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Hello friends,
September is here, and with it comes a seasonal shift in the real estate market. As families transition into new routines, we often see a temporary slowdown in both buyer activity and seller momentum. This brief pause presents an excellent opportunity to reflect, plan, and prepare with clarity, especially given the regulatory changes recently introduced by the BCREA.
Whether you’re considering buying, selling, or simply staying informed, here's what you need to know this month:
Important Updates from the BCREA
Property Disclosure Changes
The BCREA has introduced important modifications to seller disclosure documents that impact all parties involved in a transaction:
• Seller's Property Disclosure Statement (PDS)
Now includes a new disclaimer clarifying that all disclosures are accurate as of the date they are made, and may not reflect current conditions.
• New “Property No Disclosure Statement” (PNDS)
A new form allows sellers to explicitly opt out of providing disclosures.
• Updated “Realtor’s Disclosure of Material Latent Defects”
This now includes a seller acknowledgment of the licensee’s obligation to disclose any material latent defects.
Key Takeaways for Sellers
• Accuracy matters: Complete the PDS thoroughly and honestly—transparency enhances marketability and buyer trust.
• Refusing to disclose (via the PNDS form) may discourage buyers and increase the risk of legal action if undisclosed defects are discovered post-sale.
• Litigation risk: Incomplete disclosure can reduce buyer confidence and result in post-sale complications.
Key Takeaways for Buyers
• Caution advised: Receiving the PNDS form may signal potential issues with the property. Proceed with added due diligence.
• Ask for the PDS: To protect your interests, make a full PDS a condition of your offer.
• Check with lenders: Not all mortgage providers will accept a property without formal disclosure.
Neuroaffirming Insight: Navigating Real Estate as a Neurodivergent Client
Buying or selling property is a major life transition, and for neurodivergent individuals, these transitions often intersect with executive functioning challenges. These include:
• Working memory difficulties
• Trouble with initiation, planning, and organization
• Emotional regulation struggles
• Cognitive flexibility barriers
According to Stenning et al. (2025), neurodivergence refers to individuals whose cognitive functioning falls outside of neurotypical norms. Those with traits of ADHD and/or Autism often face disproportionate barriers to financial stability and housing security.
Empowering Neurodivergent Clients
Here are three powerful ways to scaffold the real estate journey:
1. Break it down
Divide complex tasks into small, achievable steps. Buying a home shouldn’t feel overwhelming; it should feel doable.
2. Build your support team
This may include your realtor, therapist, financial advisor, family members, or friends. Teamwork makes the process smoother and more manageable.
3. Practice self-advocacy
Learning to articulate your needs can lead to better accommodations, less overwhelm, and a more affirming experience.
Let’s Connect!
If you’re thinking about buying or selling, or just want to better understand your options, I’d love to hear from you.
📱 Call me directly: 250-884-3980
🌐 Visit my real estate website
First-Time Buyer?
Neurodivergent Seller or Purchaser?
I specialize in making the real estate process collaborative, inclusive, and low-pressure with a deep understanding of how to meet the needs of neurodivergent clients. Let’s chat about how we can work together to create a calm and confident real estate experience.
Referral Bonus
Know someone buying or selling? Refer them to me and earn up to $2,500 as a thank-you for supporting my work!
Warmly, Arran McLellan Realtor & Neuroaffirming Advocate 📞 250-884-3980
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