Builders Annual-Lower Mainland - 2015

A COMPREHENSIVE GUIDE TO BC’S BUILDERS, DEVELOPERS AND COMMUNITIES

HIGHLIGHTING THE TOP

builders & developers across Metro Vancouver

Metro Vancouver’s MASTER-PLANNED COMMUNITIES KEY MARKET DRIVERS in the New Residential Industry

MOSAIC Homes BEAUTY, QUALITY, AND INNOVATION

JAMES WALK

M

OSAIC Homes’ core philosophy is simple: design and build homes that are beautiful to look at, effortless to live in and have a timeless quality that meets the needs of a diverse range of homeowners.

“People are often astonished by the sheer depth and breadth of our expertise and experience in the residential building industry,” says Geoff Duyker. “During the 13 years we’ve been in business, we’ve done everything from million dollar, luxury condominiums on Vancouver’s Westside to starter townhomes in Langley. But no matter what size or location, we always sweat the small stuff because it’s the small details that make the difference between good and great. Our commitment is to bring thoughtful, urbane design to the cities and neighbourhoods where we build — wherever those neighbourhoods are located.”

Creating Connections A highlight in the company’s expanding portfolio is FREMONT in Port Coquitlam. Located on 20 acres adjacent to Pitt River, this spectacular master-planned community will ultimately be home to more than 650 families and will include a village-style retail centre as well as a 13-acre, municipal park reserve. The contemporary Saltbox-style architecture is defined by dark-brick and shingle facades and multiple window forms which give the homes dimension, depth and lots of natural light.

“Two years ago, this was all dirt,” Geoff says, his gesture taking in the now tree-lined streetscapes and engaging mix of rowhomes and lowrise apartment residences. “Now on any sunny day you’ll see people out walking, or moms and dads pushing strollers as they head out for groceries. There’s a genuine sense of place emerging.” A bonus, he adds, is FREMONT’s proximity to the

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2015 Builder & Developer Annual

much-loved Traboulay Trail — a 25-kilometre loop that encircles Port Coquitlam via the Fraser River.

“Th is community’s sales success has been unprecedented, and it continues to be the most popular development in the Tri Cities,” he says. “Every time we offer a new release of homes we have people lining up so they can be fi rst to buy. That just doesn’t happen anywhere else.”

Communities in the Making After last year’s rapid sell out at CAMBRIA, their second lowrise along the Cambie Corridor, MOSAIC is about to launch two new communities in this up-and-coming neighbourhood.

“CAMBRIA PARK will be built at Cambie and 54th, literally just down the street,” Geoff says. “And we will be unveiling the presentation centre for JAMES WALK in a matter of weeks — 48 white brick apartments with contemporary elements located beside Queen Elizabeth Park. This entire

neighbourhood is regenerating and we’re excited to be part of it.”

In Langley, YORK is attracting attention from first time buyers and young, growing families looking for exceptional bang for their homebuyer dollar. Now over 50 per cent sold, these entry level townhomes have an inviting character that’s enhanced by gently curved pathways, pergolas, and open concept floorplans with plenty of storage for the recreational gear that’s important to this active, outdoororiented demographic. No wonder Geoff says this has been the fastest selling townhome project in the Willoughby neighbourhood.

Looking Ahead Never a company to rest on past successes though, MOSAIC already has a diverse array of new projects in the pipeline: a townhome development at Yukon and King Edward in Vancouver, MORGAN, a collection of Georgian rowhomes coming soon to the Morgan Heights area of South Surrey, and a purely commercial property at Fraser and Kingsway.

Homebuyers are also already getting excited about CLAYTON MARKET, an innovative twist on the increasingly popular mixed-use style of master-planned communities coming to 192nd Street and Fraser Highway. “Rather than build homes above the designer-built retail component, we are going to build them beside it,” Geoff says.

“When mixed-use is done well, the retail becomes part of the neighbourhood’s overall amenities — lively, dynamic and highly walkable. As city densities go up, this interconnectivity is more and more important because people want to be able to walk to things like the grocer or the coffee shop.”

CAMBRIA

WE ALWAYS SWEAT THE SMALL STUFF BECAUSE IT’S THE SMALL DETAILS THAT MAKE THE DIFFERENCE BETWEEN GOOD AND GREAT.

Geoff Duyker

YORK

Staying the Course “As we grow, the MOSAIC team will always stay true to our core philosophy,” Geoff stresses. “Well-designed homes in amazing neighbourhoods. Homes that create a sense of calmness and tranquility the moment you step inside. Homes that are simply built right.

Information about all MOSAIC communities can be found at mosaichomes.com.

2015 Builder & Developer Annual

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Editor’s Note

B

So many choices

We have the expert advice you need to make your most informed home-buying decisions.

uying a home is exciting, but can also be nervewracking due to the amount of decision-making that needs to happen and the amount of committment you’re taking on. In this issue of the Metro Vancouver Builder’s Annual we have expert advice to help you make the best choice, so you can enjoy your new home and investment feeling safe and secure.

When choosing where and how you want to live, it’s useful to make a list of your priorities. For the many people who commute to work, a location close to rapid transit is a huge bonus, and as a result, many developers are building new communities right along future and existing SkyTrain routes.

Another trend in housing is the development of walkable communities, built around a social and retail hub, where residents can meet up, do their shopping and have a meal without ever getting in their cars. These building trends are good for our health and well-being, as well as the health of the environment.

With urban development in the city becoming more and more friendly for families, having a baby doesn’t necessarily mean you have to move out to the suburbs. New schools, daycares, and playgrounds are being built right in the heart of Vancouver, and some are even built right into new developments, which means some lucky parents may be able to drop their little ones at preschool without changing out of their slippers. Families who want a little more space have many beautiful options in burgeoning communities in places like Burquitlam, Langley and South Surrey, where many developments are surrounded by or have embraced the natural trees, streams and greenspace that make country living so refreshing.

Metro Vancouver’s builders and developers are a big part of why this is such a desirable place to live. With so many quality options for buyers of every taste and lifestyle, you’re sure to find your Home Sweet Home, just remember to do your home sweet homework, starting right here.

Happy home hunting!

Stephanie MacDonald, editor Yellow Pages NextHome Stephanie.MacDonald@ypnexthome.ca

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2015 Builder & Developer Annual

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2015 table of contents 12 16

38 04 08

20

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Editor’s Note Metro Vancouver Housing Market Update There’s a perfect new home for every stage of your life in Metro Vancouver

by Michelle Hopkins The Institutions that Make Our Industry Learn about all the organizations that work to support and celebrate our thriving building industry

by Susan M Boyce What Exactly is a “Master-planned Community”?

Why these communities are where more and more people want to live, and where you can find one

by Michelle Hopkins

30

Five Key Market Drivers W. Scott Brown explains the market drivers that propel the Metro Vancouver housing market

by W. Scott Brown

36

Metro Vancouver Unaffordability: Truth or Myth The reality of the situation is not as grim as some would have you believe

by Kris Grasty

40

44

Going for the Gold: 2015 BC’s building awards are where builders, renovators, designers, and marketers get to strut their stuff

by Susan M Boyce The Benefits of Downsizing What are your options when you want a lock-and-go lifestyle?

by Michelle Hopkins

48

Thinking About Investing?

The Metro Vancouver marketplace is a safe bet

by Cameron McNeill

52

Correction? What Correction?

Why the dire predictions don’t hold much water in our market

by Peter Kinch

54

Metro Vancouver’s Housing and Transportation Report Recommendations about what the future looks like for our region and how we can plan for it

by Michelle Hopkins

58 GVHBA Smart Tips: What

does “Green” even Mean?

Some important terminology when you’re talking sustainability

by Bob de Wit

A COMPREHENSIVE GUIDE TO BC’S BUILDERS, DEVELOPERS AND COMMUNITIES

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill

EDITOR-IN-CHIEF/DIRECTOR OF CONTENT

Susan Legge

42

DIRECTOR OF SALES, CANADA

Moe Lalani

ART DIRECTOR

Megan Pike EDITOR

Stephanie MacDonald ACCOUNT EXECUTIVES

David Bird 604.319.7102 Brenda Everitt 604.319.7103 SALES CO-ORDINATOR

Justin Salvador

MANAGER OF PRODUCTION

Bala Gnanapandithan GRAPHIC DESIGNERS

Viosa Barileva, Hannah Yarkony PRODUCTION CO-ORDINATOR

Hannah Yarkony

56 BUILDERS’ INDEX

02 MOSAIC HOMES

42 INTRACORP

12 BOFFO DEVELOPMENTS

46 QUEST MARKETING

Bringing thoughtful, urbane design to Metro Vancouver’s best cities and neighbourhoods.

Building spacious, exquisitely-appointed homes for discerning buyers.

Building extraordinary communities in exceptional neighbourhoods.

Marketing expertise with honesty and integrity.

16 SUNMARK

50 WOODBRIDGE PROPERTIES

18 VESTA PROPERTIES

56 WESGROUP

Building no-compromise homes in the best Surrey and Langley neighbourhoods.

Building visionary master-planned communities in British Columbia and Alberta.

22 PORTRAIT HOMES

Creating long-term relationships as well as award-winning communities.

28 FORGE PROPERTIES

Proud to be part of building the exceptional White Rock community.

34 CONCERT

A proud legacy of excellence.

38 DREAMSTAR

A second-generation, family builder in Surrey and Langley.

Driven by the desire to build strong partnerships and incredible homes.

Wesgroup’s diverse portfolio includes single-family, townhomes, condominiums and some of the country’s most cutting edge master-planned communities.

2015 Vancouver Home Builders’ Annual

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COPYRIGHT 2015 covers the contents of this publication and prevents reproduction in whole or in part: offenders will be prosecuted. We reserve the right to refuse any advertising, to make changes or edit advertising as necessary. Care will be taken to ensure copy accuracy but no warranty is implied or given by the publisher. The views and data expressed by columnists do not necessarily represent those of the publication.

TERMS Advertisers, Editorial Content and 2015 Vancouver Builder and Developer Annual are not responsible for typographical errors, mistakes or misprints. All prices are correct as of press time and are subject to change without notice. E. & O. E. Published by

Housing Outlook

RosemaryGate - Woodbridge

2015 HOUSING REPORT:

The outlook is positive

Is there a silver lining to housing in Metro Vancouver?

by MICHELLE HOPKINS

JEFFREY AND LEAH, BOTH PROFESSIONALS in their late twenties,

are ready to purchase a home. Like most Millennial couples, they asked their parents to help them with their down payment. In addition, they have been pre-approved for $600,000. However, both are adamant they want to stay in their neighbourhood -Yaletown.

“We sold one of our cars because we can literally walk everywhere … to work, to our friends’ homes, and we are centrally located to our parents in Richmond and North Vancouver,” says Jeffrey, who works in the high tech industry. “Everything we want is here.”

However, they are realistic. They know $600,000 won’t buy them more than a condominium in their pricey neighbourhood. They also don’t want to spend more than 30 per cent of their income on housing costs.

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2015 Builder & Developer Annual

BlackberryWalk - Woodbridge

According to a newly released report, RE/MAX 2015 Spring Market Trends Report, Jeffrey and Leah are typical of what most Millennials in Metro Vancouver are facing this year – that a condominium in Metro Vancouver is probably their most affordable option.

“We are seeing many Millennials and first-time buyers still looking or hoping for that dream of the white picket fence but they don’t want to go far out to get it,” says Cory Raven, manager of RE/ MAX Select Realty. “Their prime wants are walkability and how close they are to transit and urban amenities.”

The report also highlights that young, first-time buyers find themselves competing over the low supply of singlefamily homes. They also find themselves contending with downsizers and investors with more disposable income to outbid them.

That’s because those cohorts can afford the average residential sale price in Vancouver for a detached home, which at the end of the first quarter grew by seven per cent, rising to $874,869.

“The fact that prices have already gone up by seven per cent in the first quarter was a surprise to us,” adds Raven. “We had projected a three per cent increase for the year.”

Meanwhile, multi-family home buyers are attracted to more than just affordability.

Buyers, especially Millennials (born between 1977 and 1994), are attracted to a more urban, car-free lifestyle in the heart of the city.

In the heart of Vancouver, condominium inventory is low, although higher than family homes. “However, outside of the downtown core, there are many condominium developments in various stages of completion,” adds Raven.

The report went on to add that Vancouver remains a seller’s market because of strong demand coupled with low interest rates, which continue to fuel price gains and sales activity. Sales increased 31 per cent in the first quarter of the year compared to last year at this time. Detached homes were the most popular - attracting multiple offers - followed by condominiums.

Offshore Asian buyers continue to drive demand and the low Canadian dollar only fuels that desire. “We found somewhere between 14 to 28 per cent of buyers are not Canadian citizens, and of that number most are from Mainland China,” says

Niche Trellis - RearYards Woodbridge

Milner Heights - Langley VESTA 2015 Builder & Developer Annual

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Raven, adding a new trend is emerging – a small increase in U.S. buyers.

The report also found that everyone from first-time, move-up, upper-end and investors are in the market. In addition, it found that laneway houses and alternative housing sales are still going strong and will “continue to do so through 2015.”

“Having said that, we do need more options for different types of diverse housing to create vibrant and more affordable neighbourhoods,” adds Raven.

Anne McMullin, president and CEO Urban Development Institute of Vancouver, concurs with Raven and adds: “Housing demands continue to be focused near urban amenities and transit … convenience and a sense of community are equally important to home buyers, especially for first-time buyers and Millenials.”

She went on to say that new and resale of multi-family homes in desirable urban centres, such as Lonsdale Quay, Surrey City Centre and downtown Vancouver, are strong. “ We will continue to see purpose-built rentals for the 25 to 34 cohort and a strong market for two and three bedroom townhomes for downsizers,” says McMullin. “We are also seeing many different types of housing – rowhomes, laneway homes, microhomes – as developers have to become more and more creative.”

MILLENIALS CONTINUE TO REDEFINE HOUSING NEEDS: “Millenials are looking for smaller spaces, notably condominiums, tastefully appointed, centrally located, close to transit or for walking around,” says Geoff Duyker, vice president MOSAIC Homes. “This group has entirely different expectations form their parents.”

MOSAIC’s Cambria at Cambie and West 50th, sold out partly due to Millenials who love its location, minutes by the Canada Line to the downtown core. “Many in this group bought apartments at Cambria without a parking stall because most don’t see the need to own a car anymore,” adds Duyker.

Woodbridge Homes’s Tucker McClean, sales manager at Surrey’s Blackberry Walk, says Millenials are also 10

2015 Builder & Developer Annual

One44 in Surrey, VESTA properties

driving sales at its newest townhome project, Blackberry Walk “Our focus was to convey the “Get More” philosophy, which caters well to the ‘want it all’ characteristic of Millennials. This cohort wants beautiful, stylish, affordably priced homes, and if it’s built to last, it usually is the deciding factor,” he adds. “Our success at projects like Blackberry Walk, Niche and Abbey Road has reinforced our decision to choose build our up and coming townhomes with the ‘get more’ philosophy.”

It also seems this year, according to McLean and many other developers, that buyers prefer a simple amenity building, as most would rather lower strata fees. A workout space or gym is still an attractive feature though.

At Vesta Properties, its senior vice president, Dennis Wiemken, agrees. In its communities, homeowners prefer natural amenities like parkways and green space instead of more traditional community amenities such as a full-fledged entertainment centres or pools. “Our homeowners prefer having lower, more stable maintenance fees instead of luxurious amenities,” he adds.

BABY BOOMERS UPSIZING INTO THE LUXURY MARKET: By contrast, well-heeled Baby

Boomers tend to look for luxury finishes in a new home. “Many boomers are selling their large homes and buying new, luxury ones while handing money to their Millenial children to get into the market,” says Raven.

Baby Boomers might be trading their large family home for a smaller condo or townhome, however, they certainly aren’t downsizing comfort – in fact, they are likely to upsize in lavishness. It certainly is what Sunmark Developments Ltd. vice president Sanveer Shoker is seeing at its newest projects.

At Sunmark’s Keaton in Langley, the bulk of buyers are mainly move-up buyers or downsizers looking for sophisticated interiors. “Move-up buyers are coming from condos or smaller townhomes,” says Shoker. “Downsizers are from all over the region, who have sold their family home, are looking for a lock and go lifestyle.”

Shoker went on to say: “With the highly competitive market in Langley, we

MILLENIALS ARE LOOKING FOR SMALLER SPACES, NOTABLY CONDOMINIUMS, TASTEFULLY APPOINTED, CENTRALLY LOCATED, CLOSE TO TRANSIT OR FOR WALKING AROUND. Pennyfarthing’s Bennington House

designed the homes to offer the biggest townhomes with added features such as our large side by side garage homes with four bedrooms for growing families, all available at affordable pricing.”

With MOSAIC’s James Walk, the builder targeted the mature buyers looking for larger apartments. “It’s geared towards the buyer who lives in the neighbourhood, close to Queen Elizabeth Park, and wants to stay,” adds Duyker.

Sunmark Keaton property

A BOOM IN TRANSIT DEVELOPMENTS:

This isn’t a new idea in 2015 but it certainly is leading the way today and will continue to do so in the foreseeable future, says McMullin.

At Vesta Properties, Wiemken is finding a lot of demand for projects close to transit. “We have found in our communities that having accessible transit is almost equally important as having ample parking and accessibility to highways and freeways,” he adds. “Our buyers are interested in having options, whether it be commuting to work via public transit or braving the Lower Mainland traffic with a drive.”

2015 Builder & Developer Annual

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Boffo Developments Ltd BC’S BOUTIQUE HOME BUILDER™

BUILDING A LEGACY Creative, innovative and committed to setting higher standards, there is nothing the Boffo team enjoys more than a new challenge. After 42 years of delivering more than 4,000 homes throughout Metro Vancouver, they are proud to be known as leaders in the development industry and as an award-winning company with vision and a deep-rooted passion for what they do.

Karen West, director of marketing and sales, says that it is the company’s commitment to providing exquisitely appointed, larger homes that makes Boffo stand out among the competition.

“Rather than attempt to appeal to as many people as possible, we focus on the property-savvy purchaser who knows exactly what they want and has no intention of compromising on quality or luxury. We obsess about every last detail to create homes that are just what we’d build for ourselves.”

The results are impressive. Karen notes that resales tend to be infrequent in a Boffo building, and that several buildings have a waiting list of hopeful buyers ready to jump at the first opportunity. “We often hear people say that even years after they’ve moved in, they still love their home every bit as much as they did on the day they took possession.”

Boffo’s list of accolades is substantial and includes recognition at the municipal, provincial, and national levels.

But it is the appropriately named “Jewel” residences in Metrotown that is the project Karen is particularly proud of. In addition to taking home gold in the Best Highrise category at both the Greater Vancouver Home Builders’ Association Ovation Awards and the National SAM Awards, Jewel was a three-time finalist in the provincial Georgie Awards and received a UDI Award of Excellence for Best Suburban Highrise.

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2015 Builder & Developer Annual

Jewel I & II

Tramonto

A REPEAT HOME PURCHASE IS THE ULTIMATE COMPLIMENT AND GREATEST TESTIMONIAL THAT WE AS A DEVELOPER CAN RECEIVE FROM OUR CUSTOMERS. Karen West CELEBRATING STARTS AND FINISHES Over the next twelve months, there is plenty of activity on Boffo’s horizon. The second building of Adagio is fully framed and construction is moving very quickly towards completion, targeted for the end of the year. Homeowners have occupied the almost sold-out first building. The 102-home, lowrise condominium project marks Boffo’s much anticipated return to South Surrey after the award-winning “Sereno” townhouse community. “People appreciate the quality and long term value they’ve found here,” Karen says.

Artemisia marked Boffo’s debut into the downtown Vancouver market upon its completion last year. Designed

Adagio II

for city buyers on the quest for a one-of-a-kind home, this six-storey concrete and glass midrise features a complex interweaving of textures, finishes, and styles.

The building features dramatic black-and-white floral mosaic tiles that flow through the hallway and out to the building entrance and sidewalk—often admired and photographed by passersby.

Boffo has more projects in the pipeline for downtown Vancouver as well. “We will be introducing a magnificent highrise at Smithe and Cambie within the year, and another Yaletown location at a later date. So stay tuned...”

Adagio I

Firma 2015 Builder & Developer Annual

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Boffo Developments Ltd BC’S BOUTIQUE HOME BUILDER™ Modello

Modello porte cochere

In Burnaby’s Metrotown, Karen says that Boffo’s Modello has set another benchmark for luxury condominium living. Buyers have responded to the exceptional quality with over 75 per cent of the 165 homes now sold. Located at Beresford and Willingdon, this 40-floor tower wowed purchasers with its exquisitely appointed homes, five-star hotel-style amenities and geothermal heating and cooling. One early purchaser sums up her decision this way: “I saw the Jewel project just up the road. I should have bought right away, but I waited too long to make a decision.

I’m definitely not missing out this time.” To date, Boffo has also seen 15 Jewel homeowner/residents who have purchased at Modello.

“A repeat home purchase is the ultimate compliment and greatest testimonial that we as a developer can receive from our customers,” Karen says.

“Modello also marks the gateway to the City of Burnaby’s new Beresford Art Walk, so it will create a whole new focal point for the neighbourhood’s entire arts community,” Karen says. “The City has some really progressive plans in store for the Metrotown/Central Park area — and we’re excited that Modello is an integral part of it.”

This project marks Boffo’s sixth collaboration with Chris Dikeakos Architects. Construction at Modello is underway with completion slated for the end of 2016.

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2015 Builder & Developer Annual

BUILT FOR REAL PEOPLE “We build all our homes as though we are building them for ourselves — real people who want to live in and love their homes for many years,” Karen stresses. “At Boffo, our goal is to make the entire home purchasing experience, every brand interaction — from the first time a buyer walks into the sales centre to the day they get their keys — to be the best it can possibly be. It’s all part of being BC’s Boutique Home Builder.”

For more information, visit Boffo.ca

Modello residence lounge

Artemisia

2015 Builder & Developer Annual

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Sunmark Developments DESIGNED FOR YOUR LIFESTYLE

OUR GOAL IS TO REPLICATE THE EXPERIENCE OF SINGLEFAMILY LIVING IN A TOWNHOME ENVIRONMENT.

Enclave at Boundary Park won the hearts of buyers in Surrey’s Panorama neighbourhood.

I

t’s been a busy year for Surrey-based Sunmark Developments. Hot on the heels of Enclave at Boundary Park’s successful sell out, 2014 saw all homes in the initial phase at Keaton Townhomes in Langley snapped up within a few short months. The final homes at Uptown, a collection of 156 townhomes in the Clayton neighbourhood, are now ready for move in and a distinct sense of neighbourhood has already evolved. Plans are well underway for another 200-home community in Langley and Sanveer Shoker, vice president, says he’s already eyeing properties in South Surrey, Surrey and Langley.

Proud to be a second generation builder, Sanveer says Sunmark’s success and rapid growth in the multi-family marketplace is founded on the simple principle his father introduced him to some 35 years ago. “We build spacious, no-compromise homes in neighbourhoods where people want to live — neighbourhoods that are close to all the amenities today’s active families enjoy.

We listen when people tell us what they want in a home and then incorporate those desires into the design of our homes.”

Community Connection Choosing the right neighbourhoods is the first step in the development of every Sunmark community. “We actively seek out areas that are on the cusp of change,” Sanveer says. By being one of the first developers in an emerging neighbourhood, he explains that Sunmark is able to build more affordable homes that offer above-average potential to increase in value as surrounding developments and services arrive.

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2015 Builder & Developer Annual

Sanveer Shoker

“When we’re looking for new sites, I always ask myself are there shopping and services nearby, will families have easy access to good schools and parks, and is the area safe?” Sanveer notes.

“In other words, could I see myself living here?”

Once a neighbourhood passes this basic litmus test, the Sunmark design team gets to work. “Our goal is to replicate the experience of single-family living in a townhome environment,” Sanveer says. “That’s why we’ve always incorporated features like open concept plans with large kitchens, master bedrooms that include an ensuite with room for two people, and lots of big, bright windows. Young families have room to grow and downsizers don’t feel they’re sacrificing the space they’re used to in their single-family house in order to get a lock’n’go lifestyle.”

Bedroom fit for a princess at Uptown in Surrey.

Designed to live large, Keaton homes are extra wide and extra sunny.

Keaton is ideally located across the street from a new elementary school and steps from parks and green spaces.

What You See is What You Get WYSIWYG — what you see is what you get — is yet another signature feature at every Sunmark development.

“When people fall in love with what they see in our showhomes, we want them to know it’s not going to cost extra to have those features and finishings in the home they move into,” Sanveer stresses. “That’s the real benefit of WYSIWYG. Yes, sometimes it costs us extra, but it’s just the way we believe in doing things.”

tradespeople who have worked with us since my father opened the company in the early 1980s, and one of our site supervisors, Joe Carnovale, has been with us for almost 30 years. We’re proud to be more than a developer, we’re neighbours in the communities we build.”

For more information about Sunmark and any of their communities, visit sunmarkdevelopments.com.

Looking Ahead Looking to 2015, Sanveer says the company’s focus will remain squarely on the Surrey/Langley area where he was born and intends to raise his own family. “I was born in Surrey and almost everyone in our company not only lives in Surrey, but lives in a Sunmark community. We have 2015 Builder & Developer Annual

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Vesta Properties VALUE IN DESIGN

Vesta Collection Streetscape

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t was a quiet beginning in 1989 when Vesta Properties began building subdivisions of five or six single-family houses. Today, the Langley-based company builds more than 300 homes every year and specializes in master-planned communities that average 500-plus dwellings. More than 3,500 families in 40 award-winning communities throughout British Columbia and Alberta are proud to say they own a Vesta home, which to this dedicated team is worth far more than the many awards the company has garnered over the years.

“Building large communities can be difficult,” Kent Sillars, president, acknowledges. “The financing and capital costs are challenging, and land assembly is often complicated. At Milner Heights, for example, we had to acquire 26 different parcels of land before we could put a shovel in the ground.”

Still, it’s a challenge he loves. “Large scale projects are exciting because an integrated community typically creates more opportunity to step outside the design box,” he says with an irrepressible enthusiasm. “When you’re building roads, parks, schools, even office and retail, in addition to housing, you have to find flexible, innovative solutions to optimize land use.”

Concept to Completion “From day one, Vesta has always been an integrated developer/builder,” Kent says. “In BC it’s rare for a company to do both as well as handle the marketing and sales: in Alberta, it’s virtually unheard of. We do it because by handling every facet we are able to maintain the superior level of quality that’s one of the ways we differentiate ourselves in the market.”

Kent believes great neighbourhoods start with the great locations. “We spend a significant amount of time searching for and securing only sites that will meet our high standards. Then we build intelligently planned, quality homes designed specifically to meet needs of our target buyers at very compelling price points. Ultimately this creates superior value in the market

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2015 Builder & Developer Annual

Vesta Collection Interior

and a solid investment choice for our homeowners.”

Progress is monitored every step of the way via Vesta’s computerized system. “Every piece of information, every detail and number is instantly accessible to all members of the team via phone, laptop, or iPad — which gives us exceptional transparency and quality control,” says Greg Freisen, construction manager. “For example, I know immediately if there’s a delay in material delivery so I can plan around it. When a homeowner does their walk-through, I get the list of deficiencies within minutes, meaning I can organize the appropriate people to take care of everything right away. And that benefits everyone, but the customer most of all.”

Communities for Your Lifestyle Vesta currently has three Lower Mainland communities underway or in planning. One44 in Surrey’s Panorama neighbourhood is nearing completion, with over 80 per cent of the homes sold and many homeowners already moved

One44 Interior

in. The lush setting, extensive outdoor amenities, and 4,500-square-foot clubhouse that’s tucked neatly between soaring evergreens continue to wow buyers and create an appealing, alpine-type ambiance that’s as popular among downsizers as young families.

Known for its innovative “Green Streets,” Milner Heights is a 26-acre master planned community in Langley that was named BC’s Residential Community of the Year in 2011 and is now preparing to launch a new phase of 119 townhomes bordering an environmental reserve on the easternmost section of the property.

And at 200th Street between 82nd Avenue and 84th in Langley, Vesta will soon introduce a new, $400 million community that will ultimately bring 1,100 homes as well as new commercial and approximately 25,000 square feet of village-style retail to the Willoughby area. Phase one is anticipated to begin construction next year.

In Airdrie, Alberta, development continues at Williamstown, a 160-acre neighbourhood that’s single-handedly redefining master-planned communities in the Alberta marketplace. Offering an unprecedented five distinct housing types, the community is already home to over 1,000 families. “Williamstown was the first time anyone had applied BC design principles to the Alberta market,” Kent says.

Now selling in the same area is The Vesta Collection at Cooper’s Crossing —single-family houses, exclusive duplex-style homes, as well as estate homes. This upscale and prestigious community is destined to be Airdrie’s landmark neighbourhood and will showcase Vesta’s trademark design strategy — an optimal balance of efficiency, practicality and sheer good looks.

One44 Streetscape

Williamstown Streetscape

Celebrating Excellence “Diversifying into another province created excellent synergy and enhanced our creative process,” Kent says. “Vesta is one of very few companies to build master-planned, low-density neighbourhoods with all types of homes — single-family, rowhomes, and townhomes — in both BC and Alberta,” Kent says. “It’s a source of enormous pride to be able to see these large communities outsell our competitors and then evolve into places with unique character and ambiance. And it’s a great moral builder within our company which is part of the reason many of our staff have been with us for years.”

For more information on all Vesta communities visit vestaproperties.com.

2015 Builder & Developer Annual

19

Feature

CELEBRATING THE

HOME ASSOCIATIONS and ORGANIZATIONS you need to know

by SUSAN M BOYCE FOR MOST CANADIANS, OWNING THEIR HOME is the

quintessential dream and an unparalleled mark of achievement, satisfaction and security. It’s also the largest single investment most individuals will make in their future, so knowing where to know where to turn for sound advice is crucial.

If you’re wondering were to look, here’s a quick, convenient reference to all things housing related in the BC marketplace.

GREATER VANCOUVER HOME BUILDERS’ ASSOCIATION For Short: GVHBA On the Web: gvhba.org

Whether you’re in the market for a brand new home or considering a renovation on the home you already know and love, GVHBA should be at the top of your “Must Visit” list of websites. Here’s where you’ll find a wealth of information on a diverse range of housing-related topics plus links to member builders, renovators and suppliers.

Their many consumer education offerings include the always sold-out First Time Home Buyer’s Seminar. The largest event of its kind in North America, this seminar provides a wealth of information on new home developments, financing, plus all aspects of the home buying process and has become so popular that in 2015 it was split into two evenings — one in Surrey and one in downtown Vancouver.

Atira’s innovative use of shipping containers to create affordable housing in Vancouver’s downtown Eastside won a Land Award and multiple Georgie Awards.

CANADA MORTGAGE AND HOUSING CORPORATION For Short: CMHC On the Web: cmhc.ca

Think stats and in-depth information on everything from home maintenance to financial assistance programs, housing trends, and sustainable development. Now well into their seventh decade, CHMC works directly with community organizations, the private sector, non-profit agencies and all levels of government to help create innovative solutions for today’s housing challenges, anticipate tomorrow’s needs, and improve the quality of life for all Canadians.

CMHC’s Annual Housing Outlook Conference is a regular sell out in major cities across Canada.

CANADIAN HOME BUILDERS’ ASSOCIATION For Short: CHBA On the Web: cmhc-schl.gc.ca

A national organization that acts as the voice of the residential 20

2015 Builder & Developer Annual

Lift by Porte struck gold for Best Townhouse/Rowhome Community over 1,500 square feet at the 2014 Georgie Awards.

Saltaire in White Rock was one of two Ledingham McAllister to be awarded a UDI Award of excellence in 2014.

Adera took home five 2014 Georgie Awards including Multi-Family Home Builder of the Year and Residential Community of the Year for Sail.

construction industry. CHBA membership includes new home builders, renovators, developers, trades, manufacturers, suppliers, lenders and other professionals — the companies and people who provide Canadians with quality housing from coast to coast.

Consumers can tap into tips on renovating, buying and maintaining their home.

CHBA is sponsor of the National SAM Awards of Excellence.

CANADIAN HOME BUILDERS’ ASSOCIATION – BC For Short: CHBA-BC On the Web: chbabc.org

Like its national parent organization, CHBA-BC is considered one of the primary voices in BC’s residential construction industry. It is also the organization behind the prestigious Georgie Awards. This annual celebration of the best of the best in BC’s residential construction, renovation, and marketing celebrated its 23rd anniversary in 2015 with a dazzling gala that was attended by over 700 industry insiders and experts.

The reinvention of the historic Bose farm in Surrey garnered three gold Georgie awards including Best Sales Centre for 2014.

HOME OWNER PROTECTION OFFICE For Short: HPO On the Web: hpo.bc.ca

The Homeowner Protection Office is best known as the office responsible for licensing residential builders and building envelope renovators throughout the province and as the watchdog that oversees and enforces BC’s Home Owner Warranty Program. Designed to protect the investment of consumers buying a new home, this Home Owner Warranty is considered the toughest set of provincial regulations found anywhere in Canada.

HPO’s research and education initiatives encompass consumer information, education and training, plus new and improved technologies.

URBAN DEVELOPMENT INSTITUTE For Short: UDI On the Web: udi.bc.ca

A tireless crusader for homebuyers and the home building industry, UDI is a national non-profit association that focuses on three primary areas: government relations, professional development and education, and research.

The Pacific Region has been active since 1972 and now has over 600 corporate members representing all facets of land development and planning including: developers, property managers, financial lenders, lawyers, engineers, planners, architects, appraisers, real estate professionals, local governments and government agencies.

Every second year, UDI hosts the UDI Awards for Excellence considered among the most prestigious industry award in the province.

URBAN LAND INSTITUTE For Short: ULI On the Web: uli.org

One of the quiet heroes of the building and development industry, ULI is an international organization with nearly 30,000 members worldwide. Representing the entire spectrum of the land use and development disciplines, ULI is primarily industryoriented offering its members in depth seminars and networking opportunities.

REAL ESTATE FOUNDATION On the Web: refbc.com

Created by provincial legislation in 1985, the Real Estate Foundation of BC is a philanthropic organization that has awarded over $69 million to community organizations, universities, local governments and non-profit associations that further the education, research and law reform supporting sustainable land use practices. Funding is derived from the interest generated from the deposits held trust by a broker between the time a real estate transaction is signed and the monies transferred. The foundation also hosts the annual Land Awards which will celebrate its sixth anniversary in 2015.

2015 Builder & Developer Annual

21

Portrait Homes BUILDING HOMES: SHAPING COMMUNITIES

Portrait team at Georgies.

P

ortrait Homes’ core philosophy is defined by a single concept: an unwavering commitment to building long-term customer relationships.

Over the past 20 years, the Portrait team has delivered more than 1,100 new residences to the Lower Mainland market and has been honoured with an enviable number of awards and accolades — over 140 for their Silver Ridge master planned community alone.

Treating Customers Right “Our goal is to make the entire home buying process — from the first visit to our website to the day you move in and beyond — an amazing experience,” says Sue Rutledge, vice president of sales and marketing. “This is, after all, the largest purchase most people make in their lives. It’s one of the reasons we have an award-winning, in-house customer care team.”

The philosophy has clearly paid off. The company has been named Best Builder in BC nine times at the provincial Georgie Awards and received top honours over 25 times in the Customer Service categories — including 11 Gold Customer Choice Georgie Awards. They also achieved two Diamond AVID Awards for Best Customer Experience in Canada and two gold for Best Customer Experience in British Columbia. “AVID is an independent research company, so this level of third party validation confirms we are delivering on our promise,” Sue explains.

New Vision Sue says Portrait’s recent rebranding has been a resounding success. “We’ve introduced a more concise mission statement plus a new logo that’s more reflective of the company culture and adds a sense of playfulness. We’ve unveiled a new website and enhanced our social media presence to make it even easier for our 22

2015 Builder & Developer Annual

OUR GOAL IS TO MAKE THE ENTIRE HOME BUYING PROCESS AN AMAZING EXPERIENCE.

Sue Rutledge

homeowners and homebuyers to engage with us. And we’re already looking at other opportunities in Surrey and Maple Ridge. But no matter where we build, people know our reputation and often purchase because of it — which really does say it all.”

Building on Success With Hampstead at Silver Ridge sold out, Sue anticipates demand for the final phase, Nelson Peak — a collection of 75 single-family homes plus fee-simple duplex and four-plex residences — will be strong. “We will be introducing all brand new designs, layouts and finishings, so these homes will be unlike anything else at Silver Ridge,” she says. “The majority of these homes will back onto protected green space so they’ll be very quiet and private. And the views are going to be unbelievable because of the elevation in this part of the community.”

For more information about Portrait Homes, visit portraithomes.ca

The last rays of the sun linger on Alouette Mountain. Taken from the Nelson Peak showhome.

The last rays of the sun linger on Alouette Mountain. Taken from the Nelson Peak showhome.

The last rays of the sun linger on Alouette Mountain. Taken from the Nelson Peak showhome.

the last chance to own at the last chance to own at Silver Ridge is also the best.

Silver Ridge is also the best.

If If you’ve you’ve ever ever wanted wanted to own a brand to own a brand new new If you’ve ever wanted home at Canada’s home at Canada’s most most to own a community, brand new awarded awarded community, home at Canada’s most register register now. now. Starting Starting awarded community, from from the the low low 500’s.

500’s. register now. Starting from the low 500’s.

nature’s nature’s neighbourhood neighbourhood Located in Maple Ridge, offering Located in Maple Ridge, offering the best of town & country. nature’s neighbourhood the best of town & country.

nelsonpeakliving.ca Located in Maple Ridge, offering nelsonpeakliving.ca the best of town & country.

Sales & Marketing by Coldwell Banker Tri-Tel Realty. This is not an Sales & Marketing

by Coldwell Tri-Tel This is not an offering for sale. Prices subject Banker to change andRealty. exclude taxes.

E&O.E.

nelsonpeakliving.ca

offering for sale. Prices subject to change and exclude taxes. E&O.E.

Sales & Marketing by Coldwell Banker Tri-Tel Realty. This is not an offering for sale. Prices subject to change and exclude taxes. E&O.E.

2015 Builder & Developer Annual

CREATION DATE: 03/23/15 MODIFICATION DATE: March 25, 2015 10:29 AM OUTPUT DATE: 03/26/15 CREATION DATE: 03/23/15 MODIFICATION DATE: March 25, 2015 10:29 AM OUTPUT DATE: 03/26/15 CLIENT: Protrait Homes DESCRIPTION: 8 x 10 Teaser Ads CLIENT: Protrait Homes DESCRIPTION: 8 x 10 Teaser Ads

Prod Mgr.: Prod Mgr.:

23

Master-Planned Communities

NewPort Village by BOSA

MASTER-PLANNED COMMUNITIES HOLD ALLURE FOR MANY

METRO VANCOUVER

is home to some distinctive, unique and environmentally well-designed communities

by MICHELLE HOPKINS MASTER-PLANNED COMMUNITIES CONTINUE TO ATTRACT

Metro Vancouver home buyers because they offer enhanced lifestyles – often with resort-style amenities, close to nature and transportation. But how do municipalities define a master-planned community? It seems that all four municipalities approached had no clear, formal definition for what a “master-planned” is.

“Typically, a master-planned community or new town is a town which is built entirely from scratch,” says Jag Sandhu, Communications Coordinator of corporate communications for the City of Vancouver. “Before construction begins, the town is carefully mapped out by planners who want to shape the look, feel and future of the community.”

He went on to say the area may have a specific purpose, or it may simply be an attempt at developing sensibly. In order for this type of community to succeed, it must have a rich diversity of input from both planners and potential citizens.

Surrey’s communications manager Oliver Lum concurs and adds: “A common understanding of this term would be a development that involves a number of phases arranged over a 24

2015 Builder & Developer Annual

One Town Centre - River District

large site, all planned in conjunction by a single “master developer” according to an overall scheme. Individual phases may be developed over time either by the master developer or by others, but in keeping with the overall initial plan.”

In Coquitlam, the closest the city comes to defining master-planned community is by looking at Wesbuild’s Westwood Plateau and the upcoming Beedie Group’s Fraser Mills projects.

“The Fraser Mills Waterfront Village Centre Neighbourhood Plan provides a general description that describes objectives and criteria of a “master-planned community,” says Jim McIntyre the General Manager of Planning and Development.

He explains that the Waterfront Village Centre is a comprehensively planned and compact neighbourhood that is environmentally, socially and economically sustainable. Further, the plan optimizes transportation connections to result in an interconnected network of streets and trails.

“The Site plan considers land use compatibility and adjacency issues to ensure appropriate and effective buffering between land uses planned for the neighbourhood and those that surround the site,” Lum adds.

Hampstead

Hampstead

NEW SUBURBS IN THE MAKING: In Maple Ridge, Portrait Homes is developing its latest phase The Hampstead – 73 single-family homes – in Silver Ridge. This master-planned community encompasses more than 800 homes built around the natural setting instead of through it – complete with forested groves and babbling creeks.

“It also has the first fully-integrated storm water management system in Western Canada, to protect the environmentally sensitive surrounding environment,” says Robert Grimm, principal Portrait Homes. “It offers a variety of housing forms to accommodate different purchasers’ needs; from 1,300 square-foot townhomes, fee simple row homes and various sizes of single family homes, the majority of which back or front onto protected green space.”

River District

Silver Ridge boasts two creeks, two tributaries and a wetlands transition area to the Blaney Bog. “More than 40 per cent of the overall site is protected green space and the community was designed to flow around the natural beauty of the site saving rock outcroppings and stands of mature trees,” he says.

BOSA Developments Corporation is building NewPort Village, a mixed-use residential and commercial development in the heart of Port Moody. This 13.5 acre community is showcased by five residential towers and four low rise residential/commercial buildings.

NewPort Village used to be a forest; the area didn’t begin to see any development until the mid-1990s. Today, it’s home to several boutique shops, low rise apartments and high rise apartments.

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25

Essence - Grandview Heights

“The creation of this master-planned community took the unique location into consideration and our vision of NewPort Village emerged as one of cohesiveness, cooperation and community,” says Maria Wood, BOSA property and strata relations. “As a beautiful oceanside community rich in historic charm, Port Moody provides the best of urban and rural living.” NewPort Village truly embodies a live, work and playlifestyle. This upscale neighbourhood features wide tree lined streets, unique shops and merchants of all kinds. Modeled after a European mountain village, NewPort offers a real sense of community.

Nestled in the heart of South Surrey, Grandview Heights is an ambitious master-planned community surrounding by the pedestrian-friendly shopping of Morgan Crossing and Grandview. This area has undergone tremendous transformation in the past five-plus years — from brand new luxury condominiums and large single home developments to townhomes to duplexes.

Legendary Developments’ The Hamptons encompasses 40 duplexes (Elevate at the Hamptons) and 74 townhomes (Essence at the Hamptons).

“Grandview Heights sets itself apart by retaining some of the mature and lush trees around the site and adding extensive landscaping,” says Rav Brar, marketing director Legendary Developments. “What also makes Grandview Heights so enticing to home buyers is its close proximity to a number of highly rated schools, including the prestigious Southridge School, as well as the Shops at Morgan Heights and new shopping districts, beaches, golf courses and the ease of commuter routes to Vancouver or the USA.” Along the Fraser River, just off Marine Way and Boundary, you’ll find River District. It is emerging as the largest and last waterfront development in Vancouver.

Spanning 130 acres, River District is three times the size of Granville Island. Once completed in 2017, it is set to revolutionize this once relatively unknown industrial zone into a vibrant destination for walking, biking, living and shopping. “This site was one of the largest, if not the largest, rezoning since the Expo lands,” said Wesgroup senior vice-president Beau Jarvis. “It took about 10 years to obtain the zoning and get an official development plan with the City of Vancouver while working with the community.” River District is transforming into its own mini-city complete with a European-style town centre - a pedestrian-only plaza of shops, restaurants, grocery store, banks and other services. This master-planned community is Vancouver’s last new waterfront neighbourhood that is showcased by riverfront pathways, sports fields, school, an already active waterfront community centre, a waterfront restaurant and a large amenity centre.

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2015 Builder & Developer Annual

NewPort Village by BOSA

MASTER-PLANNED COMMUNITIES CONTINUE TO ATTRACT METRO VANCOUVER HOME BUYERS BECAUSE THEY OFFER ENHANCED LIFESTYLES – OFTEN WITH RESORT-STYLE AMENITIES, CLOSE TO NATURE AND TRANSPORTATION. For Wesgroup, River District presents a rare opportunity to build a community from the ground up, and it’s been a challenging and inspiring process that has taken many years. The next phase of development is mostly residential with some retail and community amenities. Its newest residential phase, One Town Centre, offers 296 homes in two concrete buildings – one high rise and one mid-rise attached by a podium and anchored by retail.

Whatever way you want to define master-planned community, Metro Vancouver home buyers are embracing the lifestyle!

start your search here.

Whether you’re renting or buying, finding your next home has never been so easy.

Forge Properties

BY LOCALS FOR LOCALS

family, and like to think of our homeowners as the same.”

Cory’s wife, Sandy, also a principal at Forge, joined the team just over a decade ago. With an extensive background in finance and accounting, Cory says “she’s the one that keeps everything together.”

Cory is clearly proud of his blue-collar roots. “My parents worked extremely hard, often juggling multiple jobs as they raised us. I learned young that a hard day’s work is its own reward.

My father always says to not focus on the outcome, be honest and put in your best effort, success will come.”

C

ory Saran, president of Forge Properties, has no hesitation when asked what motivates him. “We are driven by a passion for building conscious communities. We push the boundaries of design to discover what a community needs and how best to meet that need.”

It’s a philosophy the entire Forge team continually hones and refi nes throughout the entire building process. “Our team is highly adaptive, and we continually re-examine our models and procedures to see what’s working and what isn’t,” he says. “We also listen to what our homeowners are telling us and respond.”

Forge’s latest community, Royce, is a testament to that mindset. “White Rock is ocean view territory which is why every home at Royce has a southern exposure and spacious decks overlooking the luscious landscape. Royce’s sophisticated, Westcoast design was created with the homeowner in mind — a true White Rock legacy.” He laughs. “We like to think the hardest part is deciding whether you like morning sun or evening sun — the rest we’ve taken care of.”

History of Service Cory’s father, Jack Saran, started his own construction company in 1969 and has been actively building homes ever since. In the late eighties, Jack purchased an old gas station which he developed into a full service convenience store, restaurant and gas bar with a comfortable apartment on the floor above where the family lived. Everyone contributed to the family business, and Cory says he was probably about eight years old the first time his dad put him in charge of the cash register.

“My sisters and I grew up in the service industry and we definitely bring our service industry roots with us as builders,” he continues. “We are a team, a

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2015 Builder & Developer Annual

Collaboration is Key From the original lean team of three (Jack, Cory, and Sandy), Forge has grown into an even more robust team of 10. “When we were starting out in multi-family, collaboration was an absolute key to our success,” Cory stresses. “We learned so much from just listening and trading ideas, gaining perspective from different outlooks.”

As the Forge team grows, that collaboration continues to be invaluable. “We have the good fortune of having some of the most talented people I’ve ever met as part of the Forge team,” Cory says. “We are incredibly proud and grateful to be able to learn with them.”

Part of the Community “We are a White Rock company,” Cory says with pride. “Forge has always focused primarily on the White Rock/South Surrey market because we understand the needs of this community and want to help it grow.”

And as part of the community, Forge makes sure to keep time to support the community including the Surrey/White Rock Chapter of Sources

WE PUSH THE BOUNDARIES OF DESIGN TO DISCOVER WHAT A COMMUNITY NEEDS AND HOW BEST TO MEET THAT NEED.

Cory Saran

BC Infant Development Program, a resource Cory says is near and dear his and Sandy’s hearts. “The work of this program is incredible, and the support they provide to families is nothing short of remarkable.”

Forge also takes part in regular “Coffee’s on Forge” — a program where they’ve partnered with local cafe, Laura’s Coffee Corner to provide free coffee to the community on Remembrance Day, Thanksgiving and Christmas — all days honouring family, sacrifice and commitment.

Looking Ahead With two multi-family projects on the horizon, Forge plans to stay busy for the next few years.

“The whole team is excited about our next community,” says Cory.

“And with Royce launching this May, we’re looking forward to what the future has in store.”

For more information about Forge Properties, visit forgeproperties.ca.

2015 Builder & Developer Annual

29

Industry Insights

THE FORCES SHAPING OUR FUTURE:

W. Scott Brown

on Five Important Market Trends WHEN I WAS IN MY FINAL YEAR OF HIGH SCHOOL, I WAS

very fortunate to be invited to participate in a citywide leadership development program. Little did I know at that time that the knowledge and experiences I gained at the tender age of 18 would serve me well into my adult life. One such experience was the opportunity to attend a global conference or “think tank” on the future, called FutureScan. Leaders from all walks of life and many different professions were gathered to listen to expert presenters with the aim of identifying key trends or “drivers” that would shape our future. Looking back on it now, it really was a pre-cursor to events like the now-famous TED Talks, a global set of conferences run by the private non-profit Sapling Foundation, under the slogan “Ideas Worth Spreading”.

This recent trip down memory lane prompted me to refect on our current market situation in Metro Vancouver. The positive first and second quarter sales performance so far in Metropolitan Vancouver’s new multi-family real estate market is due to key trends, or demand drivers.

For starters the population in Metropolitan Vancouver is expected to grow by one million people within the next 20-plus years. Simply put, based on this projected growth alone and the relatively limited amount of developable land there is sufficient end use demand to support the industry well into the future. In addition to this fundamental reality, our team at Fifth Avenue has been monitoring five other noteworthy market trends. We offer the following for consideration: 1 | THE EMERGENCE OF THE TOWNHOME AS THE NEW SINGLE FAMILY HOME IDEAL OF THIS GENERATION

Market demand for multi-family new homes in Metro Vancouver has been quite strong since 2010. More recently, the annual sales absorptions of 14,000-plus homes posted for 2014 represents the single highest annual total since the global recession of 2008. At the same time, the cost of single family housing has greatly increased and supply has become more limited leading to multifamily product alternatives becoming more acceptable or mainstream.

One could say that the townhome in many market areas is really the single-family home of roughly 10-20 years ago. Today

30

2015 Builder & Developer Annual

Arcadia Townhomes

PortLiving’s Vya rooftop deck

THE POSITIVE FIRST AND SECOND QUARTER SALES PERFORMANCE IN METROPOLITAN VANCOUVER’S NEW MULTI-FAMILY REAL ESTATE MARKET ARE DUE TO SOME SAME KEY TRENDS, OR DEMAND DRIVERS, THAT HAVE IN THE PAST AND ARE CURRENTLY CONTINUING TO CONTRIBUTE TO THESE PROSPEROUS TIMES.

townhomes account for 60-70 per cent of sales in the Fraser Valley. In comparison, townhomes account for much less of the total market in Vancouver West, Vancouver East and Vancouver Downtown combined. This difference is partly due to the high cost of and the challenges associated with gaining approval for this product type. As a result, supply can not meet pent-up demand and this deficit puts upward pressure on pricing, thus further limiting sales. Finally, based on a recent survey of 40-plus industry leaders, 96 per cent of those surveyed believe the townhouse sector will continue to advance to meet the growing consumer demand.

2 | CONTINUING INFLUENCE OF THE ASIAN MARKET ON METRO VAN REAL ESTATE

The Chinese market, including buyers from Mainland China, Hong Kong, and also other Asian contries continues. This is particularly true for projects near excellent secondary and postsecondary schools and in established Chinese “friendly and familiar” zones such as Burnaby (Brentwood and Metrotown), Richmond and the Cambie Corridor. This is expected to be a long-term trend. The demand from this market influencer is both end use and investment-oriented in nature.

3 | INNOVATION FROM A PRODUCT PERSPECTIVE

32

To meet the evolving needs of the consumer and accelerate demand, a number of innovative alternatives have been introduced and welcomed by the consumer. These include a new take on the townhome that offers side-by-side garages and more of a family-friendly feel, like Polygon’s Mason & Green; the introduction of the very large, “executive” townhome as a viable alternative to the single-family home, like Ikonik Homes’ Jacobsen; and a surge in rooftop amenities to accommodate outdoor living, including rooftop townhomes such as at PortLiving’s Vya and Gramercy’s The Woods.

New alternatives to apartment living include two-storey townhomes with “master on the main,” appealing to an aging buyer, and “back-to-back” two-bedroom townhomes with rooftops such as Hayer Builder Group’s Exchange. This product was designed and priced to attract first-time buyers who felt their only option to grow-in-place was a 840 to 900 square foot condominium. While there were anxious moments as this innovation was introduced to the market, approximately 50 per cent of Exchange has been sold in less than three months of selling. Again, in our developer survey, 78 per cent of respondents believe that new meaningful housing forms will be introduced in the next few years.

particularly required and encouraged when marketing high-rise projects where achieving a critical mass of sales in a timely fashion is key to mitigating risk, arranging favorable financing terms and accelerating construction. The third party realtor network has emerged as a vital strategic sales channel for the developer and project marketer. So we can expect to see more investment in developing this channel. From Fifth Avenue’s perspective, this includes the evolution of a “preferred realtor program” and customized education for realtors, many of whom have misconceptions about referring clients to multifamily projects.

4 | EVER-INCREASING IMPORTANCE OF THE CO-OPERATING,

5 | A SHIFT IN THE BALANCE OF POWER IN

THIRD PARTY LICENSED SALES AGENT

THE BUYER’S FAVOR

Depending on the location of a new multifamily home ownership opportunity in Metropolitan Vancouver, 30 to 80 per cent of all purchasers elected to be represented by a third party, licensed sales agent or realtor. In comparison in central Toronto this number ranges from 60 to 100 percent. This co-operation is

As a part of enhancing our approach, our team recently read Daniel Pink’s “To Sell Is Human”. In my opinion it is one of the best consumer-oriented, non-sales, “sales” books I have ever read. Simply

2015 Builder & Developer Annual

put, through an entertaining and informative read, Pink points out what worked yesterday may/will not work today. The rules of “sales” have changed. The buyer now knows so much through technological advances, and will only know even more, that it is increasingly becoming a “seller beware” era as opposed to the “buyer beware” of our past.

This means our mindset needs to shift to a buyer-driven one, as buyers’ knowledge and power increase.

Hint: we will need to become more and more transparent and collaborative with prospective buyers to enjoy optimal sales success.

These trends as defined here certainly point to an overall bright future in our market and for our industry. Give thanks; better wear shades!

Hayer Builder Group’s Exchange

Ikonik Homes’ Jacobsen

As President of Fifth Avenue Real Estate Marketing, W. Scott Brown directly oversees the growth and success of the teams responsible for delivering sales success and developer partner satisfaction. Email him at scott@ fifthave.ca or visit www.fifthave. ca to download the latest Fifth Dimension, a comprehensive analysis of the multi-family real estate market in Metropolitan Vancouver.

2015 Builder & Developer Annual

33

Concert Properties A MASTER-PLANNED DEVELOPMENT PIPELINE

appropriate balance between density, open spaces and public amenities.

Collingwood Village, Vancouver

T

hey’ve been part of the fabric of Vancouver’s residential development industry for more than a quarter of a century. The sheer diversity of their multi-family development portfolio is breathtaking — everything from rental micro-suites to world-class, urban condominiums.

Concert Properties’ proud legacy of quality and vision is already seen in residences located throughout Metro Vancouver, Victoria, and Toronto.

Numerous awards of excellence are on display in the company’s downtown Vancouver head office, and looking ahead, the company has a 15-year development pipeline containing a cumulative 7,000 homes and 650,000 square feet of commercial space spread over six master-planned communities.

Yet despite being one of Canada’s largest residential developers, the company still has a sense of heart, the feeling every member of the Concert Properties team is part of an extremely large, extended family. And it all begins with a commitment that’s one of the company’s core philosophies.

Transit-Oriented, Diverse and Vibrant “A fundamental cornerstone of Concert’s success is our commitment to creating transit-oriented, master-planned communities that blend a variety of housing types with commercial space and rich amenities,” says Brian McCauley, president and COO. It’s a concept Concert Properties pioneered in the 1990s when they built Collingwood Village in East Vancouver. “We developed this community on 28 acres that were situated directly adjacent to the Joyce-Collingwood SkyTrain station — something that simply wasn’t done at that time,” McCauley explains.

“Today, Collingwood Village is a vibrant and diverse neighbourhood.” Even more important, it’s a model that’s now become a standard in achieving an 34

2015 Builder & Developer Annual

Expanding Horizons In British Columbia, Concert Properties currently has five master-planned communities in various stages of development. Each is a unique expression of its location and setting, and each will bring new levels of style to its neighbourhood.

In North Vancouver, Harbourside is in the advanced planning phase and already attracting plenty of attention.

The eight-acre, mixed-use community will be located on the City of North Vancouver’s only pedestrian-accessible waterfront and will ultimately include retail, office, rental suites and condominiums.

“Our vision is to create a place where people can live, work and play in an animated waterfront setting that boasts sweeping views of downtown Vancouver,” McCauley says. “We’ve also taken a particularly innovative approach to creating a unique ‘sense of place’ years before condominium sales actually begin by partnering with Hawkers Market to create Hawkers Wharf.”

Already wildly popular among Vancouver foodies, Hawkers Market creates food-centric events and spaces for talented food entrepreneurs to launch and develop their businesses.

Hawkers Wharf at Harbourside will provide the necessary infrastructure to enable a more permanent specialty foods hub, and Concert will continue to work closely with the organizers.

“Concert’s support of Hawkers Wharf as a unique North Shore destination will help create a new frame of reference for Harbourside,” McCauley says. “Ultimately our goal is to create a destination community that’s no longer described as being ‘just

Collingwood Village, Vancouver

past the Auto Mall,’ but rather ‘the amazing waterfront location with the great food market.’ Harbourside’s entire design will also capitalize on the incredible views — truly a unique property in a unique setting.”

Located on one of Vancouver’s last remaining waterfront sites, The Creek will consist of four condominiums and a purpose built rental building located on a six-acre property adjacent to Science World and the Seawall in Southeast False Creek. Sales are anticipated to start in the summer of 2015. Priority registration is now underway at thecreekbyconcert.com.

Currently in the planning phase, Cottonwood is one of three master-planned communities in early planning stages. To be situated on a nearly nine-acre site, Cottonwood will be conveniently located a few blocks from an Evergreen Line SkyTrain station.

Located walking distance from the Canada Line, numerous parks and

A FUNDAMENTAL CORNERSTONE OF CONCERT’S SUCCESS IS OUR COMMITMENT TO CREATING TRANSIT-ORIENTED, MASTER PLANNED COMMUNITIES THAT BLEND A VARIETY OF HOUSING TYPES WITH COMMERCIAL SPACE AND RICH AMENITIES.

Brian McCauley

green spaces, as well as the Langara Golf Course, Langara Gardens in Vancouver is a nearly 21-acre site owned in partnership with Peterson Group. Anticipated to take a year, the City of Vancouver Policy Planning Program for Langara Gardens is now underway to create public engagement as the future design of this property is envisioned.

And in Victoria, Capital Park sits on six acres adjacent to the Legislature buildings and just steps from the Inner Harbour. Containing retail, office, rental and condominium housing, this master planned community will be developed in partnership with Jawl Properties. Construction on the first phase is anticipated to begin late summer 2015.

Concert Properties is found online at concertproperties.com.

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The Mortgage Minute

The Affordability Story in Vancouver

Does the reality match up with the hype?

by KRIS GRASTY

WE’VE ALL SEEN THE HEADLINES: “The most unaffordable city in North America!” But the reality is not as straightforward as it seems. There are many key points to understanding our market, most in contrast to the negative media hype. We are still looking at what is largely considered a balanced market, and though there have been ups and downs, we are still maintaining pace with the 10-year average.

Construction and housing starts have been consistent year over year and currently there are nearly 2,500 units under construction, with nearly 80 per cent already sold. With the numbers so close, this is clearly not an oversupplied market.

Interest rates continue on at historical lows that we have seen for four years running. For over four years the media cries of increasing rates time and time again have not caused this situation materialize. The Bank of Canada seems more focused on our Canadian Dollar correction leading to increased exports and higher GDP. Inflation is still not The Bank of Canada’s target so we do not foresee major interest cost increases until we start seeing a marked improvement in the Canadian Economy overall. The Bank of Canada, in fact, stunned many economists and real estate experts by dropping the overnight lending rate to 0.75 per cent. This reduction saw lenders follow with a 0.15 per cent reduction and we now have Prime at 2.85 per cent. Bond yields have also hit lows at the same time so we are seeing both lower fixed and variable rates today than in 2014.

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Though Vancouver continues to be touted as one of the most expensive places in the world, we are not living in an unaffordable region. It is frustrating to see the skewed statistics thrown at the public time and time again, and yes there are extremely expensive homes that most of us cannot afford, but the bulk of the market is affordable. Take a moment to look up the Benchmark Home Price Index in Greater Vancouver or Fraser Valley. Vancouver is seeing an HPI of closer to the 1 million mark, however, taking the most expensive properties out, we are seeing a benchmark in the $650,000 range.

It should be clear that we have two distinct markets being considered as a combined statistic. The fact is that the top 20 per cent of our market is high value real estate and purchased by high net worth individuals, but when you take that 20 per cent out of the mix, we see the larger and more affordable Vancouver market.

When looking at 80 per cent of our markets, it is clearly more affordable to live here than the media would have people believe. The bulk of our market is within

CONDO MARKET Average Price

Top 20% Avg Price

80% Avg Price

$442,000

$956,000

$313,000

Household Income to qualify $48,000/year with 25% Down $57,000/year with 10% Down

SINGLE FAMILY/DETACHED HOME MARKET Average Price

Top 20% Avg Price

80% Avg Price

$988,000

$2,226,000

$668,000

Household Income to qualify $85,000/year with 25% Down $105,000/year with 10% Down

reach for those with steady employment. The average mortgage amount is still below $300,000 in the lower mainland due to more than 60 per cent of purchasers being previous owners with existing equity.

The negative media hype is shouting out creative comparisons of housing compared to income. The reality is that people still must qualify with tight debt service ratios; 36-39 per cent of your income can be used for housing costs.

Consumer debt will be a bigger barrier to some, so caution to Canadians is in order here. The other untold story in Greater Vancouver is net worth. There are over 170,000 homes and condos owned by those aged 55+ with clear title mortgage free. This represents $163 Billion dollars in equity sitting in our market. We will likely see repurposing of current residences along with a living transfer of wealth to the younger generations; further evidence of a strong and likely thriving market in Vancouver for some time to come.

Vancouver will likely continue to see moderate price increases over time.

Vancouver is unique and among the most desirable places to live in the world. Just recently, we hit #5 in the Mercer’s Quality of Life Rankings and #1 overall in North America. We are attracting many residents from across Canada and beyond.

Sales are already up in 2015 and much of the positive movement is occurring in Vancouver, Surrey, Coquitlam, Langley and Maple Ridge.

Kris Grasty is a mortgage broker with Dominion Lending Centre’s Canadian Mortgage Experts and and a Finalist in the 2014 Canadian Mortgage Awards. Kris maintains a strong focus on educating clients on all options. For more information visit his website at www.krisgrasty.ca or reach him at kris@cmexp.com.

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Dreamstar BUILDING FOR FAMILIES WE WANT TO CREATE COMMUNITIES WHERE FAMILIES CAN FEEL COMFORTABLE AND GET TO KNOW EACH OTHER AS NEIGHBOURS.

Mandeep Johal

Panorama Station marked Dreamstar’s entry into multi-family construction.

F

amily owned and family oriented, Dreamstar’s roots in residential construction run deep. Mandeep Johal, president, and his father were building houses together in the 1980s, so when his parent retired, it was only natural Mandeep would continue in the industry.

And thus, Dreamstar was born.

Growing Neighbourhoods With a focus on the Surrey/Langley neighbourhoods Mandeep and many of his staff, tradespeople and industry partners called home, Dreamstar designed and built eight successful single-family developments including The Vineyard, West Coast homes in Yorkson; Willoughby Heights, a collection of single-family and coach homes that was one of the first to incorporate legal suites, allowing a true multi-generational living option; and Bellridge, luxurious Cloverdale homes ranging from 3,800 to 5,600 square feet and featuring natural cedar accents as well as custom patios with outdoor fireplaces.

Moving to Multi-Family While the company had made its mark as a quality custom homebuilder, however, the goal was always to do multi-family construction. When the opportunity came to acquire a significant property in Surrey’s Sullivan Heights neighbourhood, Mandeep was elated.

Drawing on the expertise gained from years of single-family construction, Dreamstar began construction on Panorama Station, an 82-unit townhome complex that was an immediate success with families and downsizers alike.

Small details were given major consideration — details like solid maple cabinets, granite counters throughout, nine-foot ceilings, crown mouldings, fi replaces, and wooden closet organizers that Mandeep says are rarely seen in a 38

2015 Builder & Developer Annual

townhome. Rather than cut down the site’s beautiful old evergreens, homes were clustered between any significant groups of trees with the result that the entire property feels lush and welcoming.

Engaged Lifestyle Building homes that will work for families is another driving force behind Dreamstar’s commitment to quality.

“We want to create communities where families can feel comfortable and get to know each other as neighbours,” Mandeep explains. “It’s one of the reasons we put so much thought into planning Panorama Station’s clubhouse as a place where people can gather for events like birthday parties, weddings, or even a community Halloween Party.”

Looking Ahead For the future, Mandeep says he has no plans to leave the Surrey/Langley area and is already in the planning stage for a new development of approximately 50 townhomes in East Clayton. “Dreamstar will definitely continue to build multi-family homes south of the Fraser — after all, this is where we call home too.”

For more information about Dreamstar and their communities, visit dreamstarliving.com.

85%

Feature

GOING FOR GOLD

Honouring BEST OF BC’S RESIDENTIAL BUILDING INDUSTRY

by SUSAN M BOYCE

The Midori Uchi home by Naikoon features Metro Vancouver’s only rammed earth wall and has won multiple awards for environmental stewardship.

DIVERSE, INNOVATIVE AND RESPECTED AROUND THE WORLD,

there’s no question BC’s residential construction industry has what it takes to stand out on the global stage. From the crisp angularity of über-modern to the classic charm of mews or Georgian-style, from compact condos to multi-million dollar custom mansions, BC is an acknowledged leader. Here we give you an overview of the competitions that challenge the crème de la crème among BC’s residential construction industry.

GEORGIE AWARDS Who: CANADIAN HOME BUILDERS’ ASSOCIATION – BC Where: georgieawards.ca Inside Scoop: One of the oldest, most prestigious housing

competitions, the gala celebration of this year’s provincial Georgie Awards attracted more than 500 industry insiders and experts. Entries for the 2014 gala (celebrated in February 2015) were up by an astonishing 30 percent over the previous year — a testament to the diversity and strength of BC’s residential building industry.

The undisputed leader was North Vancouver’s Naikoon Contracting Ltd who struck gold a total of seven times including being named Custom Home Builder of the Year. Four of Naikoon’s seven awards were for Midori Uchi, an exquisite infill property with distinctive Japanese design influences, state-of-the-art technology throughout, and “out of the box” thinking that meant all wood used was 100 percent from reclaimed sources. Midori Uchi also lays claim not only to being the only Metro Vancouver house to incorporate a rammed earth wall but one of only a handful in the Lower Mainland to be completely Net-Zero.

Mason&Green by Polygon won Best Ground-Oriented Multi-Family at the 2014 UDI Awards of Excellence.

UDI AWARDS FOR EXCELLENCE Who: URBAN DEVELOPMENT INSTITUTE Where: udi.bc.ca Inside Scoop: Held once every two years, these prestigious

awards are the only competition that includes onsite visits by the judges. No finalists are announced ahead of time or on the night of the presentation — only the winners.

These awards truly ‘raise the bar’ in creating sustainable, livable places that honor diversity of housing choice, the relationship between building form and the existing land context, as well as the quality of public spaces and community amenities.

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2015 Builder & Developer Annual

Vibrant and dynamic, The Station brings a revitalized, intergenerational streetscape to downtown Duncan and was honoured with a 2014 Land Award.

Since launching the grants program in 1988, the foundation has approved more than $69 million for real estate and land use initiatives across the province. Beneficiaries include community organizations, universities, and non-profit associations to further the education, research and law reform that support sustainable land use practices.

OVATION AWARDS Who: GREATER VANCOUVER HOME BUILDERS’ ASSOCIATION Where: ovationawards.ca Inside Scoop: Gaining ever more traction on the awards scene,

this year marks the sixth anniversary of these awards. Over 40 categories including highrise, lowrise, rowhomes, heritage renovations, accessible renovations celebrate the diversity that defines Metro Vancouver.

Out of the Shadows by Shakespeare Homes struck gold at both the Ovations and Georgie Awards.

VIBE AWARDS Who: CANADIAN HOME BUILDERS’ ASSOCIATION – VANCOUVER ISLAND Where: vibeawards.ca Inside Scoop: Although at press time winners in the 25

categories of the inaugural VIBE awards were still a closely guarded secret, word on the street suggests there will plenty of trend-setting, outside the box projects that will make a return appearance at next year’s Georgie Awards.

CARE AWARDS Who: VICTORIA RESIDENTIAL BUILDERS’ ASSOCIATION Where: careawards.ca Inside Scoop: Always a celebration of island innovation, the

CARE Awards now focus exclusively on the talent found in Greater Victoria. Forty-eight awards were presented at the 2014 gala. Windjammer by Terry Johal Developments Ltd was the big winner capturing six golds including Project of the Year and People’s Choice Award.

TOMMIE AWARDS Who:CANADIAN HOME BUILDERS’ ASSOCIATION – CENTRAL OKANAGAN Where: chbaokanagan.ca Inside Scoop: With more than two decades of history, the

The newest phase in Portrait Homes’ master planned Silver Ridge community, Hampstead was a multiple winner at this year’s provincial Georgie Awards.

REAL ESTATE FOUNDATION LAND AWARDS

Tommies take place in Kelowna and draw entries from throughout the Okanagan. Savvy, sophisticated and innovative, many of the winners have gone on to strike gold at the Georgies — proving Interior BC has no shortage of design talent and building savvy.

Who: REAL ESTATE FOUNDATION Where: refbc.com

NATIONAL SAM AWARDS

Inside Scoop: With only four categories — private, public, non-

Who: CANADIAN HOME BUILDERS’ ASSOCIATION

profit and Land Champion — the Land Awards are arguably the most diverse, most difficult to judge competition. The gala is a fundraiser for non-profit organizations working to enable positive change in BC communities by supporting innovative and progressive solutions that contribute to resilient, healthy communities and natural environments. It’s a night that honors integrity — doing what’s right, but not necessarily easy.

Where: chba.ca/SAMS Inside Scoop: Held every year in conjunction with CHBA’s national

conference, the SAM Awards are often considered somewhat an east against west contest in which BC inevitably makes its presence felt strongly. This year, BC swept the new home categories winning all five honours. TQ Construction and My House Design each garnered awards for their outstanding renovations.

2015 Builder & Developer Annual

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Intracorp BUILDING THE EXTRAORDINARY

almost 100 homes in under three months,” Forsgren says. “Every time we released a new phase people lined up to be first inside the presentation centre. Our final phase had buyers camping out for two nights.”

River Park Place on the banks of the Fraser River in Richmond.

I

t began in 1977 with a mission to build the extraordinary. Today, almost four decades later, Intracorp’s commitment to this vision is seen in dozens of communities throughout the Lower Mainland — vibrant, diverse communities designed with meticulous attention, creating a look and ambiance that resonates with the specific location and neighbourhood. Hundreds of thousands of people are proud to say they live in one of Intracorp’s trend setting homes.

Urban by Design “We are very selective about the locations where we develop,” says Don Forsgren, president and CEO. “We look for transit-oriented sites because today’s buyers understand the positive implications on sustainability, affordability and lifestyle that being close to transit offers. That understanding makes these locations more and more desirable.”

Once a location is chosen, the Intracorp team spends months planning and refining the most minute details. It’s time that typically goes far outside boardrooms and offices. “For example, before we launched sales of Black+Whites, our collection of rowhomes near the new Evergreen Line in West Coquitlam, we spent almost a full month building and rebuilding an exact, full-sized replica of the entry in a temporarily vacant commercial space,” Forsgren says. “Arriving at your home is an important part of the homeownership experience, so it was critical we got every detail absolutely perfect — no matter how small.”

It took multiple rebuilds to get everything absolutely correct. Window framing was changed from white to black. The windows were recessed by incorporating a 2x8 surround rather than the standard 2x6. With every tweak, perfection was one step closer. The results speak for themselves. “We sold

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2015 Builder & Developer Annual

Celebrate Art At Intracorp, public art is far more than putting up a statue or hanging a few paintings. It’s a way of honouring a neighbourhood’s unique heritage and creating new opportunities for people to interact with their community and its buildings.

At MC² on the northeast corner of Marine Drive and Cambie, Intracorp is taking this concept to a dazzling new level by commissioning internationally acclaimed Vancouver artist Douglas Coupland to create a new work of art. The Golden Tree will be a full-scale replica of the much-loved Hollow Tree that’s been one of Stanley Park’s ‘must see’ attractions for generations. The 15,876 kilogram sculpture will stand 13 metres tall and will be installed in the pedestrian plaza where it’s estimated some 100,000 people a day will smile every time they see it.

“Typically a developer will give money to the City for public art and it’s the City that decides who the artist will be,” Forsgren explains. “Because this corner has such prominence in the Marine Gateway neighbourhood, we wanted to take a more innovative, involved approach. Since we already have several other Coupland art installations including one at Metroplace in Burnaby, this felt like a natural fit.”

Looking Ahead Looking to the future, Forsgren says he anticipates Livingston House, Intracorp’s newest development on the

Black + Whites

Livingstone House is coming to the Cambie Corridor.

WE LOOK FOR TRANSIT-ORIENTED SITES BECAUSE TODAY’S BUYERS UNDERSTAND THE POSITIVE IMPLICATIONS ON SUSTAINABILITY, AFFORDABILITY AND LIFESTYLE THAT BEING CLOSE TO TRANSIT OFFERS.

Don Forsgren

MC2

Silver’s sophisticated finishings wowed Metrotown buyers.

Cambie Corridor, will be well received by buyers looking for proximity to the downtown core. “We purposefully designed this six-storey project with fewer homes that are larger than typically found in this neighbourhood,” he says, adding each home’s private balcony will also be above average in size. “Livingston House is going to be a very positive addition to this highly sought-after neighbourhood.”

Plans are also well advanced for as yet unnamed townhouse on West 62nd Avenue. “There is a huge, unmet demand for three- and four-bedroom townhomes on the Westside, but there simply aren’t many being built here.”

He’s also excited about an exclusive highrise coming soon to the intersection of Davie and Jervis in Vancouver’s West

End. “All suites will be large, two-bedrooms, and there will be only four homes per floor, so it’s going be design-driven and luxurious.” In other words, it will be extraordinary.

In other Intracorp news, River Park Place One, a 15-storey tower that marked Intracorp’s debut into Richmond, is sold out in the Oval Village neighbourhood with the next opportunity to own in the master-planned community coming in 2016. Silver in Metrotown is also sold out and homeowners are now moving into its sister building, Silver on Beresford Street.

For more information on Intracorp and its diverse portfolio of homes, visit intracorp.ca.

2015 Builder & Developer Annual

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Downsizers

Downsizers:

Where are they now?

Expensive real estate forcing downsizers to move further out?

by MICHELLE HOPKINS

RETIREES DR. DOUG AND DIANE CLEMENT, BOTH INTERNATIONALLY RECOGNIZED

former Olympians — he a former renowned sports medicine doctor and an Order of Canada recipient, she a former chef, television food consultant, cookbook author — are constantly on the go.

When this busy couple, 81 and 78 respectively, decided to sell their Marine Drive family home in Vancouver to downsize, they were ready for condo living. “Once our children were grown with families of their own, we didn’t want to look after a large home and the lawn anymore,” says Diane.

This jet setting couple fell in love with Coal Harbour and the lifestyle it offered.

“We bought a 1,400 square foot condo on the 22nd floor of the Shaw Tower and we absolutely love it — it’s like being in a resort every day,” says Diane, adding they enjoy the amenities and security afforded by the 24/hour concierge, the gym and the rooftop deck. “We wake up to stunning sunsets, cruise ships going by, the mountains and the seaplanes coming in. I mean really where in the world can you have all this?”

Since moving there, they walk everywhere and seldom use their car. “This is freedom let me tell you,” quips Diane, as the couple heads out to walk to Seawall.

The Clements’ are like many downsizers, says Wayne Ryan, managing broker for RE/MAX Crest Realty Westside.

According to Ryan the two driving factors influencing where and what type of housing downsizers are choosing are health and travel. “If you are a senior with mobility issues, you are going to buy a condo,” he adds. “Alternatively, if you love to 44

2015 Builder & Developer Annual

travel to Phoenix or Mexico, you are also going to go into a condo … that’s because it’s turnkey and more secure than a home or townhome.”

Another benefit of condo living is that your space is all on one level versus townhomes, which are typically two or three levels.

For many Metro Vancouver downsizers, money isn’t a factor as to where they live. About half to 60 per cent are opting to stay within the Vancouver area. The majority of the remaining 40 per cent, adds Ryan, are choosing White Rock, the Sunshine Coast, Okanagan and lastly the Gulf Islands.

“In White Rock they are building small single family homes that are attracting downsizers,” he adds.

“Other downsizers will move close to their grown children and grandchildren, so it might mean they move out to the Fraser Valley.

What Ryan says is much of what a recent CMHC report, Housing for Older Canadians: The Definitive Guide to the Over-55 Market, also suggest.

According to its report, some downsizers move in with or nearby their adult children to help care for grandchildren. Or in some cases, the whole family will move to a house with a “granny flat” or they buy a home that has a laneway home to accommodate a senior who either needs some support or again can provide help with child care.

As seniors age, they tend to return to the city which they left to be among family and friends. Some Metro Vancouver Baby Boomers who retired to a more a rural or remote community sometimes return to their former community because proximity to medical facilities is convenient.

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Quest Marketing HONESTY, ACCOUNTABILITY, INTEGRITY… IMAGINE THAT Charmaine took over the project on July 4th, revamped the sales centre, created new signage, and hired a trusted salesperson to help her on the presentation centre floor. She shakes her head and laughs. “It was a huge undertaking, but by December, there were only four homes left, and at 6 p.m. on New Year’s Eve, we wrote the last contract.”

Latis in Cloverdale.

L

ike most great ideas, it was a problem that inspired Charmaine Betcher to launch Quest Marketing.

After spending almost 20 years working for many of Metro Vancouver’s major developers, she understood well the need for project marketing that’s highly targeted and engages the intended audience. She also saw many excellent projects from smaller, independent developers underperforming for no other reason than a marketing strategy that didn’t resonate with the intended audience.

And thus was born the concept of a marketing company that would specialize in quality projects on a smaller scale.

Creative New Style “Quest’s first project was in Cloverdale, an underperforming lowrise that was only half sold despite being on the market for two and a half years,” Charmaine says. “The company’s advertising budget was shot, the homes were overpriced, and the signage was no longer attracting any attention because it had been there so long.”

From the beginning, the developer was clear that the most obvious solution, a price reduction, was not an option. He also wanted the remaining 15 homes sold by the end of the year.

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Focused Dedication “There are many small or new developers who are great at building homes but they don’t understand the marketing aspect — so they think that just listing on MLS will do the trick.

It doesn’t,” she says.

“When I take on a project you get me focused entirely on marketing your development — you’ll never be dealing with a junior person on my staff,” Charmaine says. “I will tell you what I believe you need to do, I will respect your budget just the same way I would if it was my own money, and I will be honest. I’m not going to tell someone I can sell 10 homes every month if it’s only realistic to sell four — that doesn’t do anyone any good.”

Charmaine also has no hesitation rolling up her sleeves to go above and beyond getting the job done. On occasion, she’s supervised deficiency walkthroughs, organized key transfers, and even spearheaded navigating the myriad components that need to be taken care of before a disclosure statement can be fi led and sales launched.

Looking Ahead Charmaine is the first person to admit that some days she wondered why she’d embarked on this journey. “I’m currently marketing a project in Port Coquitlam and have three brand new projects of 50 to 100 homes each

Spring in Port Coquitlam.

Spring in Port Coquitlam.

coming up in the next six months in different Lower Mainland municipalities. So it’s busy, exciting and challenging. But this is something I’ve always wanted to do, because there is no professional marketing company that will take on a smaller sized project with budget limitations.

At Quest, we specialize in providing the hands on marketing expertise they need.”

She’s also adamant that Quest is not about selling ‘cool

Spring in Port Coquitlam.

and cutting-edge’ ideas with no thought given to how they will be executed or the client’s resources. “When I started Quest I said it’s all about honesty, integrity and accountability. An that’s exactly what the company will always stand for… imagine that.”

Complete information about Quest and their services is found at marketwithquest.com.

2015 Builder & Developer Annual

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Stat Chat

Investing in Vancouver Real Estate: Is the market risky or resilient?

by CAMERON MCNEILL

health based on strong industries, and our access to resources such as water and energy.

If you’re looking for a solid investment to park and earn money over time, real estate continues to perform well and if you’re looking into real estate, Vancouver is top of the list.

Although every real estate investment – no matter where in the world – has no guarantees, it’s nice to know that a lowrisk investment could be right in your own backyard.

To read Grosvenor’s complete report, visit www.grosvenor.com *Financial Post online April 21, 2015 Forget gold, buy a Vancouver condo if you want to stash your wealth, says world’s top money manager by Jonathan Burgos and Netty Ismail

ALMOST EXACTLY A YEAR AGO, A STUDY ISSUED BY THE EXPERIENCED AND

global organization, Grosvenor Group, named Vancouver as the second most ‘resilient’ city in the world for real estate investment. Vancouver even trumped wellknown real estate meccas like London and New York. Fast forward 365 days and it seems Vancouver’s reputation is holding strong. The Financial Post just recently reported* that Laurence Fink, CEO of the largest money management company in the world, BlackRock, has claimed buying a condo in Vancouver is better for storing wealth than gold! But what does all this mean exactly?

When looking to invest in real estate, particularly for the long-term, there are many considerations and calculations, and in the end they are all to answer the same question: How much risk is involved?

From micro and macro assessments, Vancouver was deemed less risky according to how well our city would likely respond to adverse events such as employment shifts, population changes, our country’s economic state and even the effects of climate change.

Ryan Beechinor, Grosvenor America’s Chief Operating Office says that they believe Vancouver — a city with its eye on the future and a magnet for multiculturalism — is one of the world’s great investment opportunities. “It is a city with a proven record of forward-looking design, urban planning, sustainable growth, and good governance,” said Beechinor.

Perhaps not coincidentally, Vancouver’s second place spot in Grosvenor’s report was bookended by two other major Canadian cities – Toronto and Calgary. Three Canadian cities taking the top three places as the best places on the planet to invest could be attributed to a well-governed country, an overall positive economic 48

2015 Builder & Developer Annual

Cameron McNeill is the owner of MAC Marketing Solutions, one of B.C.’s and Alberta’s leading real estate sales and marketing firms. Cameron also co-founded TAC Real Estate, a resale firm, and MPC Intelligence, a real estate market-research firm. Together with his experienced and dedicated team of sales, marketing and administration professionals, he has transacted more than 14,000 new homes and $5 billion in sales. Email him at cm@macmarketingsolutions.com or follow him on Twitter @mac_marketing

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Woodbridge TOGETHER WE STAND STRONGER

T

here’s no mistaking what inspires Jamie Howard. As a second-generation developer, he knows it takes time, attention to detail and a team effort to build homes that respond to both the demands of the Municipalities and more importantly to savvy home buyers.

As president of Woodbridge Homes, Jamie heads up a dynamic group of young professionals who share his vision and commitment. “I believe in investing in active, engaged team players who respond to the challenges of the dynamic market and are willing to to spend a lot of time exploring all aspects of a project and work together to find creative solutions that work for everyone. I absolutely encourage my team to look at a project from all sides.

It doesn’t matter if you’re in accounting, construction or marketing, if you have an idea of how to make our homes better I want to hear it. It’s a collaborative approach that empowers the team and creates better homes. It’s all about maximizing everyone’s potential.”

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Creative Solutions Jamie also applies the principle of maximizing potential to every project he undertakes, and he likes nothing better than the challenge of reimagining projects others have passed over.

“I tend to be hyper-focused on the functionality of spaces — whether that’s the interior design or the way homes are situated on a site,” he explains. “For example, when we purchased a site in South Surrey, we spent a lot of time looking at the site conditions and trying different home designs. We kept at it until we found a way to maximize the site efficiency, create an attractive streetscape and make the project viable. Niche is the perfect example of us working together as a team to find a solution to a complex problem.”

But by changing the setbacks and staggering the façades, the outcome was a community of 69 homes with a more visually appealing streetscape and well layed-out homes.

IT’S OFTEN THE SMALLEST THINGS THAT BECOME THE BIGGEST DIFFERENTIATORS.

Jamie Howard

Oh Wow Interiors Inside, Woodbridge homes have a sense of tranquility that comes only with meticulous attention to the fine details. “It’s often the smallest things that become the biggest differentiators,” Jamie says. “Things like having a built-in niche in the shower for shampoo and soap, or adding a few inches to the width of the bathroom so it will accommodate a bank of drawers rather than just an under-sink cabinet.”

He adds that even if you have a 15-foot wide living room, if the configuration doesn’t work for furniture placement it won’t be as functional as it could be. “So you might be better off creating a workstation between the living room and kitchen to provide a more flexible, interconnected way to use the space.”

Diligence throughout every step of the design process is critical. Even something as seemingly straightforward as colour combinations, Jamie stresses, can be the difference between “oh yeah?” and “oh wow!” and even the most contemporary, trendsetting tiles or lighting fi xtures won’t feel right if those combinations are wrong.

Respect for Reputation “I want Woodridge to be known for our competency, honesty and expertise,” Jamie says. “I believe any relationship is like a seesaw. By working together we can find great balance and have fun. In any project I know I bring strength and expertise to the table and I hire others who are strong and competent in their discipline. Together we give and take — teach and learn, lead and follow — and we find that balance and respect and have fun doing it.”

Looking Ahead With several projects including Blackberry Walk in Panorama Ridge and Rosemary Gate in South Surrey nearing completion, Woodbridge has is looking to the future with new ventures on the immediate horizon.

Service infrastructure is being installed at Oliver, a collection of 57 townhomes at 158th Street and 28th Avenue in South Surrey. Seasons at Cedar Sky will soon introduce two-, three-, and four-bedroom townhomes to the Chilliwack Mountain neighbourhood with its dazzling Fraser River Valley views. There’s a new single-family community under construction in Maple Ridge as well as Port Moody

condominiums conveniently situated in close proximity to the new Evergreen SkyTrain line. And Woodbridge’s first foray into Washington, a partnership with Seattle’s Denizen Development Group to build eight infill townhomes, is underway.

Woodbridge has plans for a 15-acre townhome community on the southwest edge of Surrey’s Tynehead Park. “Two sides of the property adjoin the park,” Jamie says, adding there has been no new development in the area for many years.

Part of the Neighbourhood “My vision of success is to be proud of everything I do, to be a strong partner, and to find opportunities where the strength of my relationships, my experience and attention to detail will add value to the development, the community and untimately, the homeowners,” Jamie says. “We don’t cut corners and we don’t do cookie cutter designs. What we do is concentrate on the details and learn from every venture.

I was born and raised in Vancouver.

Both my parents were born and raised here. So it’s only natural that we will continue this legacy to build homes and raise another generation of visionaries in Vancouver.”

For information on all Woodbridge communities, visit wbhomes.ca.

2015 Builder & Developer Annual

51

The Mortgage Minute

What’s all the fuss about a

market correction?

by PETER KINCH

PICK UP ANY NEWSPAPER TODAY and no one could blame you if you got a little worried about a pending market correction in Canadian real estate. Are Canadians taking on too much debt? Is there a housing bubble about to burst?

What if there is a market correction?

The real question is, “Do Canadian homeowners or prospective buyers need to be concerned?”

Every time there is talk about a market correction in Canadian real estate, the tone is quite negative. But let’s take a closer look at that situation: rather than argue about whether we may (or may not) face a market

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correction in the future, let’s analyze what it really means to Canadians if one were to happen.

FIRST-TIME HOMEBUYERS

If you’re a first-time homebuyer, you have likely felt the pinch of the rising cost of housing. So a slight market correction would be welcome news. You can still get into home ownership with only five per cent down, but since your maximum amortization is limited to 25 years, a drop in pricing is exactly what you’ll need to be able to get into this market.

Conclusion: A market correction is a good thing for you.

CURRENT HOMEOWNER BUYING OR SELLING – MOVING UP OR DOWNSIZING

It is rare that someone buys a home without selling their home first. If you are a homeowner and you’re looking for the

FOCUS ON WHAT YOUR BOTTOM LINE “NET” IS, RATHER THAN WHAT YOU THOUGHT OR HAD HOPED TO SELL YOUR HOME FOR. right time to sell your home so you can buy another, you may be concerned that the price of your current home is dropping.

But let’s take a closer look at that: assume the value of the home you are selling drops by 10 per cent. Let’s also assume that you plan to buy another home (whether upsizing or downsizing). The key to remember in a downturn market is that the person selling their home to you is going through the exact same thing. In other words, if the value of your home dropped 10 per cent, so too did the value of the new home you are buying. Focus on what your bottom line “net” is, rather than what you thought or had hoped to sell your home for.

Conclusion: In most cases, the net effect of a market correction is zero.

REAL ESTATE INVESTOR OR SECOND-HOME BUYER

If you are buying real estate as an investment either for cash flow or as a second home, then this is the perfect market condition for you. When there are more sellers than buyers, you have more bargaining power. If you can negotiate a better deal and pay less for the property you are looking for, it simply makes the deal that much more affordable.

Conclusion: You should be hoping for a market correction.

and you can still afford your monthly payments, then all you need to do is sit and wait and go about your normal life until the market bounces back – which it has done for the past 100 years.

Conclusion: A market correction may have zero impact on you.

In the end, the headlines will continue to talk of impending market corrections.

The key for you is to decipher one of three things: 1» Is this a real concern?

2» Is this an opportunity? Or, 3»Are you just getting worked up about nothing?

Bottom line: A lot of people will fret about this topic over the water cooler tomorrow morning – but the majority of them really don’t need to.

CURRENT HOMEOWNER WITH NO PLANS TO SELL

The majority of Canadians fall into this category, and let’s be honest – the single biggest reason we worry about a housing correction is the fear that it will erode our home equity and net worth. Over the last decade, a significant amount of the net worth of Canadians has been tied up in their home equity, and this has provided the foundation for a lot of retirement plans – so there is obvious concern. But should there be?

For the majority of Canadians, the plan is to stay in their current home for at least three to five years. So here’s a simple fact: equity is only gained or lost the day you sell. In other words, if the value of your home were to drop by 10 per cent tomorrow, you may feel anxiety over the drop in your net worth – but it would only be on paper unless you actually sold your home tomorrow. If you have no intention of selling soon

Peter Kinch is an award-winning mortgage broker and best-selling author of The Canadian Real Estate Action Plan Visit peterkinch.com or contact him at peter@peterkinch.com 2015 Builder & Developer Annual

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In the News

A new report takes a fresh look at

Vancouver’s HIGH COST OF HOUSING

by MICHELLE HOPKINS IT’S NO SURPRISE TO ANYONE LIVING IN METRO VANCOUVER

that Vancouver has been ranked among the most unaffordable real estate markets in the world, second only to Hong Kong.

The findings are from the 11th annual Demographia International Housing Affordability Survey 2015, which tracked 378 metropolitan markets.

This survey calculated affordability by comparing median house prices with median incomes. However, a new report released on April 20th by Metro Vancouver offers a new way of looking at the affordability of housing.

The Metro Vancouver Housing and Transportation Cost Burden Study – A New Way of Looking at Affordability (H+T Study) links housing affordability with transportation costs.

Typically, housing is considered affordable if a household is spending less than 30 per cent of pre-tax income on it.

However, housing and transportation costs are closely linked and represent the two largest expenditures for many working households.

“We collect, synthesize and analyze a lot of data and then look for stories that emerge from this data,” says Elisa Campbell, director, Regional Planning, Policy and Environment for Metro Vancouver of how the report came to being. “With an expected one million more people projected to move to Metro Vancouver by 2040, it was important for us to look at the affordability from a transportation and housing outlook combined.”

The H+T Study highlights the connection between housing affordability, transportation and the regional economy by examining the collective housing and transportation cost burden for working households - households earning less than $75,000 per year.

“You can’t simply take housing costs without including transportation costs because a very different picture emerges,” adds Campbell. “The further you live outside of the downtown core, the more expensive your transportation costs will be … car insurance, parking costs, fuel, car maintenance, transit and commute lengths. Our study shows that sometimes it’s not cheaper to live further away.”

Owners with mortgages paid, on average, 40 per cent of their pre-tax income for housing and transportation, while renters paid 49 per cent. The study shows that many families are struggling under the weight of a heavy housing and transportation cost burden.

Although people understand that there is a trade-off between housing costs and transportation costs - as they move to more suburban locations outside Metro Vancouver to achieve more affordable housing, their transportation costs will increase. For the first time, the Study quantifies 54

2015 Builder & Developer Annual

transportation costs and combines them with housing costs to provide a more complete measure of affordability for working households.

In particular, the analysis reveals that low and moderate income households shoulder a heavy housing and transportation cost burden that is beyond their financial capacity. Expanding the reach of frequent transit in the region will help households in rapidly growing communities be less-auto dependent and reduce their transportation expenditures.

“Statistic shows that low-income rental household spends on average 70 per cent of pre-taxed income on housing and transportation costs,” she says. “This is staggering and affects a family’s ability to pay for child care and food.”

In the end it is imperative, says Campbell that more dialogue needs to occur between private and public partners to better understand the connections, challenges and integrated solutions that are possible when housing, transportation and the economy are considered together.

“We do know that our regional economy relies on attracting a bright workforce and if these professionals can’t afford to live in Metro Vancouver, they won’t move here,” Campbell says. “We need to find ways to link frequent transit and affordable housing… We are in the process of convening organization partners to have the conversation.”

To read the full report, visit the attachment 5.3 at metrovancouver.org/boards/RegionalPlanning/ RPL-April_24_2015-Agenda.pdf

Metro Vancouver’s exciting home improvement and design magazine

FREE METRO VANCOUVER EDITION www.homedecorandrenovations.com

TQ Construction UPDATES AND RE-IMAGINES THE TRUSTY VANCOUVER SPECIAL

Expert design advice for free! Featuring the newest and hottest design trends for your home, inside and out.

EVERYTHING TO DISCOVER AT THE

2015 HOME + GARDEN SHOW

How to Revitalize

YOUR TRADITIONAL HOME

FEB - MAR 2015 VOLUME 14 ISSUE 1

Wesgroup LONG HISTORY OF LOOKING FORWARD

The 130-acre River District is the last and largest waterfront neighbourhood in Vancouver.

W

ith more than 30 years of residential building experience, it’s no surprise Wesgroup’s portfolio is diverse. The company has successfully built all residential forms — single-family houses, townhomes and condominiums — and they have long been considered visionary in creating master-planned communities. Through ParkLane, more than 6,000 families in 100 communities are proud to live in a Wesgroup home.

The company also owns and manages over 2.2 million square feet of commercial, industrial and retail property.

Wesgroup’s holistic design principles demonstrate their commitment to creating sustainable, people-centered communities, as people are all shaped by the social, physical, emotional and environmental stimuli that surround them. Wesgroup’s thoughtful community design enhances the well being of everyone who lives or visits, by creating authentic connections between people, places and amenities.

Whether it’s greenways for cycling and walking, integrated rainwater management systems or inviting spaces where neighbours can gather and converse, this framework helps create engaged, healthy and connected communities.

Master-Planned on a Grand Scale Wesgroup currently has two extensive master-planned communities — River District in Vancouver and Brewery District in New Westminster. Both are taking a new approach to the master-planned concept that’s been a mainstay of Wesgroup’s success.

Located on the last, and largest waterfront property in Vancouver, 56

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Wesgroup’s 130-acre River District is preparing to launch Town Centre Homes — approximately 680 homes and new services including banks, cafés and shops, plus an eagerlyanticipated grocery store. There will also be a 14,000-plus-square-foot amenity building featuring an aquatic centre, gym and squash courts for the exclusive use of Town Centre residents.

“The River District site was one of the largest, if not the largest, rezoning since the Expo lands,” says Jarvis. “It took about 10 years to obtain the zoning and an official development plan from the City of Vancouver while also listening and responding to feedback from the local community.”

For Wesgroup, it represents a rare opportunity to build a community, quite literally, from the ground up.

Ultimately, River District will provide approximately 7,000 homes — homes

One Town Centre at River District includes a 14,000+ sq. ft. amenity building.

Brewery District’s first tower, The Sapperton, features a 14,000+ sq. ft. fitness and aquatic centre.

designed to meet the lifestyle requirements of a divers array of homeowners from first time buyers to growing families to downsizers.

Farther east on the Fraser River, in New Westminster’s Sapperton neighbourhood, Brewery District has transformed the site of the Labatt’s Brewery into a hub of social activity.

Two head offices — TransLink and the Health Sciences Association — are already well established, along with shops and services like Save-On Foods, Take Five Café, Brown’s SocialHouse, Starbucks, Shopper’s Drug Mart and TD Bank. Beau notes it’s an unusual perk because most developments begin with residential and then build the retail.

Brewery District is also the epitome of a transit-oriented neighbourhood since it is located adjacent to the Sapperton SkyTrain station. Buying a condo next to a rapid transit

Located adjacent to the Sapperton SkyTrain Station, Brewery District is a pedestrian-friendly social hub.

station is like buying waterfront, as it’s a very limited commodity and thus extremely desirable. And compared to other areas of the Lower Mainland, Brewery District homes offer value, convenience and accessibility, while having shopping and dining right at your doorstep.

Brewery District’s first of four towers, The Sapperton, is now selling and offers 116 homes on 15 storeys as well as a limited collection of two- and three-level townhomes, a rarity in New Westminster. Amenities include a 1,000 square-foot rooftop deck, a 9,500 square-foot park area and and a 10,000 square foot premium fitness centre with high-end fitness facility, squash court, sauna and steam room.

For information about Wesgroup and their communities, visit wesgroup.ca.

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Industry Insider

WHAT DOES

Green really mean Understanding the jargon of energy efficiency

by BOB DE WIT

GOING GREEN CAN BE A BAFFLING EXPERIENCE WITH ALL THE NEW

terminology that gets tossed around. But what does it really mean?

To start with, if a house is considered “green” it doesn’t necessarily mean it doesn’t have a “carbon footprint,” just that it is an improvement upon the current state of the art. As technology improves and building codes progress to higher standards, all houses get greener as they utilize resource-efficient, environmentally friendly, construction practices and products.

So for those of you who want to get really green and seek out a builder or renovator to help you make it happen, the following definitions should give you a better understanding of four of the most common energy-efficient home terminologies: ENERGY-EFFICIENT HOME: A home that consumes less energy than older, comparable homes, without compromising service to homeowners and occupants.

Energy efficiency is achieved by incorporating innovative technology into new construction or renovation such as improved thermal envelopes, solar-oriented construction, low-e windows and efficient appliances. Note that energy efficiency and energy conservation are different in that conservation efforts reduce or eliminate services to save energy.

(NET) ZERO ENERGY HOME: a home in which energy production and consumption are equal.

Energy production, perhaps most commonly addressed through home solar panel installation, must be equal to the family’s needs. To help achieve net zero energy, the home should be designed using a holistic, whole-house approach that strives for efficiency and reduces energy consumption without sacrificing service or comfort. To see examples of zero energy homes, check out GVHBA member Vanglo Sustainable Construction Group at vanglo.ca (NET) ZERO ENERGY-READY HOME (N): a home that is outfitted with the necessary structural, technological support to install energy producing technologies.

Net zero energy-ready homes are appropriate for home owners who plan to install energy producing technology in the future but do not have the means or goal to do so at the present time; however, when it comes time to install such technology, the home just needs to be plugged in to harness the produced energy.

(NET) POSITIVE ENERGY HOME (N.):

a home that produces a surplus of energy that isn’t needed for the operation of the home.

These are homes that can receive credit for the excess energy returned to the grid that is produced by the energy technologies and saved by energyefficiency measures. A high profile example of a home like this has been built in North Vancouver by GVHBA member Naikoon Construction naikooncontracting.com/midori-uchi/ .

Getting past the words, going green means saving money. It’s the ultimate in doing good for the environment while doing well for ourselves. At GVHBA we’re committed to recognizing those builders who are leading the charge toward sustainable home construction.

To find a builder like Naikoon or Vanglo, who can help build or renovate your green dream house, check out: gvhba.org

Bob de Wit is the CEO of the Greater Vancouver Home Builders’ Association (GVHBA), a not-for-profit society representing the residential construction industry in the Greater Vancouver Area.

Celebrating 40 years in 2014, GVHBA has more than 800 members and is proudly affiliated with the provincial and national Canadian Home Builders’ Associations.

You can reach Bob at bob@gvhba.org.

2015

Metro Vancouver Builders’ Annual Roster

CUSTOM BUILDERS Artisan Construction Inc. 7007 - 68th Steet Delta BC V4L 2M4 (604) 720-5471 www.artisanconstruction.ca

Barone Developments Ltd. 1032 Ravenswood Drive Anmore, BC V3H 5M6 (604) 779-6469 info@baronedevelopments.ca

Blackfish Homes and Construction Ltd. #107, 1305 Welch St. North Vancouver, BC V7P 1B3 (604) 980-0814 www.blackfishhomes.ca

Bolar Development Group Ltd. Suite #103, 8580 Oak Street Vancouver, BC V6P 4B1 (604) 736-3766 www.bolar.ca Bomex Construction Ltd. #411, 1111 East 27 Street North Vancouver, BC V7J 1S3 (604) 720-9112 www.bomex.net

AspenRidge Construction Ltd. 552 Lehman Place Port Moody, BC V3H 3Z6 (604) 781-0524 www.aspenridge.ca

Bellex Custom Homes Ltd. #200, 2232 Marine Drive West Vancouver, BC V7V 1K4 (604) 925-5651 www.bellexhomes.com

Aspera Homes Inc. 1708 West 6th Avenue Vancouver, BC V6J 5E8 (604) 537-5343 www.asperahomes.com

Best Builders Ltd. 1338 - 56th Street Delta, BC V4L 2A4 (604) 943-2378 www.bestbuilders.ca

Blue Sky Properties Inc. #1100, 838 West Hastings Street Vancouver, BC V6C 0A6 (604) 299-1363 www.blueskyproperties.ca

Briar Design & Construction Ltd. 5415 Kincaid Street Burnaby, BC V5G 1W1 (604) 432-7060 www.BriarRenos.com

Balandra Development Inc. Blundell Post Office P.O. Box 26529 Richmond, BC V7C 5M9 (604) 274-5774 www.balandra.ca

Billingsley Construction Ltd. 450 West 37 Avenue Vancouver, BC V5Y 2N3 (604) 618-4684 www.billingsleyconstruction.com

Boda Construction Ltd. 4307 Morgan Crescent West Vancouver, BC V7V 2P1 (604) 926-6644 www.bodaconstruction.com

Buchmann Built Inc. #219, 34A - 2755 Lougheed Hwy Port Coquitlam, BC V3B 5Y9 (604) 537-9593 www.buchmannbuilt.com

Blue Ocean Construction Inc. #221, 17 Fawcett Road Coquitlam, BC V3K 6V2 (604) 520-6931 www.blueoceanconstruction.com

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Mosaic Avenue Construction Ltd. #500, 2609 Granville Street Vancouver, BC V6H 3H3 (604) 685-3888 www.mosaichomes.com

Boffo Developments Ltd. #200, 4580 Hastings Street Burnaby, BC V5C 2K4 (604) 299-3443 www.boffo.ca

Sunmark Developments Ltd. #109, 12827 - 76th Avenue Surrey, BC V3W 2V3 (604) 597-7896 www.sunmarkdevelopments.com

Build-Pros Construction Ltd. 4465 Ruskin Place North Vancouver, BC V7R 3P7 (604) 780-8118 www.buildpros.ca Burtnick Enterprises Ltd. PO Box 371, 5531 Derby Road Sechelt, BC V0N 3A0 (604) 885-5993 www.belbuilders.ca Camelot Projects Ltd. #213, 2438 Marine Drive West Vancouver, BC V7V 1L2 (604) 828-4614 www.camelotprojects.ca Cantera Management Group Ltd. 7684 - 232 Street Langley, BC V1M 3R9 (604) 888-1717 www.canteragroup.com Cavalier Homes Ltd. #2, 12530 - 241 Street Maple Ridge, BC V4R 2V8 (604) 466-5078 www.cavalierhomes.net Chrisdale Homes Ltd. #215 - 4946 Canada Way Burnaby, BC V5G 4H7 (604) 298-1222 www.chrisdalehomesbc.ca Clay Construction Inc. 26055 - 5A Avenue Langley, BC V4W 2K6 (604) 725-7844 www.clayconstruction.ca CMP Development Group Ltd. #1201, 838 West Hastings Street Vancouver, BC V6C 0A6 (604) 299-1363

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COPA Development Corporation #209, 515 West Pender Street Vancouver, BC V6B 6H5 (604) 683-0850 www.copacorp.ca Cordovado Development Inc. (604) 861-5652 www.cordovadohomes.ca Cornerstone Building Solutions Ltd. 8520 River Road Delta, BC V4G 1B5 (888) 329-5162 www.cornerstonecbs.com D & G Westcoast Homes Ltd. 3482 MacKenzie Avenue Powell River, BC V8A 5G2 (604) 485-3910 Davidson Walker Construction Ltd. 1686 West 75 Avenue Vancouver, BC V6P 6G2 (604) 877-1284 www.davidsonwalker.com Eagle Eye Construction 8045 Northwood Road Halfmoon Bay, BC V0N 1Y1 (604) 885-4557 www.eagleeyeconstruction.ca Econ Group Construction & Development Ltd. #402, 510 Chesterfield Avenue North Vancouver, BC V7M 2L9 Toll-free: (866) 439-3266 www.econgroup.ca

Fairborne Homes Ltd. #1450, 1090 West Georgia Street Vancouver, BC V6E 3V9 (604) 687 8686 www.fairborne.com

J.E.D. Projects Ltd. #311, 4759 Valley Drive Vancouver, BC V6J 4B7 (604) 838-0386 www.jedprojects.ca

Falcon Homes & Design Inc. (604) 941-2092 www.falconhomes.com

JDL Homes Vancouver 1910 Ontario Street Vancouver, BC V5T 4G6 (604) 568-9983 www.jdlhomesvancouver.com

Flame Engineering & Construction (494743 B.C. Ltd.) #140, 34A - 2755 Lougheed Hwy Port Coquitlam, BC V3B 5Y9 (604) 949-0089 GM Projects Ltd. PO Box 1629 Gibsons Gibsons, BC V0N 1V0 (604) 220-1946 www.gmprojects.ca G. Wilson Construction Co. Ltd. 161 West 4 Avenue Vancouver, BC V5Y 1G4 (604) 873-8013 www.gwilsonconstruction.com G.D. Nielsen Developments Ltd. 2405 Bellevue Avenue West Vancouver, BC V7V 1E1 (604) 926-4211 www.gdnielsen.com Green City Builders Inc. 143 Kanaka Road, Salt Spring Island, BC V8K 2A9 (604) 336-0058 www.greencitybuilders.ca Harald Koehn Construction Ltd. #204, 1037 West Broadway Vancouver, BC V6H 1E3 (604) 737-2800 www.haraldkoehn.com

J.W.C. Construction Ltd. 1755 Orkney Place North Vancouver, BC V7H 2Z1 (604) 929-2675 www.jwc-construction.ca KAY West Homes Ltd. 232 Donaghy Avenue North Vancouver, BC V7P 2L5 (604) 924-3864 www.kaywesthomes.com Kenorah Construction & Design Ltd. #103, 5461 - 12 Avenue Delta, BC V4M 2B2 (604) 940-2767 www.kenorah.com Kensington Homes Ltd. (604) 618-5618 www.kensingtonhomes.ca Kerr Construction 1676 West 75 Avenue Vancouver, BC V6P 6G2 (604) 263-0343 www.kerrconstruction.ca Kindred Construction Ltd. #308, 2150 West Broadway Vancouver, BC V6K 4L9 (604) 736-4847 www.kindredconstruction.com

Concert Properties Ltd. 9th Floor, 1190 Hornby Street Vancouver, BC V6Z 2K5 (604) 688-9460 www.concertproperties.com

Ellenwood Homes Ltd. 624 Seventh Street, Nelson B.C. V1L 2Z7 (250) 505-2001 www.ellenwoodhomes.ca

Hawkstream Homes Ltd. 14098 - 18 Avenue Surrey, BC V4A 6V1 (604) 897-8900

Kliewer Bros. Construction Ltd. PO Box 42043 Vancouver, BC V5S 4R5 (604) 764-7606 www.kbcdevelopments.com

Construction by Design CBD Consulting Ltd. 1839 Lemax Avenue Coquitlam, BC V3J 2C5 (604) 936-4866

Euro Canadian Construction Corp.

(604) 526-7558 www.eurocanadianconstruction.com

Intermind Design Inc. 232 - 3 Avenue New Westminster, BC V3L 1M1 (604) 338-9936 www.interminddesign.com

Kooney Homes Ltd. #16, 2630 Croydon Drive, Surrey, BC V3S 6T3 (778) 945-2050 www.kooneyhomes.com

2015 Builder & Developer Annual

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Vesta Properties Ltd. #101A, 9770 - 196A Street Langley, BC V1M 2X5 (604) 888-7869 www.vestaproperties.com

Portrait Homes #1100, 21320 Westminster Highway Richmond, BC V6V 2X5 (604) 270-1889 www.portraithomes.ca

Forge Properties #3, 15777 Marine Dr. White Rock, BC V4B 1E5 (778) 294-2920 www.forgeproperties.ca

Lanstone Homes Ltd. PO Box 12106 Murrayville RPO Langley, BC V3A 9J5 (604) 533-0881 www.lanstonehomes.com Lentel Construction Co. Ltd. (604) 946-9016 www.lentelconstruction.com Lido Properties Ltd. 724 East 24 Avenue Vancouver, BC V5V 2A5 (604) 838-7676 Lighthouse Construction Inc. 5488 Rawling Crescent Delta, BC V4M 1J3 (604) 948-9897 www.lighthouseconstruction.ca Marathon Homes Ltd. #102, 15272 Croydon Drive Surrey, BC V3S 0Z5 (604) 538-6300 www.marathonhomes.ca Marcraft Homes Ltd. Unit 212, 3190 St Johns St. Port Moody, BC V3H 2C7 (604) 461-2560 www.marcrafthomes.com Meridian Pacific Construction Inc. 192 West 47 Avenue Vancouver, BC V5Y 2X9 (604) 875-8035 www.meridianpacific.net MLux Homes Inc. 1057 Seymour Street Vancouver, BC V6B 3M3 (604) 771-6996 www.mluxhomes.com

My House Design / Build Team Ltd. #2, 15356 Fraser highway Surrey, BC V3R 3P5 (604) 694-6873 www.myhousedesignbuild.com N. Moscone Contracting Ltd. #542, 34A - 2755 Lougheed Hwy Port Coquitlam, BC V3B 5Y9 (604) 787-8786 www.mosconedevelopments.com Naikoon Contracting Ltd. #3, 342 East Esplanade North Vancouver, BC V7L 1A4 (778) 340-1566 www.naikooncontracting.com Nathan Construction Ltd. 2223 124 St, South Surrey British Columbia, V4A 3M6 (604) 535-8803 www.nathan-construction.com Natural Balance Home Builders 3288 Dunbar Street Vancouver, BC V6S 2C3 (778) 330-7607 www.nbhb.ca Niebuhr Construction 12231 Bridgeport Road Richmond, BC V6V 1J4 (604) 290-8022 www.niebuhrhomes.com Nesseler Construction Ltd. 5130 Wilson Drive Delta, BC V4M 1P4 (604) 813-1333 www.nesselerconstruction.com Noort Development Ltd. #101, 403 - 6 Street New Westminster, BC V3L 3B1 (604) 526-3604 www.noorthomes.com

Mount Royal Developments Ltd. 2456 West King Edward Avenue Vancouver, BC V6L 1T4 (604) 649-3885 www.mountroyaldev.com

North Rock Homes Ltd. 15532 - 59 Avenue Surrey, BC V3S 4N8 (604) 626-7100 www.northrockhomes.ca

MP Construction Ltd. 956 Underhill Drive Delta, BC V4M 2V5 (604) 816-4276 www.mpconstruction.ca

NWI Contracting Ltd. #7, 7228 Winston Street Burnaby, BC V5A 2G9 (778) 568-3665 www.nwicontracting.com

Nycon Services Ltd. (604) 317-1982 www.nycon.ca Oakvale Developments Ltd. #203, 22320 Lougheed Highway Maple Ridge, BC V2X 2T4 (604) 466-2794 www.oakvale.ca Paramax Homes Ltd. 2168 Marine Dr West Vancouver, BC V7V 1K3 (604) 281-2232 www.paramaxhomes.com PCC Paramount Construction Corporation #346, 19567 Fraser Highway Surrey, BC V3S 9A4 (604) 721-0103 Penmat Contracting & Project Management Ltd. #201, 204 Cayer Street Coquitlam, BC V3K 5B1 604.521.4300 www.penmat.ca PHY Construction Ltd. #417, 8120 Jones Road Richmond, BC V6Y 4K7 (604) 716-1528 www.phyhomes.ca Quinton Construction Ltd. #351, 1275 West 6th Avenue Vancouver, BC V6H 1A6 www.quintonconstruction.com R.A.B Properties Ltd. #310, 9440 - 202 Street Langley, BC V1M 4A6 (604) 513-2200 www.rab.ca Rain City Renovations 4515 Gothard Street Vancouver, BC V5R 3K8 (778) 896-7887 www.raincityrenos.com Reid Developments Ltd. (604) 612-0149 www.ReidDevelopmentsBC.com reVISION Custom Homes Renovations Inc. 338 West 8th Ave. Suite 202 Vancouver, BC (604) 835-4033 www.revisionrenovations.com

RJR Construction Management Ltd. Unit 119, 3989 Henning Drive Burnaby, BC V5C 6P8 (604) 254-1760 www.rjrrenovator.com Roadhouse Homes Ltd. #326, 47 - 20821 Fraser Hwy Langley, BC V3A 0B6 (604) 649-5402 www.roadhousehomes.ca Sage Construction Ltd. #1, 3349 Dunbar Street Vancouver, BC V6S 2B9 (604) 569-2692 www.sageconstruction.ca Sanremo Builders & Supply Ltd. 1449 Pipeline Road Coquitlam, BC V3E 2X2 (604) 999-6155 www.sanremobuilders.com Serenity Homes 7830 - 110 Street Delta, BC V4C 4H5 (604) 952-0821 www.serenityhomes.ca Smallworks Studios / Laneway Housing Inc. Unit 2, 116 West 8 Avenue Vancouver, BC V5Y 1N2 (604) 264-8837 info@smallworks.ca www.smallworks.ca Solution Renovations #501, 3292 Production Way, Burnaby, B.C. V5A 4R4 (604) 817-6093 www.solutionrenovations.com Somerset Homes 2225 Folkstone Way West Vancouver, BC V7S 2Y6 (604) 926-8531 www.somersetcustomhomes.ca Star Properties Inc. #202, 5128 Victoria Drive Vancouver, BC V5P 3V2 (604) 639-8883 www.starproperties.ca Surfside Construction 14608 West Beach Avenue White Rock, BC V4B 2T8 (604) 531-1667 www.surfsideconstruction.ca 2015 Builder & Developer Annual

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Concert Properties Ltd. 9th Floor, 1190 Hornby Street Vancouver, BC V6Z 2K5 (604) 688-9460 www.concertproperties.com

Dreamstar Developments 5757 Kettle Crescent West Surrey, BC V3S 8R6 (604) 372-2275 www.dreamstarliving.com

Intracorp Projects Ltd. #900, 666 Burrard Street Vancouver, BC V6C 2X8 (604) 801-7000 www.intracorp.ca

Tavan Developments Ltd. #150, 628 East Kent Avenue South Vancouver, BC V5X 0B2 (604) 263-3026 www.tavandevelopments.com Tasa Construction Ltd. #106, 8557 Government Street Burnaby, BC V3N 4S9 (604) 522-8212 www.tasaconstruction.com TDH Homes Ltd. 2048 Palliser Avenue Coquitlam, BC V3K 1W7 (604) 562-3841 www.tdhhomes.ca T.Q. Construction Ltd. #106, 8988 Fraserton Court Burnaby, BC V5J 5H8 (604) 430-9900 www.tqconstruction.ca Trademark Custom Homes & Renovations Suite 200, 6245 - 136th St. Surrey, BC V3X 1H3 (604) 590-1155 Â www.trademark.ca Trillium Project Management Ltd. #104, 1525 West 8 Avenue Vancouver, BC V6J 1T5 (604) 714-0904 Upward Construction & Renovation Ltd. #101, 1305 Welch St North Vancouver, BC V7P 1B3 (778) 340-1355 www.upwardconstruction.ca

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BUILDERS - SINGLE FAMILY Aspera Homes Inc. 1708 West 6th Avenue Vancouver, BC V6J 5E8 (604) 537.5343 www.asperahomes.com Auracal 724 East 24 Avenue Vancouver, BC V5V 2A5 (604) 838-7676 Alchemy Construction Ltd. 1537 Welch Street North Vancouver, BC V7P 1B5 (604) 980-3149 www.alchemyconstruction.ca Ambros Constructors Ltd. #204, 15955 Fraser Highway Surrey, BC V4N 0Y3 (604) 591-1450 www.ambrosliving.com Azura Management Corp.

15561 Marine Drive White Rock, BC V4B 1C9 (604) 536-7333 British Pacific Properties Limited #1001, 100 Park Royal West Vancouver, BC V7T 1A2 (604) 925-9000 www.britishproperties.com Burtnick Enterprises Ltd. P.O. Box 371, 5531 Derby Road Sechelt, BC V0N 3A0 (604) 885-5993

Urban Wood Contracting LTD 1408 Cambridge Drive Coquitlam, BC V3J 2P7 (604) 808-2753 www.urbanwood.ca

Canadoo Enterprises Inc. 1363 McLean Drive Vancouver, BC V5L 3N7 (604) 687-6252 www.canadoo.ca

Vision Built Construction Ltd. 1804 Maple Street Vancouver, BC V6J 3S7 (604) 317-2045 www.visionbuilt.ca

Coniston Developments Ltd. 17005 Greenway Drive Surrey, BC V4N 5C5 (604) 575-0310 www.conistondevelopments.com

2015 Builder & Developer Annual

ConVerge Construction Ltd. #108, 31413 Gill Avenue Mission, BC V4S 0C4 (604) 814-3401 www.convergeconstruction.ca Cordovado Development Inc. (604) 861-5652 www.cordovadohomes.ca Econ Group Construction & Development Ltd. #402, 510 Chesterfield Avenue North Vancouver, BC V7M 2L9 1(866) 439-3266 www.econgroup.ca EJM Construction Management Inc. #205, 18428 - 53 Avenue Surrey, BC V3S 7A4 (604) 575-7780 www.ejmgroup.com Epic Homes #201, 20050 Stewart Crescent Maple Ridge, BC V2X 0T4 (604) 465-6886 www.epichomes.info Euro Canadian Construction Corp. #801, 1445 Marpole Ave. Vancouver BC V6H 1S5 eurocanadian@shaw.ca (604) 526-7558 www.eurocanadianconstruction.com Foxridge Homes, Qualico Company #310, 5620 - 152 Street Surrey, BC V3S 3K2 (778) 571-2111 www.foxridgehomes.ca G.D. Nielsen Developments Ltd. 2405 Bellevue Avenue West Vancouver, BC V7V 1E1 (604) 926-4211 www.gdnielsen.com Genex Development Corp. #103, 2428 King George Hwy Surrey, BC V4P 1H5 (604) 536-4663 www.genexdevelopment.ca Gramercy Developments Ltd. #306A, 15252 32nd Avenue, Surrey, BC V3Z 0R7 (604) 536-3069 www.gramercy.ca

Green City Builders Inc. 143 Kanaka Road, Salt Spring Island, BC V8K 2A9 (250) 537-6296 www.greencitybuilders.ca Hawkstream Homes Ltd. 14098 - 18 Avenue Surrey, BC V4A 6V1 (604) 897-8900 Jagpal Development Ltd. Mr. Navi Jagpal 16117 - 30 Avenue Surrey, BC V3S 0Z8 (604) 779-4949 Fax: (604) 536-4155 njagpal@shaw.ca www.jagpaldevelopment.com Kooney Homes Ltd. #216, 2630 Croydon Drive, Surrey, BC V3S 6T3 (778) 945-2050 www.kooneyhomes.com Linwood Homes Ltd. 8250 River Road Delta, BC V4G 1B5 1-888-546-9663 www.linwoodhomes.com M. Jorjezian Investments Corp.

Suite 110, 12761 - 16th Avenue Surrey, BC V4A 1N2 (604) 536-3427 www.mjicorporation.com Marathon Homes Ltd. #102, 15272 Croydon Drive Surrey, BC V3S 0Z5 (604) 538-6300 www.marathonhomes.ca Maskeen Development Ltd. 12708 - 80 Avenue Surrey, BC V3W 3A7 (604) 502-9096 www.maskeen.ca Morningstar Homes Ltd. 2nd Floor, 946 Brunette Avenue Coquitlam, BC V3K 1C9 (604) 521-0038 www.morningstarhomes.bc.ca

50

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Woodbridge #200, 1450 Creekside Drive Vancouver, BC V6J 5B3 (604) 736-8845 www.wbhomes.ca

Wesgroup Suite 910, Four Bentall Centre 1055 Dunsmuir Street Box 49287 Vancouver, BC V7X 1L3 (604) 648-1800 www.wesgroup.ca

N. Moscone Contracting Ltd. #542, 34A - 2755 Lougheed Hwy Port Coquitlam, BC V3B 5Y9 (604) 942-0606 www.mosconedevelopments.com

Portrait Homes Ltd. #1100, 21320 Westminster Hwy Richmond, BC V6V 2X5 (604) 270-1889 www.portraithomes.ca

Nesseler Construction Ltd. 5130 Wilson Drive Delta, BC V4M 1P4 (604) 813-1333 www.nesselerconstruction.com

R.A.B. Properties Ltd. #310, 9440 - 202 Street Langley, BC V1M 4A6 (604) 513-2200 www.rab.ca

Noort Development Ltd. #101, 403 Sixth Street, New Westminister, BC V3L 3B1 (604) 526-3604 www.noorthomes.com

Raicon Developments Inc. Suite 100, 17650 - 66A Avenue Surrey, BC V3S 4S4 (604) 372-0880 www.raicon.ca

Nordel Construction Ltd. #701, 17665 - 66A Avenue Surrey, BC V3S 2A7 (604) 576-4838 www.nordelhomes.com

Ralli Estates Ltd. P.O. Box 303 Port Coquitlam, BC V3C 4K6 (604) 476-0264

Nycon Services Ltd. 40884 The Crescent Squamish, BC V8B 0P8 (604) 317-1982 www.nycon.ca Oakvale Developments Ltd. #203, 22320 Lougheed Highway Maple Ridge, BC V2X 2T4 (604) 466-2794 www.oakvale.ca Oakwood Homes Inc. Unit #204, 7928 128th St. Surrey, BC V4W 4E8 (604) 825-8527 ParkLane Homes Ltd. #2000, Four Bentall Centre 1055 Dunsmuir Street, PO Box 49379 Vancouver, BC V6X 1L5 (604) 648-1800 www.parklane.com Penta Homes Ltd. 12011 - 3rd Avenue, Richmond, BC V7E 3K1 (604) 244-9594 www.pentahomes.ca

Royale Properties Ltd. 16295 - 36A Avenue Surrey, BC V3S 0X5 (604) 531-5624 www.royaleproperties.com Silver Valley Homes Ltd. P.O. Box 376 Maple Ridge, BC V2X 8K9 (604) 240-3159 www.silvervalleyhomes.ca South Ridge Developments Ltd. 17790 - 56 Avenue Surrey, BC V3S 1C7 (604) 576-2226 Summit Ridge Homes Ltd. (604) 466-9045 Trillium Project Management Ltd. #104, 1525 West 8 Avenue Vancouver, BC V6J 1T5 (604) 714-0904 University Heights Development Corp. #210, 1095 West Pender Street Vancouver, BC V6E 2M6 (604) 688-8387 x110 www.universityheights.ca

Vesta Properties Ltd. #101A, 9770 - 196A Street Langley, BC V1M 2X5 (604) 888-7869 www.vestaproperties.com

Anthem Properties Group Ltd. #300, 550 Burrard Street Bentall Tower 5 Vancouver, BC V6C 2B5 (604) 689-3040 www.anthemproperties.com

Wallmark Homes Ltd. 4090 Graveley Street Burnaby, BC V5C 3T6 (604) 420-5220 www.wallmark.ca

Appia Developments Ltd #1200, 4445 Lougheed Hwy Burnaby, BC V5C 0E4 (604) 294-2742 www.appiadev.com

Westmark Developments Ltd. #203, 2631 Viking Way Richmond, BC V6V 3B5 (604) 821-1333 www.westmarkhomes.ca

Aquilini Development #200, 510 West Hastings St, Vancouver, BC V6B 1L8 (604) 687-8813 www.aquilini.com

BUILDERS - MULTI-FAMILY

Aragon Development Corp. #201, 1628 West 1 Avenue Vancouver, BC V6J 1G1 (604) 732-6170 www.aragon.ca

Adera Development Corporation #2200, Four Bentall Centre 1055 Dunsmuir Street, PO Box 49214 Vancouver, BC V7X 1K8 (604) 684-8277 www.adera.com Allaire Properties Inc. #245, 9600 Cameron Street, Burnaby, BC , V3J 7N3 (604) 422-8718 www.allairegrp.com

Aspac Developments Ltd. 1055 West Hastings Street, Suite 1830 Vancouver, BC V6E 2E9 (604) 668-9328 www.aspac.ca Azure East 8741 Harjitt Place Mission, BC V2V 7R3 www.ariahomes.ca

Ambros Constructors Ltd. #204, 15955 Fraser Highway Surrey, BC V4N 0Y3 (604) 591-1450 www.ambrosliving.com

Ballenas Project Management #410, 171 West Esplanade, North Vancouver, BC V7M 3J9 (604) 983-3505

Amacon Construction Ltd Suite 500, 856 Homer Street Vancouver, BC V6B 2W5 (604) 602-7700 www.amacon.com

Bastion Development Corp. #500, 1681 Chestnut Street, Vancouver, BC V6J 4M6 (604) 731-3500 www.bastiondevelopment.com

Amadon Group 1806 Pine Street Vancouver, BC V6J 3C9 (604) 688-1451 www.amadongroup.com

The Beedie Group 3030 Gilmore Diversion, Burnaby, BC V5G 3B4 (604) 435-3321 www.beediegroup.ca

Am-Pri Construction Ltd. #2103, 13353 Commerce Parkway, Richmond, BC V6V 3A1 (604) 277-8453 www.ampri.ca

Bluetree Homes Four Bentall Centre Suite 910, 1055 Dunsmuir St Vancouver BC V7X 1L5 (604) 648-1800 www.bluetreehomes.ca

Boffo Developments Ltd. #200, 4580 Hastings Street Burnaby, BC V5C 2K4 (604) 299-3443 www.boffo.ca

Canderel Pacific Inc. #400, 2695 Granville Street Vancouver, BC V6H 3H4 (604) 639-5987 www.canderel.com

Cressey Development Group Suite 200, 555 West 8th Avenue Vancouver, BC V5Z 1C6 (604) 683-1256 www.cressey.com

Boffo Family of Companies 2nd Floor, 1389 Venables, Vancouver , BC V5L 2G1 (604) 648-0594

Cantera Management Group Ltd. 7684 - 232 Street Langley, BC V1M 3S1 (604) 888-1717 www.canteragroup.com

Couverdon Real Estate (250) 716.3750 www.couverdon.com

Bogner Development Group Ltd #302, 4940 No. 3 Road, Richmond , BC V5C 6S3 (604) 278-3378 www.bogner.ca Bosa Development Corporation #500, 1901 Rosser Avenue, Burnaby, BC V5C 6S3 (604) 294-0666 www.bosadev.com Bosa Properties Inc. #1100, 838 West Hastings Street Vancouver, BC V6C 0A6 (604) 299-1363 www.bosaproperties.com Brody Development (Homes) Ltd. 1060 West 14 Street North Vancouver, BC V7P 3P3 (604) 980-2954 www.brodydevelopment.com Bucci Development Ltd. #202, 1669 West 3rd Ave, Vancouver, BC V6J 1K1 (604) 688-7011 www.bucci.com Canada Lands Company CLC Ltd. Garrison Crossing Presentation Centre Building No. 24, Normandy Drive Chilliwack, BC V2R 5X3 (604) 824-5061 www.clc.ca Canadoo Enterprises Inc. 1363 McLean Drive Vancouver, BC V5L 3N7 (604) 687-6252 www.canadoo.ca 64

2015 Builder & Developer Annual

Century Group 25th Floor, Central City Tower 13450 - 102 Avenue Surrey, BC V3T 5X3 (604) 943-2203 www.centurygroup.ca Chard Development Ltd 3rd Floor, 1 West 7th Avenue Vancouver, BC V5Y 1L4 (604) 682-6046 www.charddevelopment.com Citimark Development Corp. #2248, 13353 Commerce Pkwy Richmond, BC V6V 3A1 (604) 273-1221 www.citimark.ca Concert Properties Ltd. 9th Floor, 1190 Hornby Street Vancouver, BC V6Z 2K5 (604) 688-9460 www.concertproperties.com Concord Pacific Group Inc. 9th Floor, 1095 W. Pender St Vancouver, BC V6E 2M6 (604) 681-8882 www.concordpacific.com ConVerge Construction Ltd. #108, 31413 Gill Avenue Mission, BC V4S 0C4 (604) 814-3401 www.convergeconstruction.ca COPA Development Corporation #209, 515 West Pender Street Vancouver, BC V6B 6H5 (604) 683-0850 www.copacorp.ca

Delta Land Development Ltd. #250, 669 Howe Street Vancouver, BC V6C 0B4 (604) 678-9220 www.deltalanddev.com Darwin Construction (Canada) Ltd. #404, 197 Forester Street North Vancouver, BC V7H 0A6 (604) 929-7944 www.darwinconstruction.ca Dawson + Sawyer Developments 253 - 171 St, Surrey, BC (604) 385-0111 EJM Construction Management Inc. #205, 18428 - 53 Avenue Surrey, BC V3S 7A4 (604) 575-7780 www.ejmgroup.com Embassy Development Corp. #204, 4430 Halifax St., Vancouver, BC V5C 5R4 (604) 294-2251 www.embassydevelopment.com Empire Developments 7087 Victoria Drive Vancouver, BC V5P 3Y9 (604) 325-0195 Epta Properties Ltd #1253, 13351 Commerce Pkwy Richmond, BC V6V 2X7 (604) 270-1890 www.eptaproperties.com Elegant Development Inc. #110, 13571 Commerce Parkway Richmond, BC V6V 2R2 (604) 277-3338 www.elegantdevelopment.com

Fairborne Homes #1450, 1090 West Georgia Street, Vancouver, BC V6E 3V7 www.fairbornehomes.com (604) 687-8686 Genstar Development Company Ltd 3480 Gilmore Way, Suite 120 Burnaby, BC V5G 4Y1 (604) 299-4325 www.genstar.com Grosvenor Americas #2000, 1040 W. Georgia St., Vancouver, BC V6E 4H1 (604) 683-1141 www.grosvenor.com Hayer Builders Group Inc. 16317 - 36A Avenue Surrey, BC V3S 0X5 (604) 535-8587 www.hayerhomes.com Henderson Development (Canada) Ltd. #803, 1090 West Pender Street Vancouver, BC V6E 2N5 (604) 689-8898 www.henderson-development.ca Hungerford Group International Holdings Corp. #1088, 550 Burrard Street Vancouver, BC V6C 2B5 (604) 736-8500 www.hungerfordgroup.com Insight Developments #128, 1700 West 75th Avenue Vancouver, BC V6P 6G2 (250) 760 1066 www.insight-group.ca Intergulf Group of Companies #880, 700 West Georgia Street PO Box 10087 - Pacific Centre Vancouver, BC V7Y 1B6 (604) 683-2406 www.intergulf.com

Intracorp Projects Ltd. #900, 666 Burrard Street Vancouver, BC V6C 2X8 (604) 801-7000 www.intracorp.ca

Listraor 2nd Floor, 3434 West 55th Ave, Vancouver, BC V6N 0A2 (604) 266-5751 www.listraor.com

Noort Development Ltd. #101, 403 Sixth Street, New Westminister, BC V3L 3B1 (604) 526-3604 www.noorthomes.com

Isle of Mann Construction Ltd. Unit 304, 15292 Croydon Drive Surrey, BC V3S 0Z5 (604) 535-1628 www.isleofmann.ca

MacLean Homes Ltd. 2415 Marine Drive West Vancouver, BC V7V 1L3 (604) 922-1622 www.macleanhomes.ca

Nordel Construction Ltd. #701, 17665 - 66A Avenue Surrey, BC V3S 2A7 (604) 576-4838 www.nordelhomes.com

Kenstone Properties Ltd #201, 1926 West Broadway, Vancouver, BC V6J 1Z2 (604) 733-6030 www.kenstoneproperties.com

Magusta Development (BC) Ltd. #1118, 1030 West Georgia St., Vancouver, BC V6E 2Y3 (604) 681-8220 www.magusta.com

Kensington Homes Ltd. 2200 Shell Road, Richmond, BC V6X 2P1 (604) 618-5618 www.kensingtonhomes.ca

Marcon 5645 199th Street Langley, BC V3A 1H9 (604) 530-5646 www.marcon.ca

Kooney Homes Ltd. #216, 2630 Croydon Drive, Surrey, BC V3S 6T3 (778) 945-2050 www.kooneyhomes.com

Millennium Group 788 Richards Street Vancouver B.C. V6B 3A4 (604) 688-2300 www.millenniumdevelopment.com

Lakewood Management Ltd. #201, 7795 - 128 Street Surrey, BC V3W 4E6 (604) 590-8444 www.lakewood.ca

Morguard Investments Ltd Suite 400, 333 Seymour St., Vancouver, BC V6B 5A6 (604) 681-9474 www.morguard.com

Lanstone Homes Ltd. PO Box 12106 Murrayville RPO Langley, BC V3A 9J5 (604) 533-0881 www.lanstonehomes.com

Mosaic Avenue Construction Ltd. #500, 2609 Granville StreetVancouver, BC V6H 3H3 (604) 685-3888 www.mosaichomes.com

Ledingham McAllister Properties Ltd 3rd Floor, 1285 West Pender St. Vancouver, BC, V6E 4B1 (604) 662-3700 www.ledmac.com

Mount Royal Developments Ltd. 2456 West King Edward Avenue Vancouver, BC V6L 1T4 (604) 649-3885 www.mountroyaldev.com

Legendary Developments Ltd. #216, 18525 - 53 Ave. Surrey, BC V3S 7A4 (778) 574-0777 www.legendaryliving.ca Liberty Homes #606, 3292 Production Way Burnaby, BC V5A 4R4 (604) 235-1810 www.libertyhomes.ca

Oris Consulting Ltd. Suite 100, 12235 No. 1 Road, Richmond, BC V7E 1T6 (604) 241-4657 www.orisconsulting.ca Onni Group of Companies #300, 550 Robson Street Vancouver, BC V6B 2B7 (604) 602-7711 www.onni.com Pantheon Developments Ltd. 1625 West 5 Avenue Vancouver, BC V6J 1N5 (604) 732-5242 www.pantheondevelopments.com Park Ridge Homes Inc. 14096 - 28A Avenue Surrey, BC V4P 2H8 (604) 535-7663 www.parkridgehomes.ca ParkLane Homes Ltd. Four Bentall Centre Suite 910, 1055 Dunsmuir Street, P.O. Box 49379 Vancouver, BC V7X 1L5 (604) 648-1800 www.parklane.com

MYK Construction Ltd. #G02, 828 West 8 Avenue Vancouver, BC V5Z 1E2 (604) 874-3388 www.mykconstruction.com

Pinnacle International Realty Group Inc. #300, 911 Homer Street Vancouver, BC V6B 2W6 (604) 602-7747 www.pinnacleinternational.ca

Newgen Real Estate Development Inc. #101, 1925 McCallum Road Abbotsford, BC V2S 3N2 (604) 853-8614 www.newgengroup.com

The Pioneer Group Suite 280, 7177 Vantage Way Delta, BC V4G 1K7 (604) 940-2333 www.thepioneergroup.ca

Platinum Group of Companies Albion Station 10151 240th Street Maple Ridge, BC (604) 630-9030 www.platinum-group.ca Polygon Homes Ltd. #900, 1333 West Broadway Vancouver, BC V6H 4C2 (604) 877-1131 www.polyhomes.com Portrait Homes #1100, 21320 Westminster Hwy Richmond, BC V6V 2X5 (604) 270-1889 www.portraithomes.ca PCI Development Corp. #1700, 1030 West Georgia St., Vancouver, BC V6E 2Y3 (604) 684-1151 www.pci-group.com Pennyfarthing Development Corp #100, 1450 Creekside Drive, Vancouver, BC (604) 734-8443 www.pennyfarthinghomes.ca Peterson Investment Group #1701, 1166 Alberni St., Vancouver, BC V6E 3Z3 (604) 688-4885 www.petersonbc.com Porte Development Corp. #380, 1665 West Broadway, Vancouver, BC V6J 1X1 (604) 732-7651 www.porte.ca Prima Properties Ltd #1890, 1066 West Hastings Vancouver, BC V6E 3X1 (604) 684-0255 Quadra Homes #201, 3550 Mt. Lehman Road Abbotsford, BC V4X 2M9 (604) 855-4973 www.quadrahomes.com 2015 Builder & Developer Annual

65

Qualex - Landmark Group of Companies #610, 1111 Melville St., Vancouver, BC V6E 3V6 (604) 683-5152 www.qualexhomes.com Qualico Developments Inc. #310, 5620 152nd Street, Surrey, BC V3S 3K2 (778) 571-2111 www.qualicopacific.com Quantum Properties 2200 West Railway Street Abbotsford, BC V2S 2E2 (604) 854-1201 www.quantumproperties.ca

Rostrum Developments 761 Burley Place West Vancouver, BC V7T 2A2 (604) 925-6644 www.rostrumdevelopments.com

Townline Ventures #120, 13575 Commerce Parkway Richmond, BC V6V 2L1 (604) 276.8823 www.townline.ca

Rykon Group of Companies 15080 North Bluff Road, White Rock, BC V4B 5C1 (604) 535-1923 www.rykon.com

Trilogy Properties Corp.

Suite 3902, Fairmont Pacific Rim 1011 West Cordova Street Vancouver, BC V6C 0B2 (604) 684-5858 www.trilogyproperties.com

Salient Developments Ltd #225, 209 Carrall Street Vancouver, BC V6B 2J2 (604) 669 5536 www.thesalientgroup.com

Ralli Estates Ltd. P.O. Box 303 Port Coquitlam, BC V3C 4K6 (604) 476-0264

SFU Community Trust #150, 8960 University High St., Burnaby, BC V5A 4Y6 (604) 291-3000 www.univercity.ca

RBI Construction Group Inc #204, 10190 152A Street, Surrey, BC V3R 1J7 (604) 580-1054 www.rbigroup.ca

Solterra Development Corp. #1, 460 Fraserview Place Delta, BC V3M 6H4 (604) 528-6010 www.solterradev.com

Reliance Holdings Ltd #305, 111 Water St., Vancouver, BC V6B 1A7 (604) 683-2404 www.relianceproperties.ca

Springbank Development Corp. #330, 319 West Pender Street Vancouver, BC V6B 1T4 (604) 687-2600 www.springbankcorp.com

Redekop Group of Companies #210, 11590 Cambie Rd., Richmond, BC V6X 3Z5 (604) 214-3487 www.rkdi.com

Squamish Oceanfront Development Corp.

37321 Galbraith Rd, P.O. Box 468 Squamish, BC V8B 0A4 (604) 815-5075 www.squamishoceanfront.com

Regent International Development Ltd Suite 208, 6088 No.3 Road Richmond, BC V6Y 2B3 (604) 207-0977 www.regentinternational.ca Rempel Development Group Ltd #107, 19789 - 92A Avenue Langley, BC V1M 3B3 (604) 881-7117 www.rdgltd.net Rize Alliance Properties Ltd Suite 3204, 1055 Dunsmuir St., Vancouver, BC V7X 1L4 (604) 681-6273 www.rizealliance.com

Sunmark Developments Ltd. #109, 12827 - 76th Avenue Surrey, BC, V3W 2V3 (604) 597-7896 www.sunmarkdevelopments.com Sure-Lok Homes Ltd. 21158 - 81A Avenue Langley, BC V2Y 0E8 (778) 298-4744 Talisman Homes Ltd 3088 Francis Road, Richmond, BC V7C 5V9 (604) 275-3088 info@talismanhomesltd.com www.talismanhomesltd.com

Takaya Developments (2007) Ltd. Partnership 700 Apex Avenue North Vancouver, BC V7H 2R5 (604) 924-2338 www.ravenwoods.com Thind Properties Ltd. 2245 Kingsway, Vancouver (604) 451-7780 www.thind.ca Tien Sher Group of Companies #185, 4631 Shell Road Richmond, BC V6X 3M4 (604) 207-4633 www.tiensher.com Trafalgar Enterprises Inc. 2015 Trafalgar Street, Vancouver, BC V6K 3S5 (604) 736-2946 Trasolini Chetner Construction Corporation 1754 West 3rd Avenue Vancouver, BC V5Y 1M7 (604) 675-9888 www.traschet.com UBC Properties Trust #101, 555 Great Northern Way, Vancouver, BC V5T 1E2 (604) 731-3103 www.ubcproperties.com

Wakefield Home Builders Inc 5694 Mermaid St., Sechelt (604) 741-9898 www.wakefieldhomebuilders.com Wanson Development #950, 1200 W 73rd Avenue Vancouver, BC V6P 6G5 (604) 730-8959 www.wanson.ca WestStone Properties Ltd #300, 10090 - 152 ST Surrey, BC (604) 498-1958 www.weststonegroup.com Wesbild Holdings Ltd 2650 Park Place, 666 Burrard St., Vancouver, BC V6C 2X8 (604) 694-8800 www.wesbild.com Wallmark Homes Ltd. 4090 Graveley Street Burnaby, BC V5C 3T6 (604) 420-5220 www.wallmark.ca Wesgroup Properties Suite 910, Four Bentall Centre 1055 Dunsmuir Street Box 49287 Vancouver, BC V7X 1L3 (604) 648-1800 www.wesgroup.ca Westbank Development Suite #501, 1067 Cordova Street West Vancouver, BC V6V 3T5 (604) 685-8986 www.westbankcorp.com Westmark Developments Ltd. #203, 2631 Viking Way Richmond, BC V6V 3B5 (604) 821-1333 www.westmarkhomes.ca

Unimet Investments Ltd #1300, 605 Robson Street, Vancouver, BC V6B 5J3 (604) 688-1883

Woodbridge Homes Ltd. #200, 1450 Creek Drive Vancouver, BC V6J 5B3 (604) 736-8845 www.wbhomes.ca

Vesta Properties Ltd. #101A, 9770 - 196A Street Langley, BC V1M 2X5 (604) 888-7869 www.vestaproperties.com

Zenterra Developments #216, 2630 Croydon Drive Surrey, BC, V3S 6T3 (778) 945-2050 www.zenterra.ca/home

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