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PRE-SALE PROCESS DEMYSTIFYING THE
MARLENE EISNER
EDITOR
New Home + Condo Guide
EMAIL: marlene.eisner@nexthome.ca
TWITTER: @MarleneEisner
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Are you hesitant to consider purchasing a pre-construction home? We understand. After all, it can be difficult to imagine making such a large financial and emotional commitment on a future home that is nothing more than a concept displayed on an architectural rendering or a miniature model. That’s why we’re here, to help demystify the pre-sale process so you can make an informed decision of whether you prefer a resale or a pre-sale home.
In this issue, on page 8, we begin with real estate pro, Barbara Lawlor, who outlines some of the advantages of buying a pre-sale home, whether you are a first-time or seasoned homebuyer. Then, before you find your dream house, you’ll want to know what happens after you fall in love with it and sign the contract. On page 16, industry expert Brittany Reimer guides you through it all, from deposits and down payments to the move-in.
And regardless of whether you own a home or not, if you are looking for a new one either to move into or to invest in, you’ll want to read mortgage expert Alisa Aragon-Lloyd’s article on page 22. She writes about the rising rate of mortgage and title fraud, and how to avoid getting caught in a scam.
There are also other great articles in this issue to help you on your home-buying journey, including a neighbourhood profile of Silver Valley in Maple Ridge and some great tips on how to design and decorate your bedroom for a restful night’s sleep — every night.
Thank you for picking up this copy of New Home + Condo Guide. Let us know what you think. We’d love to hear from you.
HOW TO MULTI-TASK
TO MAKE YOUR REAL ESTATE ‘WAIT’
When buying pre-construction homes or condominiums, there will usually be a wait time of months to several years before you take possession, depending on when in the marketing cycle you purchase. There may also be many of you who are biding your time before making a new home/condo purchase because of the market flux we are in. I believe that this year marks a bridge back to normalcy, but in the meantime, there are a lot of steps you can take to make the most of the time you have. If you are a first-time buyer, research should be at the top of your to-do list. Find out what government help there is for you, and check the Canada Mortgage and Housing Corp. website for guides on buying real estate. Visit your financial institution and get yourself pre-approved for a mortgage so you know where you stand when you do decide to shop. Take some time to learn to read floorplans, as with pre-construction, you will likely buy from plans or possibly a handful of models. If you have questions about what means what on a floorplan, be sure to ask a sales representative or agent. And find yourself an experienced real estate lawyer who can help with your purchase. If you are thinking of a condominium, be sure the professional you choose is well versed in condo law, which is different from lowrise.
Those who are right-sizing from large lowrise homes to condo suites
can begin the “purging” process when it comes to the “stuff” you have amassed over the years. There are many options today to arrange to give or sell possessions either in person at yard sales, or online via websites such as facebook marketplace. Cherished heirlooms can be passed down to younger family members now rather than in the future. Keeping in mind that condo living will likely involve a more compact space than you’re used to, shop around for multipurpose furnishings that can save a lot of room once you move in.
Whatever you have in mind, if you have not purchased yet, spend time exploring the neighbourhoods you’re looking at, so you get the most return for your lifestyle and investment. And keep a positive thought – as the year goes on, we may enter a less challenging market.
Regardless of the economic climate, real estate continually
proves to be a solid investment. Seasoned buyers understand the benefits of owning, and potential first-time buyers dream of taking advantage of that lifestyle step. One of the attractions of buying preconstruction is that you have the time to make sure you understand all the parameters of your purchase, save toward your down payment and research what you need to. Take your time and make the best choice for you.
Barbara Lawlor is CEO of Baker Real Estate Inc. A member of the Baker team since 1993, she oversees the marketing and sales of new home and condominium developments in the GTA, Vancouver, Calgary and Montreal, and internationally in Shanghai. baker-re.com
BARBARA LAWLOR
FIVE PROPTECH TRENDS
TO WATCH FOR IN 2023
Regular readers of this column will know that I try to keep my finger on the pulse of all things related to PropTech. Technology is revolutionizing every aspect of the residential, commercial and institutional real estate markets. Here are some of the latest developments all interested parties should be paying attention to.
RENT, NOT OWN
While realtors would almost always advise that it’s better to own than rent property, the same can’t necessarily be said about the digital tools used to operate in the market. Rather than paying for costly software and hardware systems that the user owns, the model is increasingly turning to Software-as-a-Service (SaaS) using subscription-based platforms. This reduces upfront capital costs, and improves flexibility and scalability if the user’s needs change over time.
THE INTERNET OF THINGS
It seems that almost every aspect of our lives is being touched by the Internet of Things (IoT), and this is definitely true in real estate. Already, Internet-connected devices in a building can track energy consumption, send real-time updates of system failures and maintenance updates, put out alerts for security issues, and more. As machine learning advances, the sky’s the limit on what new features and monitoring capabilities will be unveiled for everything from lighting and security to HVAC and automation.
VIRTUAL REALITY IS REAL
While Meta’s augmented reality (AR) world has, so far, been a bit of a bust, real-world applications continue to flourish. This is definitely true in the commercial real estate world. For example, AR-enable 3D renderings make it possible for developers, contractors and clients to customize and fine-tune projects before the first shovel hits the ground.
Top building-related AR applications:
• Vera
• RealAR
• MagicPlan
ARTIFICIAL INTELLIGENCE IS GETTING SMART
Even the world’s smartest, most knowledgeable and efficient real estate professional can only do so much. Artificial intelligence (AI) is almost limitless in capabilities. AI analyzes millions of data points to do things such as maximize space utilization, streamline admin and accounting processes, improve energy efficiency and more.
Top AI-powered applications:
• TRIRIGA
• Hyro
• HouseCanary
BUILD A BLOCK WITH BLOCKCHAIN FINANCE
Blockchain technology is a distributed ledger of transactions that no centralized party controls. Bitcoin is probably the most familiar example. Blockchain’s secure, transparent and low-cost transactions mean it will be increasingly used in all manner of real estate transactions.
Top blockchain applications:
• ClosingLock and PayMints for secure payments and fraud prevention
• RealIT and RealBlocks for investing
• ManageGo and AppFolio for property management
• SMARTRealty and Propy for purchases and rental agreements
It may feel like technological innovations are happening at the speed of light and, the reality is, to a certain degree they are. But burying your head in the sand is not an option. If you don’t stay on top of the latest innovations, your competitors will and they will pass you by. I hope you’ll continue to join me on this journey of discovery of how PropTech will change the way we all do business.
Tim Ng is the Principal and Founder of ADHOC STUDIO and BLACKLINE, an industry-leading digital studio that combines real estate, art and technology. To learn more about ADHOC’s awardwinning renderings and industry leading sales platform, BLACKLINE, visit adhocstudio.ca and blacklineapp.com.
+MORE CONTENT ONLINE nexthome.ca
TIM NG
#InsideVan
BUILDING BETTER LIVING EXPERIENCES Gryphon Development has once again partnered with the Vancouver Metropolitan Orchestra (VMO) to launch its Life in Balance concert series. During the free event, which happens May 3, 7:30-8:30 p.m. at the Vancouver Art Gallery, the VMO will perform a selection of classical pieces as well as new music, including ‘Life in Balance,’ a song composed by VMO Maestro Ken Hsieh for Gryphon’s latest development project. “At Gryphon, we believe that building better living experiences begins with artistic collaboration,” says Jason Hsu, chief executive officer of Gryphon Development. Guests will be invited to participate in a paint-by-numbers activity, will get a sneak peek at the project, Marco Polo, and have a chance to win tickets to the VMO’s 20th season finale concert at the UBC Chan Centre for Performing Arts. Reserve your free ticket at eventbrite.ca/e/gryphon-development-presents-life-in-balance-artmusic-experience-tickets-615155325137
Vancouver
by MICHELLE HOPKINS
DID YOU KNOW?
The city of Burnaby recently began demolishing the historic C.G. Brown Memorial Pool, paving the way for the new Burnaby Lake Aquatic and Arena Facility.
Now selling
Located in the heart of downtown Kelowna, Nolita is a six-storey building consisting of 60 residences comprised of 55 studio, one- and two-bedroom condos, and five garden-style townhomes. “Kelowna has beautiful buildings with great architecture, so it’s important for us to maintain the unique character of this downtown location with a building that will stand the test of time,” says Johannes van Leenen, president of Fifth Avenue Properties. Nolita is a short stroll from
the Cultural District and the waterfront boardwalk and beaches. Prices start in the mid-$300,000’s, with a 10 per cent deposit and a limited time zero-per cent assignment fee.
A greener lifestyle for owners
Ashton, the eighth project from Fairborne in North Vancouver, is the first release in the company’s newest master-planned community, Lynn Creek Village. Ashton will feature two, six-storey wood-frame buildings featuring 40, one-, two- and threebedroom homes. These energyefficient buildings will be fossil-fuel free, reducing the buildings’ carbon
footprint while offering a greener lifestyle for its owners. Ashton is close to nature as well as transit and services, including a grocery store. Building amenities include a social lounge, co-working room, dog wash/ grooming room, bike wash and maintenance room, and EV charger included with parking. Register at ashtonliving.ca.
Coming in May
Intracorp will introduce Gardena, a master-planned community featuring four buildings, including two concrete towers — 42-storey Lotus and 17-storey Magnolia — offering 536 condo residences. In addition, there will be two mid-rise buildings with 250 rental homes. Situated behind Como Lake Avenue in Burnaby’s emerging Burquitlam neighbourhood, amenities include an outdoor rooftop movie theatre, spa with fire pits, barrel sauna, and outdoor shower with cold plunge Nordic waterfall. There’s also a Secret Garden, which will have greenery climbing the walls and five-storey columns soaring above. Registration is open at intracorphomes.com/ communities/gardena/. Magnolia is set to complete in spring 2026 and Lotus in early 2027.
FIND YOUR NEXT HOME
This page features a few of the latest properties to keep your eye on in the Metro Vancouver area.
PREVIEWS & REGISTRATIONS
BAYCREST WEST
Home type: Townhomes
Developer: Woodbridge Development
On the map: Port Coquitlam
Web: liveatbaycrest.com
Info: Baycrest West is an urban community in a mountainside setting set at the base of Burke Mountain. A collection of 24, two- to four-bedroom townhomes designed with livability and balance in mind. Register today.
DUNBAR AT 39TH
Home type: Condominiums
Developer: Wesgroup
On the map: Vancouver
Web: wesgroup.ca/dunbar/homes
Info: Dunbar’s modern moment — 29 beautifully designed one-, two- and three-bedroom homes and city homes of up to 1,700 sq. ft. create a modern sense
of timelessness. A four-storey concrete structure of superior design by Taizo Yamamoto creates multi-family living to echo the refined single-family exclusivity that has defined this area for generations. Filled with light, each living space is carefully crafted for light, space and movement. Register today.
GARDENA
Home type: Condominiums
Developer: Intracorp
On the map: Burnaby Web: intracorphomes.com/communities/ gardena
Info: Gardena is a master-planned community featuring four buildings, including two concrete towers — 42-storey Lotus, that will house a mix of design-driven condo residences and rental homes, and
17-storey Magnolia — offering 536 condo residences. Situated behind Como Lake Avenue in Burnaby’s emerging Burquitlam neighbourhood, amenities include an outdoor rooftop movie theatre, spa with fire pits, barrel sauna, and outdoor shower with cold plunge Nordic waterfall. Register today.
NOLITA
Home type: Condominiums, townhomes
Developer: Fifth Avenue Properties
On the map: Kelowna Web: nolita.ca
Info: Located in the heart of downtown Kelowna just a short stroll from the Cultural District and the waterfront boardwalk and beaches, Nolita is a six-storey building consisting of 60 residences comprised of 55 studio, one- and two-bedroom condos, and five garden-style townhomes. Register today.
BUILDERS IF YOU WOULD LIKE TO INCLUDE YOUR PREVIEW REGISTRATION, NEW RELEASE OR SITE OPENING IN THIS FEATURE, KINDLY EMAIL THE DETAILS TO
GARDENA
NORTH SHORE
1. PARK WEST 1633 Capilano Road parkwestliving.ca
2. EXECUTIVE ON THE PARK 660 Clyde Avenue 604-926-2398 executiveonthepark.com
3. HAWKSLEY 3963 Uplands Way liveathawksley.com
4. BADEN PARK 904 Lytton Street badenparkbyanthem.com
6. BRITANNIA BEACH BC 99 & Copper Dr 604-980-0016 britanniabeachliving.com
7. SEA AND SKY 604-559-7918 hellosquamish.com
8. REDBRIDGE 1606 Scott Crescent redbridgesquamish.com
9. FINCH DRIVE 1050 Finch Drive 778-990-1129
FINCH DRIVE
NATURALLY REMARKABLE
Nestled against a backdrop of pristine forest, an exciting, 20-acre masterplanned community is taking shape in Squamish. Introducing Finch Drive, a collection of more than 200 homes that are poised to change the way you think about the intersection of an active outdoor lifestyle, eyecatching modern architecture, and environmental stewardship.
BUILDING FOR THE FUTURE
Like all Diamond Head Development (DHD) communities, Finch Drive homes are designed to minimize their environmental footprint, something Jason Wood, president, says is hardwired into the company’s DNA. “Climate change has given us no choice but to become entirely conscious of our impact on the planet. We’re doing some things that nobody’s done before in the Sea-toSky Corridor. It’s challenging, yes; but it’s incredibly exciting, too.”
Finch Drive’s duplex and townhome residences will incorporate geothermal heating and cooling technology that harnesses the Earth’s natural heat. They’re also Net Zero and solar-panel ready—meaning you can install panels at a later date or do what many have already chosen to do and take advantage of Finch Drive’s Net Zero upgrade option.
“No other company has built Net Zero multi-family homes using both solar and geothermal, in Squamish,” Wood said. “This is the way of the future, our children’s future.”
THE LIFESTYLE YOU DESERVE
By design, life at Finch Drive is a celebration of modern sophistication and outdoor activity. Homes feature a stylish minimalism that creates a sense of sanctuary amid the rush of day-to-day living. Elegant, open floorplans are perfect for entertaining or simply kicking back with family.
Step outside, and you’re immersed in the natural beauty that defines this community. Ski slopes are a 45-minute drive away, trails for hiking or mountain biking are just outside your front door, and rock-climbing enthusiasts can accept the challenge of scaling The Chief, a rockface that draws people from around the world, whenever they feel inspired.
All this, and you’re still within walking distance to the burgeoning amenities of downtown Squamish with its intriguing boutiques, galleries, and eateries. You could say, Finch Drive is like having the best of all worlds.
Finch Drive is located at 1050 Finch Drive in Squamish. The presentation centre is now open by appointment only at 38141 Second Avenue in downtown Squamish. For more information, visit finchdrive.com to register or call the sales team at 778.990.1129.
WHAT TO EXPECT AFTER THE
CONTRACT IS SIGNED DEPOSITS, DOWN
PAYMENTS AND MOVE-IN
You’ve bought a pre-sale home — congratulations! But the question “now what?” may naturally cross your mind. Closing the purchase of a presale home can feel intimidating to even the most seasoned homebuyer. There are a few areas everyone should be familiar with, so all the boxes are checked to reduce any homebuyer anxiety.
Below is a review of some simple steps you’ll need to take to ensure a smooth transition into your presale home, so you can focus on the excitement of new homeownership.
1. SUBMIT A DEPOSIT
Once your offer is accepted, you’ll be asked to submit a deposit that holds the home while you execute your final due diligence. Deposits are typically five to 10 per cent of your unit price, although deposit and payment structures vary based on the development. This deposit is safeguarded by what’s called a rescission period. For a period of
seven days, your pre-sale home is secured for you. During this time, you reserve the right to cancel the purchase before those seven days are up. This period is where you double-check all important details such as financing before officially sealing the deal.
Most deposits are designed in a graduated deposit structure, which is an installment payment schedule. However, not all deposit payments follow the same schedule and amount breakdown. Different developers may use individualized structures according to what is best for the seller and the purchaser.
2. SPEAK WITH A LAWYER OR NOTARY
A real estate lawyer or notary will help you with the finer and final details of your purchase. They arrange the transfer of funds between yourself and the development and ensure that all legal matters are handled correctly. They also ensure that you fully understand your contractual obligations and the obligations of the developer.
3. SECURE YOUR FINANCES
It’s important to note that the pre-sale deposit does not
necessarily negate the need for a down payment. Paying a deposit to the developer and paying a down payment to qualify for a mortgage loan can be two unrelated pieces, as a mortgage lender may request additional funds outside of the presale deposit. Pre-sale purchasing can require different budgeting than resale homes. The good news is, when purchasing a pre-sale, mortgage payments do not begin until the building is complete and the new owner can take possession. Because deposit payments vary in their structure and schedule, understanding the terms and timelines of your pre-sale purchase is critical. Ensure your realtor, agency or developer will notify you when key payments are due and that your calendar is set to remind you. For more in-depth information about deposit structures, look to your realtor to discuss your options and opportunities.
While you likely would have been pre-approved for financing ahead of time, now is the time to reconnect with your mortgage broker to ensure that this specific purchase is approved. Let them know if you’ve had any changes in income or purchasing power. Once your mortgage is approved, make note of the deposit and payment schedules and be prepared to fulfill your financial obligations.
4. EXECUTE THE WALKTHROUGH
A deficiency walkthrough is the crucial last step in your homebuying process before you obtain ownership of your pre-sale home. This is usually your first opportunity to see your nearly ready new home. Prior to completion, you should receive a “Notice of Completion Date” from the developer’s agent. This typically
occurs 10 days prior to completion, but timing can vary.
After the walkthrough, you will be presented with a list of any noted deficiencies for you to acknowledge. Usually, the developer will then fix these issues before your move-in date. It is always recommended that you bring your realtor along to review the list with you prior to signing.
5. TAKE POSSESSION AND MOVE INTO YOUR NEW HOME
After the deficiencies are addressed, your new home will be ready for you. A few days prior to the established possession date, reconnect with your lawyer or notary to finalize the transaction. They will register the property to your name and your mortgage will begin. With these final details, you can accept the keys to your new home. Enjoy seeing your pre-sale vision come to life and get ready to move in!
PROFESSIONAL ADVICE
If you have any questions about the process from purchase to possession of your pre-sale home, speak with your real estate agent or a sales centre representative associated with the development in which you are looking to buy. Both of these professionals can provide tailored information for your specific purchase.
Brittany Reimer is managing director of MLA Canada’s Fraser Valley branch. Brittany uses her experience, relationships and passion for the real estate marketing industry to help push MLA into a new frontier.
– PORT
1. WEST 505 Nelson Street westbybeedie.com
2. SYDNEY 545 Sydney Ave. 778-948-0333 sydneybyledmac.com
3. VUE Foster Ave & Whiting Way vueliving.ca
4. SOPHORA AT THE PARK #101 - 1135 Pipeline Road 604-942-8416 polyhomes.com
Introducing The North, a limited release of 67 exclusive residences defined by bold architecture, spacious interiors and the convenience of central Port Haney living. Life at The North means mountain views, river walks, retail amenities and transit access, all steps from home.
Priced for first-time buyers, the North combines thoughtful, pragmatic design with residences on the cusp of nature.
The North. Delivering Life in Balance to Maple Ridge
MAPLE RIDGE SILVER VALLEY
A YOUNG FAMILY DYNAMIC
by MICHELLE HOPKINS
Mother Nature certainly blessed Silver Valley. This Maple Ridge neighbourhood is tucked into the Golden Ears Park and located on the north side of the Alouette River. It is at the gateway to some of Greater Vancouver’s hottest recreation areas for residents and visitors alike.
LIFESTYLE
Boasting stunning views, fantastic trail networks, creeks and rivers, and its jewel, Golden Ears Park, this is a haven for equestrians and outdoor enthusiasts. It is safe to say
it’s a healthy, outdoorsy lifestyle that attracts people to this enclave.
VIBE
With lots of young families living here, the vibe possesses an alluring fusion of city/country.
MEET THE NEIGHBOURS
Originally, this was a rural residential and large-lot suburban hamlet of about 600 residents. These days, it’s home to 90,990 residents (as of the 2021 census), up from 82,256 in 2016, an increase of 10.6 per cent.
Approximately 75 per cent of Silver Valley residents are professionals earning $80,000-plus (2011 census). This area is also very popular with equestrians, so it is very common to see people riding horses along the trails. This is mostly a young professional family demographic, with children under the age of 12, and the bulk of the population in the 35 to 54-year range.
IN THE AREA
Silver Valley is all about nature; there is no retail to be found here.
However, the neighbourhood is a mere nine minutes by car to the Haney Place Mall, where the trendiest retailers for clothing and apparel, home decor and appliances, health and beauty items and more can be found. In addition, it isn’t far to the city centre, where you can find everything you need.
PLANES, TRAINS & AUTOMOBILES
Neighbourhood residents are mainly car dependent, however, in 2017, TransLink launched two new bus lines to the northern suburb of Silver Valley.
REAL ESTATE
There are 34,254 private dwellings in Silver Valley, comprised of townhomes, singlefamily homes and recently built strata lowrise and midrise condo residences. Prices for condos are affordable compared to other areas, with one, two- and three-bedroom homes selling in the $450,000 to $950,000 range, depending on the size. Larger single-family homes can get expensive, starting anywhere from $1.5 million and up.
HOT SPOTS
UBC MALCOLM KNAPP RESEARCH FOREST
The UBC Malcolm Knapp Research Forest is home to black bear, cougar and black-tailed deer populations. As many as 26 species of birds have also been identified and the marshland to the west is an important wintering and breeding habitat for waterfowl.
As one of the largest parks in the province, Golden Ears Park is prized for its plethora of recreational activities! Designed with both day-trippers and campers in mind, it offers swimming, windsurfing, water-skiing, canoeing, boating, fishing and features three large campgrounds.
LOON LAKE
Loon Lake stretches more than 1.6 kilometres long. This picturesque and pristine lake is perfect for canoeing, kayaking, swimming or lounging about.
GOLDEN EARS PARK
BEWARE OF MORTGAGE AND TITLE FRAUD
Nowadays, with the amount of information shared on the internet and social media, identity theft and Ponzi schemes are happening regularly. An increasing number of homeowners are taking the necessary steps to protect one of their largest investments — their home. The last thing you want is to worry about is losing your hard-earned money.
So, as a homeowner, you need to be aware of two crimes on the rise known as mortgage fraud and real estate title fraud.
MORTGAGE FRAUD
Some borrowers may think that providing false documents and making false statements is not a big deal. However, the Criminal Code of Canada clearly states that obtaining funds, including mortgages by providing false information, is a crime.
The most common type of mortgage fraud involves a criminal
purchasing a property, then increasing its value through a series of sales and resales involving the fraudster and someone working in cooperation with them. A mortgage is then secured for the property based on the inflated price.
These are some mortgage fraud red flags to watch out for:
• Someone offers you money to use your name and credit information to obtain a mortgage.
• You are encouraged to include false information on a mortgage application.
ALISA ARAGON-LLOYD
• You are asked to leave signature lines or other important areas of your mortgage application blank.
• The seller or investment advisor discourages you from seeing or inspecting the property you will be purchasing.
• The seller or developer rebates money to you on closing, and you don’t disclose this to your lending institution.
TITLE FRAUD
When you purchase a home, you purchase the title to the property. Your solicitor registers you as the owner of the property in the provincial land title office. Title fraud normally starts with identity theft. This occurs when your personal information is collected and used by someone identifying themselves as you.
There are several ways criminals can steal your identity without your knowledge which include:
• Dumpster diving
• Mailbox theft
• Phishing
• Computer hacking
Sadly, the only red flag for title fraud occurs when your mortgage mysteriously goes into default and the lender begins foreclosure proceedings. Even worse, as the homeowner, you are the one hurt by title fraud, rather than the lender, as is often the case with mortgage fraud. Unlike with mortgage fraud, during title fraud, you haven’t been
approached or offered anything – this is a form of identity theft.
Here’s what happens with title fraud: A criminal – using false identification to pose as you – registers forged documents transferring your property to his/ her name, then registers a forced discharge of your existing mortgage and gets a new mortgage against your property. Then the fraudster makes off with the new home loan money without making mortgage payments. The bank thinks you are the one defaulting – and your economic downfall begins.
The following are ways you can protect yourself against title fraud:
• Ensure you keep personal information confidential when using the internet or your cell phone until you know who are dealing with, how it will be used and if it will be shared with anyone.
• Only carry minimal information and identification in your wallet and don’t have your social insurance card with you.
• Check your credit report regularly. You can get it free when you request it from Equifax and Transunion if they mail it to your home. If you notice anything suspicious, contact the credit bureau right away.
• Check your financial, bank and credit card statements regularly for any inconsistencies and unknown charges.
• Consider obtaining a title insurance policy, as title insurance protects
against many title risks associated with real estate transactions.
• Regularly check your mailbox for mail, even every day.
• Shred and destroy any financial and personal identification documents, as well as any unsolicited credit card applications rather than just simply throwing them away.
• If you don’t receive your bills or other mail, follow up with your creditors.
• If you receive credit cards that you didn’t apply for or if you did apply for them and didn’t receive them.
• Contact your mortgage lender first if you are having difficulty making your mortgage payments.
The following are ways to protect yourself from title fraud when purchasing or refinancing a home:
• Make sure you work with a licensed real estate agent who is familiar with the area in which you are interested in buying. Select to work with someone who can provide trusted referrals and check on them.
• Check listings in the community where the property is located – compare features, size and location to establish if the asking price seems reasonable.
• Always view the property you are purchasing in person; don’t buy without seeing it first.
• Beware of a real estate agent or mortgage broker who has a financial interest in the transaction.
• Ask for a copy of the land title or go to a registry office and request a historical title search.
• In the offer to purchase, include the option to have the property inspected and appraised.
• When giving a deposit when purchasing a property, ensure the funds will be held “in trust” with a solicitor or a real estate agency and not directly with the seller.
• Insist on a home inspection to guard against buying a home that has been cosmetically renovated or formerly used as a grow op or meth lab.
• Ask to see receipts and permits for recent renovations.
• Consider the purchase of title insurance.
• Review and make sure you are comfortable with the terms and conditions with the mortgage commitment letter or approval.
• Review the “cost of borrowing disclosure statement” and be aware of any additional fees or charges. Ask questions if you are not sure.
• Know and understand what you are signing. If you have questions, ask. If you are not comfortable or something is not right, do not sign the documents.
• You might want to consider using your own solicitor for legal advice if you are asked to use the same lawyer as the seller.
“STRAW BUYER” SCHEME
Another term for mortgage fraud is the “straw” or “dummy” homebuyer scheme. For instance, a renter does not have a good credit rating or is selfemployed and cannot get a mortgage, or doesn’t have a sufficient down payment, so he or she cannot purchase a home. He/she or an associate approach someone else with solid credit. This person is offered a sum of money (can be as much as $10,000) to go through the motions of buying a property on the other person’s behalf – acting as a straw buyer. The person with good credit lends their name and credit rating to the person who cannot
be approved for a mortgage for his or her purchase of a home. Other types of criminal activity often dovetail with mortgage fraud or title fraud. For example, people who run “grow ops” or meth labs may use these forms of fraud to “purchase” their properties.
FOLLOW YOUR INSTINCTS
It’s important to remember that if something doesn’t seem right, it usually isn’t. Always follow your instincts when it comes to red flags during the homebuying and mortgage processes.
Alisa Aragon-Lloyd has been a mortgage expert for more than 11 years. She has her own company, Bridgestone Financing Pros, powered by DLC Origin Mortgages and is on the board of directors for the Homebuilder Association of Vancouver (HAVAN) and an award-winning member.
VANCOUVER – DOWNTOWN VANCOUVER
1. CLARIDGE HOUSE 498 West 41st Avenue
604-941-8305 polyhomes.com
2. GRYPHON HOUSE
6191 West Boulevard 604.620.8295 gryphonhousevancouver.com
3. WEST WIND 2620 Acadia Road 604-260-8446
5. AMBER
604-871-8600 aragon.ca/amber
6. THESIS W 49 Ave & Cambie St liveatthesis.com
7. SHIFT 35th Ave & Quebec St. aragon.ca/shift
8. THE CONSERVATORY
10. GRACE Ash & W30th gracewestside.com
11. FORM 1558 West 6th Ave formbyanthem.com
12 PARK 1698 West Georgia Street anthemproperties.com
13. GRYPHON NOVA Oak & 67th
dreams SUITE
Top tips to create a restful bedroom to promote a good night’s sleep
It’s estimated that one in two Canadian adults have trouble going to sleep or staying asleep. A staggering statistic, right? We all know that sleep plays a crucial role to support brain function and physical health. To encourage a good night’s sleep, it makes sense to create an environment that promotes a restful atmosphere.
Here are five simple and impactful ideas for creating a “dreamy” bedroom.
by TRISHA ISABEY photos TREVOR COOPER
Lighting
Approach your bedroom brightness solutions in layers. First, start with blackout blinds or curtains. They come in a wide range of styles and budgets and will reduce light exposure, tricking your circadian rhythm into producing melatonin, which sends you to sleep.
Next, ensure your ambient light is suitable for the space. This refers to general lighting and includes natural sunlight and overhead fixtures.
Now, layer in your task lighting, focusing on specific “zones” in the room, such as your bedside table. LED lighting may be something to consider in your bedroom, as it can cast different shades in a space. Blue tones have been proven to be calming, setting the scene for a tranquil nighttime routine.
Bedding
When choosing your bedding material, natural fibres are the best. Consider linen, cotton, and silk, which are superior in look and feel. For instance, linen naturally regulates your body temperature, which is ideal for both summer and winter. And single-ply cotton sheets with a thread count of 300 to 400 are simply divine. Of course, these types of sheets will cost more, but trust me, they will be worth it.
Furniture
When decorating a bedroom, I like to include a few pieces that satisfy the esthetics and the function of the space. The first is an upholstered headboard. For those who want to sit in bed to read, watch television or plug away on their laptop, an upholstered headboard offers comfort, while lending a touch of luxury to the room.
Second, furniture with storage is essential. It’s hard to fall asleep when
your room is messy or cluttered, with no space to tuck things out of sight. Choose side tables with drawers, a dresser with ample storage space, and even a bed with built-in drawers on the bottom – all these items can contribute to a neat, tidy, and restful atmosphere.
Finally, we spend one-third of our lives in our bedroom, so having a mattress specific to our sleeping and physical needs is so important. When choosing a mattress, consider what position you sleep in and the firmness you need.
Area rugs
Area rugs not only add visual interest to a space but can also help absorb sound and add much warmth underfoot. Size matters when choosing the right rug for a bedroom. A rug that measures nine by 12 ft. is ideal, leaving an eight-inch gap between the nightstand and the rug. In a smaller bedroom, an eight-by-
10-ft. rug will work, with nightstands positioned directly on the rug. Leave at least 18-in. of rug peeking out at the foot of the bed. And, as a final rug reminder, select one that you can clean easily – natural fibres work well.
Room temperature
What does design have to do with bedroom temperatures? Remember, a room that is too hot or cold is not conducive to restful sleep. The ideal temperature for sleep is about 18.3C. A cool environment can help promote zzz’s. Look around the room. That heat-throwing fireplace looks lovely but may not be the most practical.
New fireplaces on the market can vent the heat outside or, better yet, into a different room. It’s also a good idea to invest in a smart thermostat, which lets you monitor the temperature via your smart phone or computer, ensuring your bedroom stays at the perfect temperature for sleeping.
Trisha Isabey is the creative director and principal designer for award-winning Isabey Interiors. The Kelowna-based design firm has excelled for over a decade creating thoughtfully curated designs. The design team offers a diverse range of design services throughout Western Canada and nationally. Isabeyinteriors.com @isabeyinteriors @furnishbyisabey
HOT PROPERTIES
SURREY – LANGLEY – ABBOTSFORD –
MISSION
SURREY
1. PIANO 105A & City Parkway concordpiano.ca
2. PARK GEORGE 9908 King George Blvd 604-583-9866 parkgeorge.com
3. DISTRICT NW University Drive & 105 Avenue thind.ca
4. CENTURY CITY HOLLAND PARK 13583 98 Avenue centurycitysurrey.com
5. PURA 105 Ave & 132 St mypuracondo.com
6. AMAYA LIVING 106 Ave & 140 St amayaliving.ca
7. SEQUOIA 133 Street & 104 Avenue Sequoiawestvillage.ca
LANGLEY
8. ALDERGROVE TOWN CENTRE 3100 272 Street atcliving.com
9. HAYER TOWN CENTRE 76 Avenue & 200 Street 604-800-9662 hayerbuildersgroup.com
10. THE HIVE AT WILLOUGHBY 206222 80 Avenue 778-686-8572 thehivewtc.com
11. WESTBROOKE AT WILLOUGHBY 604-385-3540 foxridgehomesbc.com
12. HEATH 80 Ave & 206 St heathliving.com
ABBOTSFORD
13. THE RAIL DISTRICT 2774 Montrose Avenue 604-850-0040 raildistrict.ca
SOUTH SURREY – WHITE ROCK
1. ALTUS WHITE ROCK 1526 Finlay Street 778-294-7794 altuswhiterock.com
2. THE BOROUGHS 2070 Oak Meadows Drive 604-531-6767 theboroughs.ca
3. DOUGLAS GREEN 358 - 175A Street 778-862-8002
4. SOUTHAVEN 3300 King George Blvd. 778-551-1856 southvaven.ca
5. FOSTER MARTIN 1475 Foster St 604-531-7111 fostermartin.ca
WHETHER CASUAL OR FORMAL, YOU CAN ENTERTAIN IN STYLE
19. MOODY ON THE HILL 228 6th Street moodyonthehill.com 778-895-5533
20. THE KEARY 230 Keary Street thekearybywesgroup.ca
NEW HOME & CONDO DEVELOPMENTS
These listings are meant to offer a comprehensive overview of new home and condo developments currently being marketed throughout Metro Vancouver and the Fraser Valley.
ABBOTSFORD
Court MR
604-621-5888 Now Selling
Downtown Gate TH 604-357-1943 Coming Soon
Falcon Ridge SF 604-309-0540 From $789,000
High Street Village LR/TH highstreetvillage.ca Coming Soon
JEM LR jemliving.ca Coming Soon
McKenzie Mews TH mckenzie-mews.com Coming Soon
Montvue LR montvueliving.ca Coming Soon
Onyx at Mahogany LR 778-255-7099 Now Selling
The Peak at Mountainview TH mymountainview.ca Call
The Rail District TH raildistrict.ca Register Now
BURNABY
O2 Metrotown HR o2metrotown.com Now Selling
Azure at Southgate HR azureatsouthgate.com Now Selling
Times Square Richmond HR timessquarerichmond.ca Now Selling
Torino HR 604-303-0148 Call
Trillion DP 604-242-1193 Call
Viewstar HR 604-630-6668 Call
Williams Living TH 604-831-9966 Coming Soon
SQUAMISH/WHISTLER
Aegean Homes LR 778-558-5113 Call
Britannia Beach… ...TH… britanniabeachliving.com… Coming Soon
Finch Drive TH 778-990-1129 Register Now
Highline TH/DP 604-757-5550 Coming Soon
Redbridge MR/TH redbridgesquamish.com Coming Soon
Sea and Sky TH 604-559-7918 Call
The Lofts LR 604-815-1737 Call
SURREY
Amaya LR/TH amayaliving.ca Call
Bell Green Park TH 604-592-4151 Coming Soon
Central HR 604-498-3887 Call
Century City Holland Park HR centurycitysurrey.com Call
Central Living LR 778-883-7366 Call
District NW HR thind.ca/districtnw Coming Soon
Elwynn Green TH 778-889-7496 Coming Soon
The Park Landmark TH 604-786-0006 Coming Soon
Hepburn TH hepburntownhomes.com Register Now
Insignia LR experienceinsignia.com Coming Soon
Nova TH mortisegroup.com Call
Nora TH 604-603-6313 Call
One Central HR onecentral.ca Call
Onyx & Ivory TH www.onyxivory.ca Coming Soon
Park George HR 604-583-9866 Call
Piano HR concordpiano.ca Coming Soon
Sequoia LR sequoiawestvillage.ca Coming Soon
Silva HR silvasurrey.com Coming Soon
Unison LR 604-498-2505 Coming Soon
Woodward TH 604-831-0307 Call
VANCOUVER & AREA
DOWNTOWN
1335 Howe HR 604-689-8535 Call
Bailey LR liveatbailey.ca Register Now
Burrard Place two HR burrardplace.ca Call
Curv HR thecurv.ca Coming Soon
Eventide LR eventidethree.com Coming Soon
Landmark on Robson HR 604-566-2288 Call
Mirabel HR 604-681-8110 Call
The Pacific HR grosvenorpacific.com Call
The Thurlow HR downtownabovebeach.com Coming Soon
Thesis LR liveatthesis.com Register Now
Vancouver House HR 604-893-8958 Call
EAST SIDE
2250 Garden Drive LR 2250gardendrive.com. Coming Soon
Ace one the Drive LR togetheronthedrive.ca. Coming Soon
Assembly LR assemblystrathcona.com Coming Soon
Brock House TH/SF 778-388-8682 Call
Clive at Collingwood LR cliveliving.com Coming Soon
Focal LR 604-563-6777 Coming Soon
Frame HR liveatframe.com Coming Soon
Francis TH 604-330-8848 Call
Graphia LR grafia.porte.ca Coming Soon
Linx LR 604-394-2602 Coming Soon
Paragon LR 604-688-5566 Coming Soon
River District Ardea HR wesgroup.ca/ardea Coming Soon
The Saint George TH the saintgeorge.ca Now Selling Shift LR aragon.ca/shift By Appointment
Templeton TH templetonliving.ca Now Selling
Triumph TH 604-563-6200 Call
The Windsor HR thewindsorliving.com Now Selling V on E49 LR 778-751-8930. Coming Soon
WEST SIDE
2030 Barclay HR 604-534-2020
Coming Soon
5656 Balaclava LR 5656balaclava.ca Now Selling
99 West MR 604-620-8600 From $528,800
Amber LR/TH 604-871-8600 By Appointment
Arbutus LR 604-307-0607 Call
Autograph LR autographliving.ca Coming Soon
Ava LR 604-736-0050 Coming Soon
Carven LR kerrisdalebykenstone.com Coming Soon
Chelsea by Cressey MR 604-805-1804 Now Selling
Claridge House HR 604-941-8305 Call
CURV HR thecurv.ca Register Now
Dunbar at 39th LR wesgroup.ca/dunbar Call
Eila on W49 TH 604-558-5848 Call
Form HR Anthemproperties.com Coming Soon
Grace TH gracewestside.com Register Now
Gryphon House MR 604-620-8295 Call
Gryphon Nova MR 604-620-8295 Call
Heather and Seventeenth LR Liveheather17.com Call
Heritage on Cypress & Second SF 778-729-0898 Call
Italia HR italiabysolterra.ca Coming Soon
Ivy on the Park HR 604-225-0117 Call
Just West TH 604-734-8883 Call
Kitsilano Block LR kitsilanoblock.com Coming Soon
Legacy on Dunbar LR 604-990-8800 Call
Lilibet LR 604-879-0030 Coming Soon
Oak +52 TH 604-828-7352 Coming Soon
Oku 64 Oak LR okuliving.com Coming Soon
Ortus LR ortusliving.com Coming Soon
NOTE: Pricing is subject to change; please contact the specific development for more up to date
Park HR anthemproperties.com Coming Soon
Park Grand TH 778-999-2552 Coming Soon
Perron GH/TH 604-603-8889 From low $800’s
Pinnacle On the Park at False Creek HR 604-874-8368 Call
Primrose TH PrimroseVancouver.com Coming Soon
Pure LR purewest49.com Call
Rowe TH 604-299-1363 Comimg Soon
Rowen W47 TH rowen47.ca Call
Savannah HT liveatsavannah.ca Coming Soon
Savoy LR savoycambie.com Coming Soon
Sixteen & Burrard TH/DU 778-729-0898 Call
TESORO HR tesorobyconcert.com Now Selling
The Conservatory CH/HR 604-821-8291 Now Selling
The Kirkland LR 604-415-2908 Call
The Regent TH 604-273-1313 Call
Voyce LR voyce.ca Call
West 4th & Trimble SF 778-729-0898 Now Selling
W63 Mansion LR 63mansion.com Coming Soon
W68 HR w68.ca Coming Soon
West Boulevard DU 778-729-0898 Call
Westbury in Arbutus Ridge TH 604-620-8295 Call
West Oak LR/TH 778-716-6888 Now Selling
West Wind at Lelem HR 604-260-8446 Register Now
Winston South Oak LR 604-809-6233 Call
Wordsworth HR 604-882-0098 Register Now
Yukon Residences TH 604-558-5850 Call
WEST VANCOUVER
Bellevue by Cressey HR/TH 604-290-2626 From $4.4M
Evelyn TH 604-922-0330 Call
Executive on the Park LR 604-926-2398 Call
Galleries on the Bay LR 604-836-7355 From $490,000
Hawksley LR liveathawksley.com Now Selling
The Sentinel HR 604-926-9260 Call
Wildwood TH liveatwildwood.com Now Selling
WHITE
ROCK/SOUTH SURREY
Altus LR 778-294-7794 Call
The Boroughs TH theboroughs.ca Now Selling
Douglas Green TH douglasgreenliving.com Coming Soon
Elisa TH elisaliving.ca Coming Soon
Horizon TH 604-441-8789 Coming Soon
Kendrick SF kendrickbymarathon.com Register Now
King & Crescent LR 604-560-0272 Call
Miramar Village HR 604-542-8882 Call
Monaco HR liveatmonaco.ca Call
The Loop TH gramercy.ca/home/the-loop Coming Soon
The Oak TH 604-360-0789 Call
Soleil HR soleilwhiterock.com Call
Southaven TH 604-377-1078 Call
South Village TH 604-910-9919 Call
OUT OF TOWN PROPERTIES
KELOWNA
Caban .LR/TH cabanbycressey.com Now Selling
ELLA HR 778-215-6788 From $679,900
Waterscapes HR 250-763-8313 Call
LANGFORD
The Scene HR livethescene.ca Register Now
A BURQUITLAM FIRST FROM AN EXTRAORDINARY DEVELOPER.
Studio to Three-bedroom Residences Available to Own This Spring.
SHAPING BURQUITLAM’S NEWEST COMMUNITY.
Something extraordinary is forming in Metro Vancouver – a new masterplan community by Intracorp, defined not just by its scale, or energy but by its feature-rich organic design. Steps to the SkyTrain station and a collage of everyday conveniences, Gardena is rising within the urban centre of Burquitlam in the emerging neighbourhood of Oakdale.
Discover Layers of Culture
Bordering the forests of Burnaby Mountain, the Oakdale neighbourhood is both intimate and wide open – where you can get downtown, or get away and feel like you’re in the centre of something special. It is here that Gardena will provide access to a lifestyle immersed in nature, iconic to the Pacific Northwest.
“People go for hikes, they want to go to the beach, they want to get outside–and as we move
into the urban environment people still desire those spaces.”
– Peter Kreuk, Owner of Durante Kreuk Landscape Architecture Firm
Design-driven Amenities & Residences
Attuned to this human desire for renewal in the great outdoors, Intracorp and their team have mirrored that experience inside the design of the community itself. An impressive collection of over 25,000 SF of amenities at Gardena will push the boundaries of their design, setting new standards for high-rise living.
Lush flowers and foliage grow five-storeys high in a secret garden; views of Mount Baker frame a rooftop movie theatre under the stars; a roaring fire shines upon the hot & cold therapy options of an outdoor spa. Residents are encouraged to explore new potential rituals at Gardena, available for their own personal wellness.
Building the Extraordinary Intracorp’s reputation for delivering on their promise of quality, time and again, has earned the trust of thousands of homeowners–a trust that begins the moment a home is found, and continues beyond the day keys are handed over.
“We’re
obsessed with delivering the best buildings, best designs, and best features to our homeowners; it’s become a part of our legacy,”
– Evan Allegretto, President of Intracorp
Abiding by a Philosophy of Design, Intracorp focuses on delivering timeless communities; this is apparent in the functional floorplans, design-driven interiors, and thoughtful amenity programming. But the heart of each community is really an intentional alignment with homeowner needs and the local context. “It’s our single, cohesive vision that makes it possible to build something this special,” says Evan Allegretto, President of Intracorp, “The result is a living breathing community all its own.”
The first collection of homes at Gardena will include 377 studio to three-bedrooms, available to own this spring.
