Richmond realtor helps daughter make $205,000 profit through misconduct, receives $5,000 fine

By ThinkPol Staff

A Richmond, BC realtor who helped her daughter make a $205,000 profit flipping a house obtained while committing professional misconduct has been fined $5,000 and will face no licence suspension.

The Real Estate Council of BC found Angela Guo, also known as Xin Bo Guo, had failed to take reasonable steps to avoid a conflict of interest when she sold a Richmond property, for which she was the exclusive listing agent, to her daughter without disclosing to the client her relationship to the buyer[1]

While the list price for the property was $1,388,000, Guo sold the property on Shepherd Dr to her daughter for $1,285,000 in January 2016, which the daughter flipped in April 2017 for $1,490,000[2]

Guo, who is now with RE/MAX Crest Realty, was licensed with Metro Edge Realty at the time of the infraction.

The council ruled that Guo “committed professional misconduct within the meaning of section 35(1)(a) of the RESA”, by, among other things, “failing to take reasonable steps to avoid a conflict of interest by writing an Assignment of Contract of Purchase and Sale on behalf of the Assignee, her daughter” and “failing to promptly and fully disclose her Conflict of interest to the Assignor by not disclosing to the Assignor that she was related to and acting on behalf of the Assignee, her daughter”.

Guo is also required, at her own expense, to successfully complete the Real Estate Trading Services Remedial Education Course and pay enforcement expenses of $3,000.00 to the Council.

“As Ms. Guo has a personal real estate corporation, the licence of Angela Guo Personal Real Estate Corporation is also reprimanded, and is equally responsible for paying the enforcement expenses and discipline penalty,” the council stated in its ruling.

Angela Guo PREC currently has seven active listings[3]

References   [ + ]


47 Responses to Richmond realtor helps daughter make $205,000 profit through misconduct, receives $5,000 fine

  1. AssHat900 says:

    Seize all proprieties now!

  2. Leo Surrey says:

    $5,000 fine. And what kind of message does this send the rest of the crooks out there? It’s a joke.
    The fine should fit the crime: $205K and licence revoked. This shit will never end unless we take a stronger stance!

  3. gregor says:

    Why dont you also list the name of the daughter, she is equally guilty.

  4. Gary says:

    Real Estate council should not be in charge of investigating it’s own members, should be done by a independent authoritie. It is a sad to hear this on going issues in BC real estate and even the government tuning a blind eye.

  5. Anonymous says:

    It’s all a investment game. Who LIVES in these homes anymore?

    What a joke.

  6. Anonymous says:

    only 200k ahead

  7. Jack says:

    I love Asian girls!

  8. J-John says:

    I think I’m going to become a realtor so I can also be above the law!

    • Anonymous says:

      It’s not above the law if you flipped houses and made money. Just good timing. Anyone who bought and sold in the last few year would made at least that amount. She failed to disclose that she’s related to the owner(her daughter)

  9. Jack Benny says:

    it’s not like you need to be educated or attend an accredited university or anything to become a realtor, so it shouldn’t be surprising to see the profession is full of crooks and idiots

  10. Anonymous says:

    She can’t pull these stunts with Remax. Their higher standards may not work for business model.

    • nonconfidencevote says:


      Good one!

    • Anonymous says:

      She is employed by remax

      • nonconfidencevote says:

        Uhh , yeah.
        I realize that.
        Thats why I was laughing.
        REMAX is hardly a paragon of virtue.
        I’m sure none of their realtors have Eeeeeever shadow flipped or been censured and fined by the BC Real Estate Commission.
        Give me a break

        Let me guess. You’re another Anonymous Realtor “fighting the good fight?”
        Save the holier than thou attitude for your “Rah rah sessions” in Whistler next Summer when the market will, truly be …..dead.

        • Anonymous says:

          you are a fucking asshole. “Flipped”????? 16 months is not “flipping” you sodomite eternal hell bound shit head.

          Rev 14:6 And I saw another angel fly in the midst of heaven, having the everlasting gospel to preach unto them that dwell on the earth, and to every nation, and kindred, and tongue, and people,
          Rev 14:7 Saying with a loud voice, Fear God, and give glory to him; for the hour of his judgment is come: and worship him that made heaven, and earth, and the sea, and the fountains of waters.
          Rev 14:8 And there followed another angel, saying, Babylon is fallen, is fallen, that great city, because she made all nations drink of the wine of the wrath of her fornication.
          Rev 14:9 And the third angel followed them, saying with a loud voice, If any man worship the beast and his image, and receive his mark in his forehead, or in his hand,
          Rev 14:10 The same shall drink of the wine of the wrath of God, which is poured out without mixture into the cup of his indignation; and he shall be tormented with fire and brimstone in the presence of the holy angels, and in the presence of the Lamb:
          Rev 14:11 And the smoke of their torment ascendeth up for ever and ever: and they have no rest day nor night, who worship the beast and his image, and whosoever receiveth the mark of his name.

          • nonconfidencevote says:

            Well well, show your true “Christian” colors.
            Cursing , swearing,

            10 Hail Marys and put all your commission money in the Church…..
            oh right.
            Its 2 months later June 2018… have no money…….


          • nonconfidencevote says:

            I also find it ironic that you’re mentioning “sodomy” since that is probably what is happening to the rare “pretty boy” realtor that ends up in jail for fraud………..

            Freudian wishful thinking on your part?

            Either way . You’re living proof of why I think most people that quote religion to back up their arguements for why its ok to screw their fellow man……deserve a special sodomite section of Hell.

            Happy Housing Crash Christian Realtors!

            Moo hoo haa haa haaaaaaaaaaaaaaaa

      • Anonymous says:

        When this transaction happened, she was not with Re/Max. She was with New Coast, Royal Pacific and now New Stream… She might just used Re/Max to cover her butt… Don’t believe everything the media says.

      • Anonymous says:

        She was NOT employed by Re/Max when this transaction happened. She filliped this property when she was with New Coast or Royal Pacific. Obviously, the journalist failed to disclose that…

  11. Anonymous says:

    If you actually look at the facts, the $205,000 flip happened over a course of 15 months. The actual value of the flip was a 16% increase of sales price from the initial purchase price in January 2016 to sale price in April 2017. That’s actually how much the Vancouver market had increased during that period.

    The lower fine is for failing to disclose the relationship between the buyer (her daughter) and the listing which the Realtor represented. This is the issue.

    I can see it being a bigger cause for concern if the agent flipped it for a 16% profit in a month or two. Not at pace with the market.

    • nonconfidencevote says:

      Nice try anonymousrealtor
      Its still morally reprehensible.
      The realtor uses their own daughter (undisclosed to the seller) as the “buyer” when…in reality….the realtor is gaining the profits on the eventual sale.
      One hopes that with this Spring’s falling market….many more “Mother” realtors are gonna get burned pulling a stunt like this.
      A $5k fine on a $205k profit?
      Where do I sign up?
      Another nail in the BC Real Estate Self Regulation sham scam coffin.

      Utter revulsion doesnt even begin to describe the average voters feelings for ‘Self regulated” realtors and the Liberal politicians that pandered to them.
      Burn them all at the public stake and bring back public auctions for houses.

      • Anonymous says:

        uh, how does this have anything to do with liberals? it’s conservatives that are constantly screaming for unregulated markets, and SURPRISE, this is what happens when cons get their way

        • nonconfidencevote says:

          You self serving idiot.
          The BC Liberal Party WERE the conservatives in BC.
          I guess the photo of Harper with Christy Clark at her sons hockey game a few years back wasnt enough of a primer for your superior intellect.

          The conservative mentality wasnt the issue.
          Blatant Liberal CORRUPTION was
          Or did you tiny brain miss that part in Socialism class.
          Not please regale us with endless social lessions on empowerment, paying it forward, lifeskills plus and all the other politically correct buzzwords that dont mean sh!t to someone who is a lying corrupt sack of BC Liberal (aka Conservative) piece of feces

      • Anonymous says:

        It’s not against the law to flip houses. Anyone who bought and sold in the last 3-5 year would easily made $200K. Do your homework…

        • nonconfidencevote says:

          Ok, Tell ALL your clients that you see nothing wrong with “Shadow Flipping” so that YOU make more commission $$$$$.
          I’m sure your potential customers will be thrilled to learn you’re all about you when it comes to the sale of a multi million dollar property……..

          But now that Realtors are no longer allowed to represent the Buyer AND the Seller…..I guess Shadow Flipping is a bit harder?

          Unethical self serving SCUM = 99% of BC Realtors

      • Anonymous says:

        Where do you sign up? Ask your mortgage broker first, then your accountant and then find a experienced realtor… Not a new coast, new stream, metro edge, royal pacific realtor… Hope this helps.

  12. Anonymous says:

    I think if one is going to profess to have the facts , they might want to have their facts right.
    Your posting is dated 15 February at which time this agent is showing in the Real Estate Councils website as licensed with New Stream Realty.
    This agents license was transferred out of REMAX Crest Realty in mid January, 2018.
    During this agents brief time with Crest she was closely supervised as a requirement of her licensing by the Real Estate Council. There were no incidents during her time with them.
    It does not speak particularly well of one’s interest in the truth when something as easy and basic as where an person is licensed is not confirmed.
    A Citizen and Broker concerned with the reporting of correct facts.

  13. PapaRealtor says:

    Chapter 1 in the book of real estate says to “disclose your interest in trade”.
    This retard didn’t. What’s to debate?

  14. pissed off says:

    the fine should be revoking their licence and the total profit made 5 grand is joke. so they will just keep doing it and keep paying the fine. its more of a get caught tax

  15. nonconfidencevote says:

    Sept 2018 and the REAL ESTATE MARKET IS TANKING !

    Having a hard time paying the bills Realtors?
    people fed up with your lies and bullshit sales pitch?
    Time to get a new job shovelling shit since you people are more than qualified to hoist feces

    Happy Housing CRASH everyone…….

  16. nonconfidencevote says:

    Latest sales numbers are HORRIBLE if your a lazy, lying commission based Realtard.
    Sept 2018 sales DOWN 43% from last Sept ….


    Happy Housing CRASH REALTURDS.
    You have earned every last bit of this crash.

  17. nonconfidencevote says:

    Oct 20, 2018 and Zillow has announced they are moving their internet real estate information website to CANADA.

    We will have unbiased infor supplied to us by people who dont depend on the very same info earning them a comission…..
    My God!
    What a novel concept!

    It only took 50 F-ing years to reach this point.

    Happy Housing CRASH Reaturds!

    Time to look for a new job.

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