific purchase, so confirm current details with the BC government, a real estate lawyer or notary, an accountant, and your mortgage professional.

Buying a home is exciting, and it can also feel like a maze of forms, deadlines, and unfamiliar terms. As South Surrey and White Rock realtors, we walk buyers through this process all the time, so here is how a typical purchase unfolds in BC from your first conversation to the day you get the keys.

Step 1: Get Clear on Your Goals and Budget

Start with the big questions. What do you need in a home, and what would be nice to have? Which neighbourhoods fit your life? What monthly payment is comfortable for you, not just what a lender will approve? Thinking about this early makes every later step easier.

Step 2: Talk to a Mortgage Professional

A mortgage pre-approval gives you a realistic picture of what you may be able to borrow and the rate you may qualify for. Keep in mind that a pre-approval is not a guarantee. The lender still has to approve the specific property and your finances at the time you buy. A mortgage broker or lender can also explain how your down payment, and any programs you may qualify for, fit into the picture.

Step 3: Choose Your Realtor

Interview more than one realtor if you like, and verify each licence with BCFSA's "Find a Real Estate Licensee" tool at bcfsa.ca. At the start of your dealings you should receive the Disclosure of Representation in Trading Services form, which explains whether the realtor will act as your agent. A written service agreement is not mandatory for buyers in BC, but many realtors use one. If you are asked to sign, read it closely, since commissions are negotiated, are not set by BCFSA, and many terms can be discussed.

Step 4: Search, Tour, and Compare

This is the fun part. Your realtor will set up searches, arrange showings, and help you compare homes on more than looks: condition, layout, location, and what the neighbourhood is like at different times of day. For condos and townhomes, you will also want to look at the strata's finances, bylaws, and depreciation report. If schools matter, check the catchment for any home you are seriously considering with Surrey Schools.

Step 5: Write an Offer

When you find the right home, your realtor helps you prepare an offer. Beyond price, the offer includes a deposit, subject conditions, a completion date, a possession date, and any inclusions or exclusions. Your realtor can explain how each term affects you and what is typical in the current market. Remember that the Property Disclosure Statement, if there is one, is based on the seller's actual knowledge and is not a warranty, so ask your realtor about making sure it is properly incorporated into the contract.

Step 6: Negotiate

The seller can accept, reject, or counter. Negotiation can go back and forth several times. A good realtor keeps you focused on your priorities and your limits so you can make decisions calmly.

Step 7: Complete Your Due Diligence

Once an offer is accepted with subject conditions, the clock starts on things like arranging financing, booking a home inspection, reviewing strata documents, and checking title. Stay in close contact with your mortgage professional and inspector, since delays on their end can put your deadlines at risk. Be aware too that most buyers of residential resale property in BC have a Home Buyer Rescission Period of three business days after an offer is accepted. Using it costs 0.25% of the purchase price, and it ends once subjects are removed.

Step 8: Remove Subjects

When you are satisfied, you remove your subject conditions, and the sale becomes firm and binding. Do not rush this step. Once subjects are removed, backing out can have serious consequences, including losing your deposit or facing a legal claim.

Step 9: Lawyer or Notary and Funds

A lawyer or notary handles the legal work of transferring title, registers your ownership, and manages the money. Choose one early, and ask what they will need from you. You will also need to have your down payment and closing costs ready, including property transfer tax, which is generally paid by the buyer, unless you qualify for an exemption.

Step 10: Completion and Possession

Completion is when funds are exchanged and title is transferred. Possession is when you get the keys, often on the completion day or shortly after. Do a final walkthrough before completion to confirm the home is in the condition you expect and that anything included in the sale is still there.

After You Move In

Set up your utilities, update your address, and think about home insurance, which lenders require. If you are a first-time buyer, remember to apply for the BC Home Owner Grant on your property taxes each year if you are eligible.

Frequently Asked Questions

How much do I need for a down payment? Minimum down payment rules in Canada depend on the purchase price, and a mortgage professional can explain what applies to you. Many buyers also use programs like the First Home Savings Account.

Do I need to sign a contract to work with a realtor? Not as a buyer in BC, though many realtors ask buyers to sign a service agreement. Read it carefully, and ask for a fully signed copy.

How long does buying a home take? It varies widely. Searching can take days or months, and once an offer is accepted and subjects are removed, completion typically follows according to the dates in your contract.

Can I buy a home before selling mine? Sometimes. It depends on your financing and timing, and it is worth planning with your realtor and mortgage professional before you start.

The Bottom Line

Buying goes best when you know the steps, line up your financing early, and have a realtor who explains each stage clearly. If you are thinking about buying in South Surrey or White Rock, we would be glad to talk through your goals and timeline.

This post is general information about the home buying process in BC and is not legal, tax, mortgage, or financial advice. Requirements, timelines, and costs vary by transaction and can change, so we recommend speaking with a mortgage professional and a real estate lawyer or notary about your specific situation.

Fall flies by, and it is easy to look up in November and realize you missed half of what you meant to do. As South Surrey and White Rock realtors who love this time of year, we put together a bucket list of things to do around the Semiahmoo Peninsula before the rain and early darkness settle in.

Event dates and details can change, so please confirm with each organizer before you go.

Get Outside

1. Walk Sunnyside Acres Urban Forest. One of Canada's first urban forest parks, tucked into South Surrey, with about four kilometres of trails through second-growth forest. The light through the trees in fall is worth the visit.

2. See the treehouse at Redwood Park. A relaxed, family-friendly walk past trees from around the world, with a well-loved treehouse as the highlight.

3. Climb the 1001 Steps. If you want a workout with a view, the steep wooden staircases near Ocean Park deliver both.

4. Catch a sunset on the White Rock Promenade. Walk the Promenade and pier as the days get shorter and the light turns golden. Dress warmly, because the breeze off the water gets cooler in fall.

5. Stroll Crescent Beach and Blackie Spit. Quieter and more laid back than the main waterfront, with beach access, trails, and an off-leash dog area at Blackie Spit Park.

Family Fun

6. Visit Hazelmere Pumpkin Patch. Open through October 31 at Gabriel Farms, with a wagon ride out to the patch, a mini corn maze, and farm animals. Admission applies, and pumpkins are priced separately.

7. March in the Ocean Park Halloween Parade. On Saturday, October 24 at 1 p.m., the Ocean Park Community Association holds its 16th annual parade in Ocean Park Village. Meet at the Ocean Park Hall, and bring the kids in costume.

8. Decorate a pumpkin at the White Rock Library. On the October 23 Pro-D Day, kids can paint a mini pumpkin to take home from 1 to 2 p.m. It is free.

9. Put on a costume for the Halloween Skate. On October 31, the Centennial Arena hosts a costume skate from 5:30 to 6:45 p.m., and public skate rates apply.

Treat Yourself

10. Do a local cafe tour. Fall is made for warm drinks, and there is no shortage of good spots, from Islands Café and Dudes Coffee House to The Sunflower Cafe, Grounds & Greens, Caffè Artigiano, and Bean & Berry. Pick a rainy afternoon and visit a new one.

11. Catch the Haunted Evening of Halloween Classics. On October 30, Candlelight Concerts hosts an evening of Halloween classics at White Rock Baptist Church, with the Halloween concert at 8:45 p.m.

Looking Ahead

12. Mark your calendar for November. Remembrance Day ceremonies are held in White Rock and at Crescent Beach each November 11, and the free Surrey Tree Lighting Festival returns to Surrey Civic Plaza on November 21 and 22. Check with the organizers for 2026 schedules as the dates approach.

Tips for Making the Most of Fall

• Check the forecast. A dry window is worth jumping on, especially for forest trails and the waterfront.

• Wear waterproof footwear. Trails get muddy once the rain sets in.

• Start earlier. Daylight shrinks quickly, so morning and early afternoon outings give you more time.

• Mix indoor and outdoor. Pair a walk with a cafe stop so a rainy day does not cancel your plans.

Why We Love This Season

Fall shows off what makes South Surrey and White Rock such a good place to live: forests and beaches within minutes of each other, farms and local events close to home, and a coffee shop around the corner. If you are curious about making this community your home, we would love to show you around.

Halloween is one of the best times of year to be out in this community, and this year it lands on a Saturday, which makes planning easy. As South Surrey and White Rock realtors who love seeing the neighbourhoods come alive in costume, here is a roundup of what is happening this season, plus a few tips for the big night.

Event details come from local listings and can change, so please confirm dates, times, and any ticket requirements with each organizer before you go.

Family-Friendly Fun

Hazelmere Pumpkin Patch. Open through October 31 at Gabriel Farms on 20 Avenue, this is a classic farm outing with a wagon ride out to the pumpkin patch, a mini corn maze, farm animals, and play equipment for little ones. Admission applies, and pumpkins are priced separately.

Ocean Park Halloween Parade. On Saturday, October 24 at 1 p.m., the Ocean Park Community Association holds its 16th annual Halloween Parade in Ocean Park Village. Everyone meets at the Ocean Park Hall, and local businesses and neighbours have taken part in past years. It is a long-running neighbourhood tradition and a great way to see Ocean Park at its friendliest.

Pumpkin Decorating at the White Rock Library. On the October 23 Pro-D Day, kids can paint and decorate a mini pumpkin to take home, from 1 to 2 p.m. It is free, and it can get messy, so dress accordingly.

Halloween Skate at Centennial Arena. On October 31, skaters can come in costume for candy and spooky tunes from 5:30 to 6:45 p.m., with public skate rates applying. It is a fun alternative or warm-up to trick-or-treating.

For the Grown-Ups

Boohoo Paint Nite at Artigiano. On October 30, a step-by-step painting session at Artigiano in White Rock runs from 6:45 to 8:45 p.m. and is suitable for beginners.

Candlelight Concerts: A Haunted Evening of Halloween Classics. On October 30, there is an evening of Halloween classics by candlelight at White Rock Baptist Church, with the Halloween concert at 8:45 p.m.

A Gatsby Halloween. On October 31, the White Rock Elks Hall hosts a 1920s-themed Halloween night with live music and prizes for best costume, starting at 7:30 p.m.

Noche de los Muertos Gala. On October 24, the White Rock Community Centre hosts an evening of salsa and bachata with a Día de los Muertos theme, for ages 19 and up, with no alcohol served.

For Sports Fans

The Halloween Howl Softball Tournament is on at Softball City in South Surrey over two weekends, October 16 to 18 and October 23 to 25, with plenty of costumes among the competition.

Trick-or-Treating Tips

Since Halloween is a Saturday this year, expect plenty of families out in the evening. A few simple tips help everyone have a good night:

• Be visible. Reflective tape, glow sticks, and flashlights help kids stand out to drivers.

• Choose costumes carefully. Make sure masks do not block vision and costumes are not a tripping hazard.

• Go together. Younger children should be accompanied by an adult, and older kids should stick with a group and agree on a route.

• Check treats. Have an adult look through candy before it is eaten, especially for allergens.

• Drive slowly. If you are on the road in residential streets, take extra care between roughly 5 and 9 p.m.

• Light the way. If you are handing out candy, turn on your porch light and keep walkways clear of obstacles.

Which Neighbourhoods Are Best for Trick-or-Treating?

This is a question we hear from families house hunting at this time of year. Streets with a lot of homes close together, sidewalks, and lots of families tend to see the biggest crowds. If trick-or-treating matters to you, visit a street on Halloween night or ask neighbours about it before you buy. It is just one of many things that make a neighbourhood feel like home.

Happy Halloween

However you celebrate, we hope you have a safe and spooky season. If you have a favourite local event we missed, let us know.

If you've written or received an offer in BC, you've almost certainly seen the phrase "subject to." As South Surrey and White Rock realtors, subject conditions come up on nearly every transaction we handle, so here's a clear look at how they actually work.

What a Subject Condition Actually Is

A subject condition is a term written into an offer that makes the deal conditional on something specific happening or being confirmed, usually within a set number of days. If the condition isn't satisfied or waived within that window, either party (depending on how the clause is written) generally has the right to walk away from the deal without penalty. It's one of the main ways buyers protect themselves during the period between an accepted offer and a firm, unconditional sale.

The Most Common Subject Conditions

Financing. This gives the buyer time to finalize mortgage approval with their lender based on the actual property, since a pre-approval only confirms what a buyer generally qualifies for, not the specific home.

Inspection. This allows time to have a professional inspection completed and to review the findings before committing to the purchase. If the inspection turns up significant issues, this condition can open the door to renegotiating, requesting repairs, or walking away.

Sale of buyer's existing home. Sometimes a buyer needs to sell their current property before they can complete the purchase, and this condition ties the new purchase to that sale actually closing.

Strata document review. For condos and townhomes, this gives the buyer's realtor and lawyer time to review the strata's financial statements, meeting minutes, bylaws, and depreciation report if applicable, and confirm there's nothing concerning in the building's history or finances.

Title search and property information. This allows time to confirm there are no unexpected liens, easements, or title issues affecting the property.

How Subject Conditions Differ From the Home Buyer Rescission Period

We've written before about BC's Home Buyer Rescission Period, and it's worth being clear about how the two are different. Subject conditions are negotiated terms specific to your contract, and they typically let you walk away without financial penalty if a condition genuinely isn't met. The rescission period is a separate, automatic legal right that exists regardless of your contract's conditions, but it comes with a mandatory fee if used, and it disappears the moment you remove your subjects. In practice, most buyers rely primarily on subject conditions for their main protection, since they're broader and don't carry that fee.

What Happens When Subjects Are Removed

Once all subject conditions are satisfied or formally waived, the deal becomes firm and binding, often called "subject-free" or "unconditional." At this point, backing out of the deal without a valid legal reason can expose a buyer to real consequences, including potentially losing their deposit or facing a legal claim from the seller. This is exactly why it's worth taking subject removal seriously and not treating it as a formality.

Tips for Buyers

Give yourself a realistic timeline for each condition rather than rushing to look competitive with a short subject period. Stay in close communication with your mortgage broker and inspector during this window, since delays on their end can put your deadline at risk. And don't remove subjects until you're genuinely satisfied and ready to commit, once they're gone, that protection is gone with them.

Tips for Sellers

Understand that a "subject to" offer isn't the same as a firm sale, and plan your own next steps accordingly. It's worth discussing with your realtor how many subject conditions a specific offer includes and how realistic the timelines are, since that can meaningfully affect how confident you should feel about the deal actually closing.

This post is intended as general information about how subject conditions work in BC real estate contracts and is not legal advice. Contract terms are negotiated specific to each transaction, so we recommend discussing your specific offer with your realtor and, where appropriate, a real estate lawyer.

If you've bought or sold a home in BC, you've probably come across a form called the Property Disclosure Statement, often shortened to PDS. As South Surrey and White Rock realtors, we work with this document on nearly every transaction, so here's what it actually is, and just as importantly, what it isn't.

What the PDS Actually Is

The Property Disclosure Statement is a standardized form published by the BC Real Estate Association, where a seller answers a series of questions about their property's history and condition, covering areas like the land, services, the building itself, general information, and known latent defects. There are separate versions for residential, strata, and rural properties. The seller answers each question as "yes," "no," or "do not know," based on their own current, actual knowledge.

Here's the Part That Surprises People

Despite how common it's become, completing a PDS is not required by law in BC. There's no provincial statute that forces a seller to fill one out. It's become standard practice on most MLS listings because buyers expect it, and a seller who declines to provide one often raises questions about what they might be avoiding, but it remains voluntary.

It's Not a Warranty

The PDS is a representation of what the seller is actually aware of, not a guarantee of the property's condition. Courts have been clear that a seller only needs to disclose current, actual knowledge, they aren't required to investigate further or warrant that undisclosed issues don't exist. If a seller genuinely didn't know about a problem, the PDS answer of "no" or "do not know" can be accurate even if an issue is later discovered.

Does It Automatically Protect You as a Buyer?

Not automatically. For the PDS to carry real legal weight in a dispute, it generally needs to be formally incorporated into the Contract of Purchase and Sale, typically through a specific clause your realtor includes. If it isn't incorporated, relying on it later can be more complicated. This is exactly the kind of detail we make sure is handled properly on every transaction, not left as an afterthought.

What About Things the Seller Doesn't Disclose?

Separately from the PDS, licensed real estate professionals have their own regulatory duty. Under BC's Real Estate Services Rules, a licensee who knows about a material latent defect, a serious issue not readily visible on a reasonable inspection, must disclose it in writing to all parties before an agreement is signed. This obligation exists regardless of whether the seller completed a PDS, submitted a no-disclosure form, or declined to engage with the process at all.

What If There's No PDS at All?

Some transactions, particularly estate sales, foreclosures, or court-ordered sales, may not include a PDS at all, and that can be entirely legitimate rather than a red flag on its own. In these situations, doing thorough independent due diligence, including a proper home inspection, becomes even more important.

Our Advice to Buyers

Read the PDS carefully, but don't treat it as a substitute for your own due diligence. A home inspection, a review of permit history with the municipality, and a conversation with your realtor about anything that seems unclear or incomplete all matter, regardless of what the PDS says or doesn't say.

Our Advice to Sellers

Answer every question honestly and to the best of your actual knowledge. Being vague or evasive doesn't protect you, and it can actually create more legal exposure than a clear, honest disclosure would. If you're genuinely unsure about something, "do not know" is a legitimate and often appropriate answer.

This post is intended as general information about how the Property Disclosure Statement works in BC and is not legal advice. Disclosure obligations can be fact-specific and case law continues to develop in this area, so we recommend speaking with a real estate lawyer about your specific situation.