The Condo Builders' Annual - GTA 2016

SHOWCASING THE

best builders & top communities across the GTA

THE EXPERTS WEIGH IN:

Affordability, location, lifestyle

Questions to ask when considering a condo investment

You call it exceptionally well-built.

We call it Pemberton.

Everything a home should be

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Ten93 Queen West / Toronto

CityLights on Broadway / Toronto

Indigo Condominiums / Maple

The Urban Townhouse Collection / Toronto SkyCity Condos / Richmond Hill

Downtown Erin Mills / Mississauga

All illustrations are artist concept.

Everything a home should be.

Learn more about our communities at pembertongroup.com

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Editor’s Note

T

getting into the market More choice, more innovation, more reasons to buy

he condo market has grown and matured – and so have condo buyers. There are so many options on the market, and they’re so much more than just a place to hang your hat. Going beyond living space, condos have been infused with lifestyle, investment strategy and budget considerations.

So which one is right for you?

Becoming an educated homebuyer and getting your priorities in line are the first steps in buying that new condo.

Size, location, price and timing are part of the equation.

Finishes, upgrades, lifestyle, and the amenities are an important part of the equation too. So how do you determine which to prioritize? There are definitely some wants and some needs to balance, and the balance of these will be different for each purchaser. But to help you navigate the selection, we’ve gone to some of the industry’s most prominent and well respected builders to get some perspective one these determining factors in today’s marketplace.

There are some truisms to finding your new home – affordability, location and lifestyle – and it’s interesting to see how the developers try to accommodate their purchasers’ needs and anticipate their desires and demands. It’s obvious they’re developing products for savvy homebuyers and want the quality and customer service to complement the products they sell. They urge their purchasers to do their research and want their purchasers to be educated about what they’re buying so that, ultimately, these communities will have satisfied residents. They strive to provide products that are the ideal place for now – and for the future. They want to infuse the elements that take a condo from being a house to a home that is enjoyed and loved by its residents.

A great condo is the condo that meets your needs the best.

With the right approach, you will figure out the balance of wants and needs that’s ideal for you. We hope you find that perfect home.

Elisa Krovblit, Senior Editor Yellow Pages NextHome Email: Elisa.Krovblit@ypnexthome.ca Twitter: @ElisaKrovblit

+ get social

Interact with us on social media: ypnexthome

THE CONDOMINIUM BUILDERS’ ANNUAL 2016 3

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2016 table of contents 34

25 From INDX Condos in the centre of the Financial District and The Bond Condominiums in the core of the Entertainment District, to the ultraluxurious Four Seasons Hotel and Private Residences Toronto in the heart of Yorkville, and the Liberty Market Lofts in the soul of Liberty Village, Lifetime’s condominium developments boast not only distinctive locations, but also iconic addresses.

T O R O N T O

Whitehaus Exterior Street Level

45

L

ifetime’s unwavering commitment to community building isn’t just limited to condominium developments. Committed to the communities in which they build and the people that live there, the principals of Lifetime Developments and their families formed Lifeline in 2014.

A charitable foundation whose mission is to provide aid and support for Toronto’s vulnerable and at-risk communities, Lifeline is dedicated to building healthy communities and uses funds raised to support local organizations and initiatives with an emphasis on youth on the street, food services, and counselling and educational services.

LACES TO LIVE Building a new housing type in the GTA

by Bryan Tuckey

13 Tarion Report

Tarion stands behind your new home’s construction HIGH RISE COMMUNITIES

by Howard Bogach

n

EAU DU SOLEIL 17 Condo Pro Toronto

e low $400’s

IELD

d

Everything was up inand 2015 a condo investment?

An impressive beautifully proportionedConsidering limestone façade questions to ask

by Benmarks Meyers this prominent intersection on YongeFive Street.

by Andrew la Fleur

32 OHBA Report

Bungalows, unicorns and flying cars

by Joe Vaccaro

Do your diligence From due the mid $300's

by Jayson Schwarz

ERLEA WOODS

TEN88

k

Toronto

58 Expert Panel

L E A R N

M O R E

Affordability, location, lifestyle...

COMING 40 Trending 65 2016 GTA Condominium SOON Buying a condo? Walk a little, Builders’ Annual Roster save a lot

by Wayne Karl

MIDTOWN Toronto

44

Toronto

48 Mortgage Advice

Social Media Directory Cover all your bases when From the mid $300's From the high $200's Our listing of GTA builders and considering finances for a new condo developers to help you share and

by Barbara Lawlor RAIN & SENSES URBAN RAVINE stay connected ASP 28950 High Rise Builder Annual Feb 16.indd 1

Oakville 24 Legally Speaking

e high $200’s

For more information visit: www.lifelinecares.ca

ROSEDALE’S REVOLUTION 28 Stat Chat Investor IN LUXURY LIVING55 AT THE Advice JACK

03 Editor’s Note 09 BILD Report

DE

Through fundraising initiatives such as Smashed, one of the development industry’s most successful charitable events, an annual food drive, and social media contests associated with its development projects, Lifetime Developments and Lifeline have supported a number of local charities and initiatives within the City of Toronto, including: Second Harvest, Covenant House, Children’s Food Bank, Woodgreen, Eva’s Initiatives, Breakfast for Learning, Blessings in a Backpack, Baycrest, The Mikey Network and Unity Charity.

From the low $700's

The five worst mortgage mistakes

by Alyssa Richard

72 Make Your Move

Read and understand your contract aspenridgehomes.com for a successful move

by Chuck Resnick

32

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill EDITOR-IN-CHIEF, DIRECTOR OF CONTENT

Susan Legge DIRECTOR OF SALES

Moe Lalani SENIOR EDITOR

Elisa Krovblit Lydia McNutt (on leave) ART DIRECTOR

Daiana Garay ASSOCIATE PUBLISHER

Anne-Marie Breen ASSOCIATE PUBLISHER, SWO NEW HOME AND CONDO GUIDE

Susan Maxwell

55

SENIOR ACCOUNT EXECUTIVES

Dionne Fraser Nina Downs SALES AND MARKETING CO-ORDINATOR

Terry Bassett DIRECTOR OF PRODUCTION

Bala Gnanapandithan PRODUCTION CO-ORDINATOR

Sandra Hanak-Vujnovic GRAPHIC DESIGNERS

Miguel Cea Mihail Terentiev 2016 CONDOMINIUM BUILDERS’ ANNUAL #500-401 The West Mall Etobicoke, Ont. M9C 5J5 T 416.626.4200 F 416.784.5867 ypnexthome.ca ADVERTISING: Call 416.626.4200 for advertising rates and information.

CONDO BUILDERS’ INDEX INSIDE FRONT COVER

- 2 Pemberton Group

37-39

Camrost-Felcorp

06-08

Mattamy Homes

41-43

Dundee Kilmer Developments

10-12

The Daniels Corporation

45-47

Aspen Ridge Homes

Menkes Developments

49-51

Lash Group of Companies

Pinnacle International

52-54

Plaza

18-20

Lanterra Developments

INSIDE

Aspen Ridge Homes

21-23

Great Gulf

BACK COVER

Lindvest

25-27

Empire Communities

BUILDERS HELPING TO HEAL

29-31

Concord Adex

56-57

14-16 INSERT

INSERT

34-36

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BACK COVER

CIRCULATION Polybagged with the March 12 issue of New Condo Guide. Available at GTA home shows, through direct distribution in the GTA market and by consumer request.

COPYRIGHT 2016 All rights reserved by Yellow Pages Homes Limited, Toronto, Ontario, Canada. Reproduction in any form is prohibited. Contents of this publication are ­covered by Copyright and offenders will be p ­ rosecuted under the law.

TERMS Advertisers, editorial content and the 2016 Condominium Builders’ 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

Sick Kids Foundation

Cresford Developments Lifetime Developments Please recycle this magazine! Yellow Pages NextHome participates in the Partners in Growth Reforestation Program through St. Joseph Communications. To date, Partners in Growth has planted over 2.5 million trees in parks, recreation and conservation areas, and other public spaces across Canada. Established in 1990, this program was started with Scouts Canada to help replenish the environment.

Bleed: 0.25”

Colours: CMYK

Built: 23/02/2016 - JND

MATTAMY CREATES PLACES

PEOPLE LOVE TO LIVE IN

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EXPERIENCE EXQUISITE LIVING ON THE WATERFRONT From spectacular high-rise to boutique mid-rise living, Waterfront living keeps you connected to the splendour of city life with spectacular views of the skyline – plus easy access to dining, entertainment, and shopping. What’s more, you’re always connected to nature by virtue of the beautiful trails along Lake Ontario.

IF YOU ARE INTERESTED IN EXCEPTIONAL LIVING ON THE WATERFRONT,

VISIT OUR SALES CENTRE TODAY 2167 Lake Shore Blvd. West, Etobicoke, ON, M8V 0A8 | 647-347-5930

712 to 1,372 Sq.Ft.

616 to 1,188 Sq.Ft.

7

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NEW KID ON THE BLOCK. Introducing J. Davis House, a stunning new condominium residence on Yonge just north of the Davisville Subway Station. This is no tower of power, instead it’s an intimate boutique-style residence that quietly harmonizes with the tree-lined residential streets that are its neighbours.

Residences at J. Davis House offer sublime elegance, quality features and finishes and plentiful spaces, many with large terraces. J. Davis House, in tune with your life.

From the low $300's.

Sales Centre 1955 Yonge Street. Mon - Thurs Noon to 8pm. Fri 1 to 6pm. Weekends + Holidays 11 to 6pm.

YONGE

J D AV I S H O U S E . C O M 6 4 7. 3 4 3 . 3 2 7 0

BELSIZE MILLWOOD

Prices, specifications and promotions are subject to change without notice. E.&O.E. Illustration is artist’s impression. March/16.

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BILD Report

Building a new

housing type in the GTA

by BRYAN TUCKEY

A NEW TYPE OF BUILDING IS COMING TO THE GTA – the first six-storey wood residential projects are just months away from construction.

Mid-rise buildings, which are generally five to 11 storeys, are seen as an important built form for the future growth of the region, and the home building and land development industry wants to construct more of them.

However, there are challenges, and the ability to use wood helps to make them more achievable.

Wood is a sustainable resource, it’s a lighter material to transfer and work with, it’s faster to build with and it’s ideal for building on small sites, which all leads to making mid-rise buildings more financially feasible.

For years, BILD and a number of its partners advocated for legislative change to permit the construction of wood buildings up to six storeys. In January 2015, an amendment to the Ontario Building Code took effect allowing wood construction to this height. Prior to the Code change, wood buildings could only be constructed up to four storeys.

Since then, the development industry has worked to find innovative ways to design, build and market this new type of home. Designers have taken a new integrative and collaborative approach to these buildings, especially since project plans and applications now require professional drawings by architects and engineers.

A few firms in the GTA have stepped up as innovators and leaders by staying on the cutting edge of new building techniques and technologies, learning from other professionals in places such as BC and European cities where building with wood is more common, and inviting experts to join their design teams. Together these team have come up with innovative techniques to increase fire protection, reduce noise transfer and more.

One of the first six-storey wood buildings expected to be constructed this summer is Heartwood the Beach. In Toronto’s Beaches neighbourhood, it is a partnership of BILD members Fieldgate Urban and Hullmark Developments and is designed by Quadrangle Architects in collaboration with Moses Structural Engineers.

The building will have 37 suites, eight per floor and five unique penthouses and celebrates the use of wood from the outside in. One example is the use of the construction hoarding around the property as a marketing and educational tool explaining the benefits of wood construction.

The second project expected to be constructed this summer is The Cabin by BILD members Curated Properties and architects RAW Design in Toronto’s Queen West neighbourhood. The project features 25 two-storey units each with its own yard, private rooftop garden or terrace.

Both projects exemplify the promises of mid-rise buildings, which include making use of existing infrastructure, benefitting the surrounding neighbourhood by revitalizing underutilized properties and bringing a new housing type and businesses to the area.

Bryan Tuckey is President and CEO of the Building Industry and Land Development Association (BILD) and is a land-use planner who has worked for municipal, regional and provincial governments. He can be found on Twitter (twitter.com/bildgta), Facebook (facebook.com/ bildgta) and BILD’s official online blog (bildblogs.ca).

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THE DANIELS CORPORATION BRINGS INTEGRITY, WE BUILD. YOU SEE OUR COMMITMENT TO

THE DANIELS CORPORATION IS ONE OF CANADA’S PRE-EMINENT BUILDERS/ DEVELOPERS, BUILDING MORE THAN 26,000 NEW HOMES ACROSS THE GREATER TORONTO AREA FOR 34 YEARS. Our motto “Love Where You Live” extends to every aspect of homebuilding, from the conception of each community to well after our homeowners move in. We put “people first” every step of the way and build for everyone, from those looking for rental accommodations to first-time homebuyers, growing families, empty-nesters and seniors. And through it all, each and every home is crafted with Daniels’ legendary quality and attention to detail.

In 2016, we look forward to creating innovative homeownership opportunities in Toronto’s Regent Park, Erin Mills, Mississauga, Brampton, and the East Bayfront at Toronto’s waterfront.

In addition, we will continue to expand our various corporate initiatives including our innovative programs that support urban agriculture, pioneering new approaches to décor and art in our condominium communities by supporting local artists, helping people achieve homeownership, championing neighbourhood initiatives that enhance residents’ quality of life, and supporting numerous charities and non-profit organizations.

Most importantly, we continue to work hard to ensure our homeowners truly ‘love where they live’.

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C E

Y, O

CREATIVITY AND VISION TO EVERY COMMUNITY EXCELLENCE IN EVERY EXQUISITE DETAIL. ON SALE DANIELS EVERMORE A limited collection of ravine lot singles in Castlemore (Brampton).

DANIELS WATERFRONT – CITY OF THE ARTS LIGHTHOUSE TOWER A master-planned, mixed-use community surrounded by creativity, inspired by arts, and driven by innovation. A visionary gateway to the East Bayfront, where Lower Jarvis meets Queens Quay.

Suites from $279,900 416.221.3939 DanielsWaterfront.com

Ravine lot singles from the $800,000s 905.573.8792 DanielsEvermore.com

NOW LEASING

HIGHPARK CONDOMINIUMS Live directly across from the largest park in the city, a block from the subway, and steps from Bloor West Village and the Junction. 18,000 S.F. of incredible amenities.

DANIELS BARTHOLOMEW Located in Downtown East, within the award-winning world-leading Regent Park revitalization.

SKYRISE RENTAL RESIDENCE Skyrise is the first new rental residence in Erin Mills in over 20 years. Located within the highly sought-after Daniels Erin Mills master-planned community, Skyrise has been designed to provide you with an exceptional rental experience.

Suites from $284,900 416.351.1844 DanielsHighPark.com

Suites from the $300,000s 416.955.0559 DanielsBartholomew.com

Rent from $1,390 TOUR OUR MODEL SUITES 905.813.9730 SkyriseRentals.ca

COMING SOON THE WYATT At the centre of the action in the award-winning, world-leading Regent Park revitalization, located in Toronto’s thriving Downtown East. A place that’s close to everything and nothing like you’ve experienced before.

COMING SOON. Suites from the low $200,000s 416.955.0559 DanielsWyatt.com OLIVIA MARIE GARDENS Coming this spring to the NE corner of Mississauga Rd. & Olivia Marie Rd., these boutique condominiums are unlike anything else in Brampton, with exciting retail and everyday conveniences at your doorstep.

ALREADY UNDER CONSTRUCTION. Suites from the $300,000s 905.874.8880 OMGdaniels.com

ARC DANIELS ERIN MILLS The perfect addition to the Daniels Erin Mills neighbourhood, located at the Eglinton Avenue & Erin Mills Parkway corridor.

COMING THIS SPRING. Suites from the low $200,000s 905.306.6996 DanielsArc.com

FIRSTHOMETM SUNNY MEADOW A new FirstHome™ community with condominium townhomes coming this fall to Sandalwood Parkway & Sunny Meadow Boulevard in Brampton.

ALREADY UNDER CONSTRUCTION. 905.460.9308 DanielsFirstHome.ca

For more information on Daniels Communities across the GTA visit www.DanielsHomes.ca Illustrations are artist’s concepts. Prices and specifications are subject to change without notice. All brand names, logos, images, text and graphics are the copyright of the owners, The Daniels Corporation. Reproduction in any form, without prior written permission of The Daniels Corporation, is strictly prohibited. Brokers Protected. E. & O.E. THE CONDOMINIUM BUILDERS’ ANNUAL 2016 11

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OVE WHERE YOU LIVE LOVE WHERE YOU HERE HAPPY YOU LIVE LOVE WHERE HOMECOMINGS ARE AYOU WAYLIVE L VE LOVE WHERE YOU LIVE LOVE WHERE OF LIFE AT DANIELS COMMUNITIES! HERE YOU LIVE LOVE WHERE YOU LIVE VE LOVE WHERE YOU LIVE LOVE WHERE HERE YOU LIVE LOVE WHERE YOU LIVE L VE LOVE WHERE YOU LIVE LOVE WHERE HERE YOU LIVE LOVE WHERE YOU LIVE L VE LOVE WHERE YOU LIVE LOVE WHERE HERE YOU LIVE LOVE WHERE YOU LIVE L VE LOVE WHERE YOU LIVE LOVE WHERE HERE YOU LIVE LOVE WHERE YOU LIVE L VE LOVE WHERE YOU LIVE LOVE WHERE HERE YOU LIVE LOVE WHERE YOU LIVE L VE LOVE WHERE YOU LIVE LOVE WHERE HERE YOU LIVE LOVE WHERE YOU LIVE VE LOVE WHERE YOU LIVE LOVE WHERE HERE YOU LIVE LOVE WHERE YOU LIVE VE LOVE WHERE YOU LIVE LOVE WHERE HERE YOU LIVE LOVE WHERE YOU LIVE VE LOVE WHERE YOU LIVE LOVE WHERE HERE YOU LIVE LOVE WHERE YOU LIVE L VE LOVE WHERE YOU LIVE LOVE WHERE HERE YOU LIVE LOVE WHERE YOU LIVE VE LOVE WHERE YOU LIVE LOVE WHERE PROUD HOMEOWNER AT LEWIS HONEY TOWNS & SEMIS IN AURORA

FIRST-TIME HOMEOWNERS AT FIRSTHOME™LONG VALLEY PHASE ONE IN MISSISSAUGA

RESIDENT GARDENING COMMITTEE AT FIRSTHOME TM HAZELTON PLACE IN MISSISSAUGA

EXCITED HOMEOWNERS AT HIGHLANDS TOWNHOMES IN NEWMARKET

PROUD HOMEOWNER AT HIGHPARK CONDOMINIUMS

PROUD HOMEOWNERS AT DANIELS EVERMORE IN BRAMPTON

HAPPY HOMEOWNERS AT THE BURKEBROOK TOWN MANORS AT KILGOUR ESTATE

HAPPY HOMEOWNER AT PAINTBOX CONDOMINIUMS IN TORONTO’S REGENT PARK

JOYFUL HOMEOWNERS AT ONEPARK WEST URBAN TOWNHOMES IN TORONTO’S REGENT PARK

RESIDENT GARDENING COMMITTEE AT ONEPARK WEST CONDOMINIUMS IN TORONTO’S REGENT PARK

FOR MORE INFORMATION ON DANIELS COMMUNITIES ACROSS THE GTA VISIT: www.DanielsHomes.ca

See what our homeowners are saying

#lovewhereyoulive

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Tarion Report

Tarion stands behind your new home’s construction

by HOWARD BOGACH

BUYING A NEW HOME is one of the most significant, and financially impactful decisions that someone can make in their lifetime. Since 1976, Tarion has helped Ontarians choosing to buy a newly constructed home, and make that decision with confidence.

Our homes help shape the way we live. Whether we are finding the best place to lay down our roots, raise our families or enjoy our retirement, we rely on our new homes to improve the quality of our lives. Once we decide on the right home, we expect that home will be built properly, by a skilled builder who will be there to fix issues after we move in. To provide that assurance, almost every new home built in the province also comes with a warranty. That warranty is provided

by Ontario’s new home builders and is backstopped by Tarion.

As a new homebuyer, when you sign an Agreement of Purchase and Sale you are immediately covered with deposit protection and delayed closing compensation. Then, once you take possession of your new home, there are three separate warranties that provide coverage on your purchase. The one-year warranty covers defects in work and material, protects against unauthorized substitutions and ensures your home is fit for habitation and constructed according to the Ontario Building Code. The two-

year warranty protects against defects in work or materials in the electrical, plumbing and heating delivery and distribution systems, and continues to provide protection against violations of the Ontario Building Code that affect health and safety. The seven-year warranty covers major structural defects. There is also a separate warranty for the Common Elements of a condominium.

In addition to administering the warranty, Tarion also regulates the province’s new home builders. We set the registration standards when it comes to licensing new home builders, including financial and educational capabilities. We step in whenever the builder cannot or will not fulfill their warranty obligations. And at the end of the day, we are here to ensure builders stand by their construction and provide you with the new home that you signed for.

After 40 years of protecting new-home buyers, Tarion has registered close to two million new homes throughout the province and has continued to raise the bar in terms of standards in the new home building industry. And it all comes down to standing behind each and every new home, so that Ontarians can continue to buy new homes with confidence.

Howard Bogach is president and CEO of Tarion Warranty Corp. For more information about how Tarion helps new home and condo buyers, visit Tarion.com, find them on Facebook at Facebook.com/ TarionWarrantyCorp. or follow them on Twitter: @tarionwarranty.

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Dwell

2 Low-Rise Ready

Dwell

You’ve been there, done that and stumbled upon your soulmate.

Time to trade the city lights for patio lanterns in a Menkes townhome conveniently close to the life of the city.

The Next C in Your L

Start Something New with Menkes

For over 60 years, Menkes has focused on building homes and condominiums to suit every stage of your life in Toronto’s most desirable locations. Come home to Menkes today, where your life storey always begins and ends with total customer satisfaction.

1

The Eglinton

Condo Keen You’ve outgrown your curfew and are ready to start living 24/7. Experience it all in a Menkes condominium, at the intersection of wherever you desire.

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3

The Enclaves of Upper Canada

Family Focused Spend afternoons and weekends with the ones you love in amenities and homes designed for the ultimate in family fun.

Chapter r Life Storey The Eglinton

The Enclaves of Upper Canada

4

Freebirds Once Again The kids have flown the roost and now you talk with them on Twitter.

Time to migrate back to a carefree lifestyle in the city and enjoy Sunday brunch after that all-important lie-in.

Pears

Facebook.com/MenkesLife

@MenkesLife

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THE EgliNTON

fabrik

pEars

Now Open Yonge & Eglinton Toronto 416.591.7700

Move in Summer 2016 Richmond & Spadina Toronto 416.591.7700

Move In Now Avenue & Davenport Toronto 416.323.0100

HarbOUr plaza

87 pETEr

365 CHUrCH

Under Construction Harbour & York Toronto 416.591.7700

Under Construction Peter & King Toronto 416.591.7700

Under Construction Church & Carlton Toronto 416.591.7700

HOMETOWN

THE ENClavEs Of UppEr CaNaDa

DWEll CiTy TOWNs

Coming Soon Leslie & Green Lane East Gwillimbury Register now at menkes.com

Under Construction Guelph & MacFarlane Georgetown 289.891.9103

Under Construction Burnhamthorpe & Hwy 427 Etobicoke 416.259.2525

Your life storey starts here with Menkes.

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A PINNACLE WAY OF LIVING

PinnacleInternational.ca

Toronto. Mississauga. Vancouver. San Diego.

LOCATIONS YOU WILL LOVE

Pinnacle International is one of Canada’s leading builders of luxury condominium residences, hotels and commercial developments. Based in Vancouver, British Columbia, Pinnacle has been involved in development, design, construction and management for over three decades.

Pinnacle’s portfolio includes landmark locations in Vancouver, Toronto, Mississauga and San Diego, built with an eye to their signature style. A Pinnacle community is always place-perfect, with an élan of its own.

Pinnacle Living Broadway, Vancouver

Esplanade West, North Vancouver

Taylor, Vancouver

Bellagio, Toronto

Grand Park, Mississauga

Crystal, Mississauga

The Marquee Townhomes, Mississauga

Jade, Richmond BC

The Pinnacle, Vancouver

Venus, Vancouver

Pinnacle Residences at the Pier, North Vancouver

Esplanade, North Vancouver

16 Harbour Street, Toronto

The Pinnacle on Adelaide, Toronto

Marriott Pinnacle Hotel, Vancouver

Grand Park 2, Mississauga

Atrium at the Pier, North Vancouver

PinnacleInternational.ca

Toronto. Mississauga. Vancouver. San Diego.

Pinnacle Living False Creek, Vancouver

33 Bay Residences at Pinnacle Centre, Toronto

Pinnacle Museum Tower, San Diego

SMART DESIGN

NOW UNDER CONSTRUCTION From the mid $200s 5044 Hurontario Street (at Eglinton) Mississauga, Ontario 905.568.9000 PinnacleUptown.com Indoor Swimming Pool Hot Tub and Sauna Fully-equipped Exercise Room Serene Yoga Room Outdoor Terrace with BBQ Area Party Room

MOVE IN 60 DAYS From the $700s 1-5020 Foursprings Avenue Mississauga, Ontario 905.712.8487 PinnacleUptown.com Outdoor Swimming Pool and Hot Tub Outdoor Playground Exercise Room Multipurpose Room

UNDER CONSTRUCTION From the mid $200s Buy with 10% down

NOW PREVIEWING From the $300s

3995 Grand Park Drive Mississauga, Ontario 905.276.3981 PinnacleGrandpark.ca

283 Adelaide Street West Toronto, Ontario 416.596.1600 PjCondos.ca

Indoor Swimming Pool and Hot Tub Games Room and Theatre Fully-equipped Exercise Room Serene Yoga Room Designer Decorated Party Room Prices, specifications and promotions are subject to change without notice.

Renderings are artist’s concept. E.&O.E. Brokers Protected.

STYLISH SUITES

Outdoor Pool and Hot Tub Fully-equipped Exercise Room Serene Yoga Room Party Room with Kitchenette Outdoor Terrace with BBQ Area

Condo Pro

Cover all your bases when considering finances for a new condo

by BARBARA LAWLOR ARE YOU LOOKING TO BUY A NEW CONDOMINIUM SUITE? If so, price will

likely be at the top of your list when it comes to considerations. And rightly so, as a new home is likely the biggest financial investment you will make in your lifetime. The price of the suite, however, is only part of the financial commitment you make when you sign on the dotted line. Ask questions, research and be sure you know where you stand financially when you make your purchase.

As for price, check as to whether the builder is offering any cash back or other financial incentives and programs. Remember that the earlier you buy in the marketing process, the better pricing you will get – and the longer you will have to save toward your deposit and closing costs.

When you compare condominiums, look at the standard features and finishes carefully. If you feel you need to upgrade, keep in mind that you will have to pay for those upgrades during your colour selection appointment.

Also, compare fairly – one suite’s price may seem attractive over another, but if the other includes upgrades as standards, it may be more economical in the long run. Check into any and all incentives offered, as these can make a big difference in your overall finances for the purchase.

Closing costs, which have to be paid on closing day, are also a major consideration. Items such as the balance owing on your deposit, Tarion Warranty enrolment (which is well worth the price, believe me), realty taxes, utility hook-up and legal fees, among others, are included in these necessary costs. Your closing costs can range from three to four per cent of the purchase price, possibly more.

Many of these costs will be outlined in your Agreement of Purchase and Sale. Have this document examined by a real estate lawyer who can explain everything, including the condominium corporation’s role and your portion of the maintenance fees. The corporation will administer a reserve fund to ensure money is there to maintain and repair the building for years to come – and you may be required to write a cheque for a specified amount toward that fund up front. A carefree lifestyle is a major benefit of a condominium; having someone care for your residence’s exterior, lobby and amenity spaces frees up precious time for you and protects your investment.

Another consideration you may not have thought about is insurance. The parameters for condominiums are different from low-rise homes.

Maintenance fees include insurance for “the walls out” – the underground garage, amenities, driveway, roof, exterior, etc. This can differ among buildings, so check your declaration, which will explain the details, and ask whether you are responsible for the deductible on the policy that applies to the building, which can be substantial.

As to what you have to insure yourself, think about your suite from “the walls in.” You have to insure your counters, cabinets and the like, because if

anything happens to those, as the owner, you are responsible for repairs and replacements. You also want to insure your contents, such as clothing, and furniture, including what you will keep in your storage locker. There are specially designed Condominium Owners policies and riders, so my advice is to deal with an insurance company that has experience with condominium requirements.

You can investigate these financial considerations during the period between buying your new home and your closing.

CMHC publishes a helpful guide, “Homebuying Step by Step” (www.cmhcschl.gc.ca/en/co/buho/index.cfm) and the Canadian Home Builders’ Association offers a website section on “Buying a New Home” (http://www.chba.ca/buying.aspx).

Do your research, and enter into your condominium purchase with peace of mind!

Barbara Lawlor is president and CEO of Baker Real Estate Incorporated and an in-demand columnist and speaker. A member of the Baker team since 1993, she oversees the marketing and sales of condominium developments in the GTA and overseas. Keep current with The Baker Blog at blog. bakerrealestate.com THE CONDOMINIUM BUILDERS’ ANNUAL 2016 17

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Lanterra Developments is a leader in the GTA real estate industry with a comprehensive scale of operations that includes Land Acquisition, Residential Design & Development, Construction, Marketing, Property Management, Rental Management and support services. Lanterra’s mission is to create landmark urban communities, distinguished by outstanding location, iconic architecture and inspired amenities.

Lanterra works with leading-edge architects and designers who take pride in envisioning new frontiers in building design. Lanterra’s guiding philosophy goes beyond just condominium building to dynamic urban revitalization and putting Toronto on the global map as the new city of the future.

EXECUTIVE PRIVILEGES WITH BRITISH ELEGANCE The Britt offers a limited collection of Executive Suites on floors 32 to 41 that come with grand interiors, fabulous views and executive perks such as butler services, housekeeping, restaurant reservations, laundry, pet care, spa and wellness services, minor home repairs, moving help and more.

Located in the heart of downtown, The Britt dazzles with its 5-star lobby lounge and incredible amenities. Enjoy the good life in a rich and elegant British inspired setting.

2 & 3 Bedroom Executive Suites from floors 32 to 41 starting from the $500’s THEBRITTCONDOS.COM 416.861.1111

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A DYNAMIC URBAN VISION

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TREVISO CONDOMINIUMS Inspired by the grand piazzas and breathtaking natural beauty of Treviso in Italy comes a stunning new residence that celebrates the timeless Italian tradition and way of life. The beauty and brilliance of Treviso includes a magnificent garden courtyard and landscaped terrace for entertainment, outdoor rooftop pool and hot tub and an exquisite collection of suite designs. Other amenities include a state-of-the-art fitness centre and sauna, and an elegant party room with bar that spills out on to a landscaped courtyard decorated with fire pits and barbecue stations. Italian inspired living at Dufferin & Lawrence, steps to TTC, subway, highways and minutes to Yorkdale Mall.

NOW SELLING TOWERS 1, 2 & 3 FROM $186,900 TO $576,900 Tower 1 Move in now | Tower 2 Move in this summer | Tower 3 Under construction

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MOVE INTO A MODERN-DAY MASTERPIECE

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TREVISO III RESIDENZE PALAZZO CONDOMINIUMS 800 LAWRENCE AVENUE WEST, SUITE 214 416.787.8882 trevisocondos.com

COMPLETED COMMUNITIES

Exclusive Broker Milborne Real Estate Inc. Brokers Protected. Prices and specifications are subject to change without notice. Illustrations are artist’s concept. E. & O.E

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FORT Y YEARS OF PEOPLE & S PA C E S

LIFE IS ALL ABOUT SPACE S . YOU N E E D SPACE TO G ROW. SPACE TO THIN K .

A SPACE TO LIVE IN . AN D SOM E TIM E S , YOU JUST NEED YOUR SPACE . GREAT GULF B EGAN IN 1975 WITH A B E LIE F THAT WE WE RE N ’T J UST B U ILDING HOM E S , B UT CREATING SPACES . SPACES THAT WORK . SPACES THAT L AST. NOW, 40 YEARS AND SOME 40,000 HOMES L ATER , THAT BELIEF HAS H E LPE D E ARN US TH E ON E THING THAT EVERY GREAT BUILDER ASPIRES TO: A SPACE IN OUR CUSTOMERS’ HEARTS .

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PE OP LE

W I N N I N G AWA R D S AND CUSTOMERS’ HEARTS FOR 40 YEARS.

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ONE BLOOR

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Legally Speaking

Do your due diligence

by JAYSON SCHWARZ

The fee to close a standard resale home or condominium priced less than $500,000 should be somewhere between $800 and $900, plus HST and disbursements. This may vary in special circumstances. Also, make sure you get a free offer review. Then have your lawyer provide you a list of disbursements – those monies expended on your behalf necessary to properly search and close the transaction. This is where some lawyers may try to charge large fax, mail and photocopy fees. Make your lawyer justify all expenditures that don’t make sense.

PURCHASING YOUR FIRST HOME WILL LIKELY BE THE LARGEST

investment you ever make. Think about that... Why, you ask? The answer is that in my 35 years of practicing law, I have seen young couples spend more time researching a new telephone than a new home!

The most important advice I can give, and if you take anything from this article, it is this: research everything ahead of time, such as prospective builders, areas, amenities, property taxes, lawyers, your financial ability, zoning, bylaws and neighbours. And don’t allow yourself to be pressured by anyone.

What can you afford?

Review your available cash for deposit and annual income to pay a mortgage and expenses. Once you have done that, speak to the mortgage specialists at the bank you deal with and speak to a reputable mortgage broker. Companies such as the Mortgage Centre in Mississauga and Mortgage Providers in Toronto have the experience and integrity to get you the best deal. Find out how much money you can borrow and how much of a deposit you’ll need to put down. This will allow you to focus on homes you can afford. Get a pre-approval in writing so you have something to rely on, because especially today, it is critical that you do not get caught up in the rush of buying a house that is beyond your budget.

Find the right lawyer A lawyer must advise you at the time you make your offer, to guide you in understanding the offer (Agreement of Purchase and Sale). The right lawyer will explain how real estate agents work, what documents you will sign and what is to be included in the offer. It is important that your lawyer explains all the potential costs you will face and what you may encounter. Ensure that you arrange a pre-agreed fee with the solicitor. Get the fees locked in.

Miscellaneous Do you have a will? If you do, is it up to date and does it represent your current situation and state of affairs? A will prevents sibling disputes, clarifies who will look after children, keeps the government out of your affairs, allows for an orderly disposition of everything from possessions to your realty, stocks and bonds, and will help guide your funeral arrangements.

You will also need insurance for the home. This is the right time to look at life and disability insurance, to determine if you should be insuring your mortgage in case something happens to the major wage-earner.

As you can see, there is a lot to consider when buying your first home. Being prepared will help you enjoy the experience and find that dream home.

Jayson Schwarz LL.M. is a Toronto real estate lawyer and partner in the law firm Schwarz Law LLP. Visit schwarzlaw.ca or email info@schwarzlaw.ca and give us your questions, concerns, critiques and quandaries.

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E M P I R E C O M M U N IT I E S Caring. Optimism. Innovation. These are the values that have inspired every home and community we've built since 1993. Over 10,000 family homes and condos later, we've become one of Canada's best known and most trusted new home builders.

W E CA R E A B O U T YO U Our customer care program ensures that, as an Empire Homeowner, you are well taken care of, every step of the way. Whether your new home is a spectacular condo on Toronto's lakeshore or a beautiful new home in a friendly neighbourhood, we treat you like family. Expect honesty, transparency and accountability from Empire.

2 015 O N TA R I O B U I L D E R O F T H E Y E A R Our commitment to designing and building Ontario's finest homes and most vibrant communities earned us the 2015 Ontario Home Builder of the Year award from the Ontario Home Builder's Association. We're proud of this honour and applaud our many teams and partners who helped make it happen.

T H E B E ST I S Y E T TO C O M E With lots of fantastic communities on the go and even more in the works, we're excited to continue creating inspiring places to live and to help our customers achieve their homeownership dreams. We only hope that you'll honour us with the opportunity to find the perfect home for you.

See some of what we offer >

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OUR COMPANY OUR PEOPLE OUR WORK CELEBRATING OVER 20 YEARS OF BUILDING COMMUNITIES

FA M I LY- F R I E N D LY H O M E S & C O M M U N IT I E S Empire offers new detached homes and townhomes in vibrant master-planned communities across the GTA and Southwestern Ontario. We only build ENERGY STARﾂｮ certified homes, helping to reduce energy bills and provide a healthier living environment.

Our high construction standards have been endorsed

by Mike Holmes, who invited us to join the Holmes Approved Homes program. Every home registered in this program will undergo a series of additional inspections during construction in order to receive Holmes Approved Holmes certification.

M O D E R N C O N D O S I N AT T R AC T I V E LO CAT I O N S If you're looking for urban living, you're going to love Empire's high-rise communities.

In Toronto, you can enjoy the soaring views of the spectacular Eau Du Soleil lakefront community or live large in a modern urban townhome at TEN88窶馬ow both under construction. In Oakville, you can live in Kerr Village's gorgeous Rain & Senses condo community.

Rain is move in ready, while construction at Senses is now underway.

Prices, sizes and specifications are subject to change without notice. Please see Sales for full details. E xclusive listing brokerage: T F N Realit y Inc. Brokers Protected. E. & O. E.

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EMP-B

INSPIRING PLACES TO LIVE LOW RISE COMMUNITIES

h

HIGH RISE COMMUNITIES

AVALON

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MIDTOWN

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From the low $300’s

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From the low $400's

Coming Soon

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From the mid $300's.

Learn more about our master-planned communities, our homes and our condos at empirecommunities.com THE CONDOMINIUM BUILDERS’ ANNUAL 2016 27

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Stat Chat

Everything was up in 2015

by BEN MYERS

I SPOKE AT THE EQ HOUSING INNOVATION FORUM IN FEBRUARY, 2016. I discussed the results of the

new housing market in the Greater Toronto Area (GTA) in 2015. The title of my first slide was, “Almost Everything was UP in the GTA New Home Market in 2015.” The logical next question would be, is that a good thing or not?

There were 38,446 units launched into the market by builders and developers in 2015, an increase of 5.6 per cent annually, per RealNet Canada Inc. This is a good measure of developer confidence. If this figure is increasing, it signifies that developers are bullish on the prospects of the market and their ability to sell product.

There were 41,295 new home sales in 2015 per RealNet, an increase of 3.9 per cent over 2014, and an indication of consumer and investor confidence. If end users have a secure job situation and a strong financial position, they are much more likely to purchase a new home. If investors perceive that the market is doing well, and they will be able to see capital appreciation and predictable rental income in the future, they buy pre-construction units.

There were 42,287 housing starts last year according to data from the Canadian Mortgage and Housing Corporation (CMHC), an increase of 46.2 per cent annually. The big jump in activity can be attributed to much slower starts activity in 2014. Starts reflect lender confidence. The development industry can sell as many houses as they want, but if there are not banks and other construction

financing companies will to finance these projects, very few would actually come out of the ground. If starts are occurring, lenders are comfortable with the housing market going forward.

Based on the commentary and reports from several economists and analysts, the consensus is that the GTA can support 35,000 to 38,000 new housing units annually based on projected demographic demand. All three of the data points presented above exceeded 38,000 units in 2015, so will the GTA experience an oversupply situation in the future?

Keep in mind that new home supply, building permits, starts, and completions were all below 38,000 in 2014, which has created some slack in the marketplace.

Additionally, there were 46,384 housing completions last year, meaning construction finished on that many units in 2015. Despite this onrush of new supply, new home prices increased, resale prices increased, rental apartment rates increased, average lease rates on investor-held condominiums increased, all while new low-rise housing supply declined, and listings in the resale market were down year-over-year.

All of the forecasts for new and resale house price growth are higher in 2016 in comparison to 2015, as economists and analysts feel the same confidence in the market as builders, consumers, investors and lenders. If you want more of this analysis, check out my Market Manuscript housing research reports, available on the Fortress Real Developments website.

Hopefully you stay confident in 2016.

Fortress Real Developments partners with builders across Canada, and Ben assists in evaluating the market and projects that Fortress engages in. Follow his blog posts and commentary on the Canadian housing market at fortressrealdevelopments.com/news or follow him on Twitter @BenMyers29.

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2. Heritage meets modern architecture Unique architecture is always a big attraction. The LakeShore’s historic meets modern architecture will be an icon in Downtown Toronto, and will be a property that buyers will be proud to own.

3. Flagship supermarket The 50,000-sq.-ft. Loblaws supermarket is located right next door to The LakeShore. This flagship store contains a full array of goodies that make grocery shopping an enjoyment. The LakeShore also has 88,000 sq. ft. of high-quality retail and an 11,000-sq.-ft. restaurant right downstairs, providing the ultimate convenience for residents.

A RARE COMBINATION OF EXCEPTIONAL FEATURES 5 reasons why The LakeShore is the ideal choice for condo buyers THERE’S NO LACK of choices for condos in Toronto, but it’s rare to find one that truly satisfies the needs of all condo buyers. The LakeShore is the exception and here are five reasons why: 1. Stunning lake views The LakeShore is located at Lake Shore Boulevard and Bathurst Street in the Downtown Toronto waterfront neighbourhood. To the south is Lake Ontario, providing stunning lake views for residents. The TTC station is a minute walk from The LakeShore. Parks, schools, community centre, library, banks and restaurants are all just steps away. A convenient location and a prime property that many buyers want.

4. Amazing amenities The LakeShore is possibly the only condo that offers a sky garden and tea room. There is also a sky barbeque and dining area, resort-style spa, steam room, state-of-the-art fitness centre, yoga studio, yoga/tai chi deck, children’s playground, pet play area and spa. Residents will also enjoy mini golf, games room, private theatre, study room, party room and more.

It’s like living in a five-star resort.

5. Luxury finishes Included are Carrara marble tiled walls and floors, quartz countertops, laminate cabinetry with soft-close hardware, drawer organizers, integrated Bosch appliances, rollershade window coverings and more.

These finishes are not only functional but also aesthetically pleasing.

The LakeShore is developed by Concord Adex, one of the largest community developers in Canada.

Register at TheLakeShoreCondo.ca for exclusive updates.

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OHBA Report

Bungalows, unicorns and flying cars

by JOE JOE VACCARO, VACCARO, CEO CEO by ONTARIO HOME HOME BUILDERS’ BUILDERS’ ASSOCIATION ASSOCIATION ONTARIO

A DECADE AGO, TO MARK ITS 60TH ANNIVERSARY,

Canada Mortgage and Housing Corp. (CMHC) published a report entitled Sixty Years of Housing Progress in Canada. It offers a fascinating review of how our parents and grandparents lived when the corporation was created in 1946 to house returning war veterans.

Chronicling how housing conditions have improved and changed over the decades, the report notes that in the early 1940s, less than half of Canada’s three million homes had an installed bath or shower and that close to 30 per cent of dwellings were in need of major repairs.

Remarkably, 44 per cent of homes in the early 1940s had no inside flush toilet and 93 per cent were heated by coal, coke or wood fuel.

We’ve certainly come a long way since then, and it’s interesting to think about what the world might look like in 50 years from now. Will we be flying around in cars like the Jetsons or teleporting to work to avoid traffic gridlock? Some of the predictions may seem far-fetched, but if you recall, so did something called the World Wide Web back in the 1990s, and look where we are today with the Internet’s takeover of global communication.

Looking to the future – be it 50

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DESIGN. LOCATION. STYLE. PASSION. TRUST.

REGISTER NOW

YSLRESIDENCES.COM

“

AT CRESFORD, WE BELIEVE THAT HOME IS THE FEELING OF HAPPINESS. IT’S FINDING YOURSELF IN A PLACE THAT YOU LOVE, THAT GIVES YOU COMFORT, THAT MAKES YOU REALIZE THERE’S NOWHERE ELSE YOU’D RATHER BE LIVING. — Maria Athanasoulis President, Marketing and Sales

“

I N T R O D U C I N G

the last decades, Cresford proudly shaped the dynamic Toronto skyline, OverOver the last four four decades, Cresford has has proudly shaped the dynamic Toronto skyline, building one iconic landmark another in some of city’s the city’s sought-after locations. building one iconic landmark afterafter another in some of the mostmost sought-after locations.

Cresford’s legendary design capabilities, attention to detail andnity affifor nityhigh-fashion for high-fashion labels Cresford’s legendary design capabilities, attention to detail and affi labels produced of most the most successful condominiums in city. the city.

As one of Toronto’s havehave produced somesome of the successful condominiums in the As one of Toronto’s biggest trusted developers, Cresford prides on superior service, quality biggest and and mostmost trusted developers, Cresford prides itselfitself on superior service, quality assurance, a sense of security and fithe product on market. the market. our Condominium assurance, a sense of security and the nestfinest product on the Visit Visit our Condominium Gallery at Merton 170 Merton Street or 416.485.3000 call 416.485.3000 to arrange private appointment.

Gallery at 170 Street or call to arrange your your private appointment.

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CRESFORD, OUR PASSION ATAT CRESFORD, OUR PASSION CONDOMINIUMS. ISISCONDOMINIUMS. OUR EXCEPTIONAL EYE FOR OUR EXCEPTIONAL EYE FOR LOCATION, DESIGN AND DETAIL LOCATION, DESIGN AND DETAIL HAVE HELPED MAKE OUR HAVE HELPED USUS MAKE OUR MARK ON THE CITY SKYLINE. MARK ON THE CITY SKYLINE.

LOOKING TO THE FUTURE – BE IT 50 YEARS FROM NOW, THE NEXT DECADE, NEXT YEAR OR NEXT MONTH – INSPIRES MUCH OF OUR WORK WE DO AT OHBA. WHERE ONTARIO RESIDENTS WILL LIVE, WORK AND PLAY TOMORROW WILL BE SHAPED BY OUR EFFORTS TODAY ON A VARIETY OF FRONTS. years from now, the next decade, next year or next month – inspires much of our work we do at OHBA. Where Ontario residents will live, work and play tomorrow will be shaped by our efforts today on a variety of fronts.

The housing options available to consumers today are a reflection of big picture government thinking. I’m often asked the question “Where have all the bungalows gone and why are we building so many condos?” With governments focused on intensification, density, transit-oriented communities and mixed-use buildings – it should be no surprise that the traditional ranch-style bungalow on a 60-ft. lot is quickly becoming as elusive as the unicorn.

OHBA has taken a positive and proactive approach to discussions around growth and planning for the future of our province. This means taking into account that the population in regions like the Greater Golden Horseshoe (GGH) is expected to skyrocket in the next 20 years, adapting building practices and standards to support and exceed the country’s

commitments to fight climate change and providing sustainable, complete communities along transit corridors. It means planning for a new generation whose needs and wants differ from those who have come before.

Big government thinking on these complex issues really do shape the housing options that consumers face today. As you are surveying your options for new homes you’ll quickly see how yesterday’s subdivisions of bungalows are being replaced with Net Zero homes and communities. In the future, the workshop in the garage will be replaced with a charging station for your electric vehicle. And just like in the Jetson’s, we’ll eventually have to find a spot for that flying car.

Joe Vaccaro is CEO of the Ontario Home Builders’ Association, the voice of the residential construction industry in Ontario representing 4,000 member companies organized into 31 local associations across the province. The industry contributes more than $42 billion to Ontario’s economy, employing more than 325,000 people across the province.

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ifetime Developments has established a tradition of excellence over the last four decades for its innovative and inspirational approach to urban living.

This multi-award winning developer understands that location is paramount, and only seeks out the best neighbourhoods for its new condo communities.

With a legacy of award-winning projects in the best locations, Lifetime has developed some of the GTA’s most successful projects, due in large part to its unique insights into the condo market, and the needs of today’s investors and end users.

From INDX Condos in the centre of the Financial District and The Bond Condominiums in the core of the Entertainment District, to the ultraluxurious Four Seasons Hotel and Private Residences Toronto in the heart of Yorkville, and the Liberty Market Lofts in the soul of Liberty Village, Lifetime’s condominium developments boast not only distinctive locations, but also iconic addresses.

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2

015 saw Lifetime Developments launch Whitehaus Condominiums, an architecturally striking tower in the heart of Toronto’s midtown. Standing on Yonge Street, just north of Eglinton, the 29-storey building features a distinct white faÇade designed by the celebrated firm Diamond Schmitt Architects, and complementary colourful interiors artfully selected by Cecconi Simone. Built along the Yonge subway line and steps from the future Eglinton Crosstown LRT, Whitehaus boasts 358 residential suites available in a variety of suite sizes, and an exclusive collection of townhomes.

Designed to speak to personal expression, creativity and lifestyle, the amenity offerings at Whitehaus will include a private residents’ lounge connected to an exterior gathering space, a dog washing spa, a fitness centre, event kitchen, as well as a multi-purpose creative artist studio and a ping-pong lounge that opens to an expansive outdoor area.

Though the Yonge and Eglinton neighbourhood has seen explosive residential growth over the last few years, Whitehaus is one of the fastest-selling condos in the area, validating- once againLifetime’s reputation for delivering distinct condominium developments with iconic addresses.

For more information visit: www.whitehaus.ca

Whitehaus Exterior Street Level

L

ifetime’s unwavering commitment to community building isn’t just limited to condominium developments. Committed to the communities in which they build and the people that live there, the principals of Lifetime Developments and their families formed Lifeline in 2014.

A charitable foundation whose mission is to provide aid and support for Toronto’s vulnerable and at-risk communities, Lifeline is dedicated to building healthy communities and uses funds raised to support local organizations and initiatives with an emphasis on youth on the street, food services, and counselling and educational services.

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Through fundraising initiatives such as Smashed, one of the development industry’s most successful charitable events, an annual food drive, and social media contests associated with its development projects, Lifetime Developments and Lifeline have supported a number of local charities and initiatives within the City of Toronto, including: Second Harvest, Covenant House, Children’s Food Bank, Woodgreen, Eva’s Initiatives, Breakfast for Learning, Blessings in a Backpack, Baycrest, The Mikey Network and Unity Charity.

For more information visit: www.lifelinecares.ca

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oasting a dramatic façade of glass and steel complemented by the traditional red brick cladding and stone trim of the retained heritage building, BISHA is designed by Wallman Architects, with interiors by the internationally recognized firm of Munge Leung. The 44-storey tower at Blue Jays Way and King Street West will include 355 residential suites located above the hotel on floors 10-42 with suite layouts ranging from studios to three bedroom + study.

As the flagship property, BISHA’s downtown location is poised to become a cultural landmark in Toronto when it opens its doors in 2017. Residents and guests will be engaged with its cosmopolitan amenities and proximity to renowned restaurants, live theatre, sporting venues, shopping and galleries. Hotel amenities will include a 24-hour café, bar and lounge, casual dining restaurant, meeting rooms, private residents lounge and wet bar, fitness centre and rooftop restaurant, bar and infinity pool.

Among the firms enlisted to bring BISHA to life is Kravitz Design Inc., a company headed by musician and international style icon, Lenny Kravitz. Invited by Lifetime and INK Entertainment, Kravitz has designed the upper floor of the hotel, inspired by the essence of his music, art and international travels. The Kravitz floor will serve as a focal point of the glamour and opulence that will define the project.

For more information visit www.bisha.ca

www.lifetimedevelopments.com /LifetimeDevelopments @Lifetime_Dev Bisha Hotel & Residences

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40 years of building landmarks Yorkville Plaza Yorkville & Avenue

Imperial Plaza St. Clair & Avenue

Cumberland Tower Cumberland & Avenue

The Avenue Avenue & St. Clair

building luxury, distinction and style For Camrost-Felcorp, building luxurious residences with iconic addresses has come to define this condominium industry leader, for decades.

Celebrating its 40th anniversary this year, Camrost-Felcorp has earned a legacy of excellence and a reputation for developing luxurious, distinctive and stylish condominium residences, in Toronto’s most prominent locations, from Yorkville to Forest Hill, King East to Etobicoke.

Camrost-Felcorp has been leading the renewal of Toronto’s upscale Yorkville neighbourhood, with the redevelopment of the former Four Seasons hotel into a distinctive multiphase condominium and commercial project. In Forest Hill, the developer has reimagined and redeveloped the former headquarters of Imperial Oil from an iconic office tower, to an award-winning, chic new condominium address on St. Clair. Camrost-Felcorp has a unique ability to see what others don’t, and deliver what some thought was impossible.

Whether Camrost-Felcorp is redefining expectations by pioneering developments of such unique stature that they are considered to be ‘super-luxury’, or whether the developer is making the city’s most exclusive- and expensive- neighbourhoods available to first time buyers by offering accessible luxury, Camrost-Felcorp continues to build distinctive condominium opportunities that appeal to today’s buyer.

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camrost-felcorp introduces brilliant forest hill living

Lobby

Camrost-Felcorp’s newest condominium development is called Blue Diamond. To be built on the site of the former Deer Park United Church, adjacent to Imperial Plaza, the developer and the world-renowned team at Diamond Schmitt Architects Inc, have managed to preserve and restore the façade of the 1913 heritage building, while transforming the interior into an inviting public courtyard.

“When working with timeless masterpieces of twentieth century architecture like the Church or the Imperial Oil building, the challenge is to respect the past, but embrace the future,” says David Feldman, President and CEO of Camrost-Felcorp. “The key is to take as much care with the interiors as with the building envelope. At Imperial Plaza, and now with Blue Diamond, we’ve carefully selected a team of leading professionals sensitive to the historical significance of the buildings with a reputation for delivering quality, to guarantee our success.”

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Imperial Club Indoor Pool

Billiards and Games Room

Library/Lounge All images are artist’s concept.

Situated on the Forest Hill Escarpment, Blue Diamond will present its residents with remarkable city views to the south, and sweeping views of the lush neighborhoods to the north.

Residents of Blue Diamond will be able to enjoy more than 20,000 square feet of five-star amenities at the Imperial Club. The state-of-the-art recreation centre offers an indoor pool, hot tub, steam room, squash courts, golf simulator, yoga studio, private training room, screening rooms, a multi-purpose games room, and sound insulated music studios. Imperial Plaza and Blue Diamond will be conveniently connected by an underground concourse.

Blue Diamond, like Imperial Plaza, Yorkville Plaza, Cumberland Tower, The Avenue and several other notable residential projects before it, continues the company’s legacy for developing luxurious, distinctive and stylish condominium residences in some of Toronto’s most luxurious, distinctive and stylish neighbourhoods.

To find out more about these Camrost-Felcorp developments, visit www.camrost-felcorp.com THE CONDOMINIUM BUILDERS’ ANNUAL 2016 39

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Trending

Buying or renting a condo?

Walk a little, to save a lot

by WAYNE KARL

IF YOU’RE PLANNING ON BUYING A CONDO, HERE’S AN IMPORTANT LESSON:

purchase prices and rents will be higher the closer you are to major transit hubs such as subway stations.

Sure, it’s convenient to be located adjacent to a subway stop, but it’ll cost you. How much? We’ll get to that in a minute. But if you’re okay with a little walking between home and the station, you’ll also be in for significant savings.

Andrew Scott, senior market analyst, housing markets and indicators, Canada Mortgage and Housing Corp. (CMHC), attaches some hard numbers to the concept as it relates to the Toronto highrise market.

For new condos in the city, for example, the average purchase price per square foot for buildings less than 500 metres walking distance to the subway is $632. If you’re willing to walk a little further, say between 500 and 999 metres, it’ll cost you $595 per square foot; $557 between 1,000 and 1,999 metres; and $492 beyond 2,000 metres.

For renters, distance also pays — or costs, depending on how you look at it. Average rents for a two-bedroom apartment less than 500 metres from the subway are about $1,477. Between 501 and 1,000 metres, the rate drops to $1,280, and to $1,158 from 1,001 to 1,500 metres.

“Being close to the subway matters more for renters than buyers,” Scott told YPNextHome.

“Renters often have lower incomes than owners, and are younger as well. I don’t think it’s a huge leap in logic to presume that these households are more likely to value subway access since they are not able to afford, or do not want to own, a private car.”

Proximity to transit as a key driver of real estate is not a new concept; we’ve long known that there’s a price to pay for access and convenience.

“Distance is now measured in minutes, not kilometres,” is how the Real

Estate Investment Network (REIN) sums it up. Transportation is one of the most dramatic catalysts for real estate growth.

Generally, one of the attributes coveted by homebuyers is nearness to a city’s Central Business District (CBD). Access to good highway systems, mass transit and commuter rail is sought to afford easy access to the CBD. The basic theory in real estate is that the more attractive the location, the higher the value of the home. As the demand for homes in that area expands, the result is higher housing values.

In its study of the Greater Toronto Area, REIN has found that transportation projects will deliver a 10- to 20-per-cent enhancement of real estate values in the regions most affected. If the market goes up everywhere, these areas will increase by about 10 to 20 per cent. If the values drop, these will drop by 10 to 20 per cent.

The concept is not just a Toronto phenomenon, or even a Canadian one.

In studies of the effect of transportation improvements on real estate around the world, value increases occur for properties located within 500 to 800 metres of stations on new transportation lines.

Several Toronto neighbourhoods are expected to experience price increases when the new rapid transit stations are completed.

Future transit developments in Toronto that will shape highrise developments: » Toronto-York Spadina Subway Extension » Eglinton Crosstown » Sheppard East LRT » Scarborough Subway Expansion » Finch West LRT » SmartTrack

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MOVE INTO TORONTO’S LARGEST URBAN VILLAGE THIS SUMMER! MODEL SUITES NOW OPEN

Community

2014 Community

Award of

of the Year

of the Year

Excellence

THE CONDOMINIUM BUILDERS’ ANNUAL 2016 41

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LIVE URBAN LIVE HEALTHY

Canary District is a visionary, 35 acre award winning master-planned community anchored at Front and Cherry Street. This downtown east community is steps to transit, parks, trails, retail, the Cooper Koo Family YMCA and just minutes from the Distillery District, St. Lawrence Market and the downtown core.

A revolutionary new city within a city, Canary District is a sustainable, pedestrian-friendly community offering an active and healthy lifestyle.

40,000 SQ.FT. OF EXCITING NEW RETAIL AT YOUR DOORSTEP

AU T H ENT IC N EA POLI TA N

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5 MINS TO DISTILLERY 15 MINS TO ST. LAWRENCE MARKET

5 MINS TO DOWNTOWN CORE 10 MINS TO HARBOURFRONT

20 MINS TO EVERGREEN BRICKWORKS 20 MINS TO WOODBINE BEACH

LIVE CONNECTED TO NATURE AND THE CITY Canary District is adjacent to Corktown Common Park, an 18-acre greenspace with playgrounds, splash pad, athletic field, barbecues, fireplace, bike paths, boardwalk and an off-leash dog park. It is the scenic gateway to the Don River Valley Trail which connects to the extensive 1800-km provincial parks and trails network. The TTC Cherry Streetcar line is also ready to operate this summer, stopping right at the entrance of Canary District.

MOVE IN NOW!

CONDOS FROM THE 300’S

EN

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ASK ABOUT OUR NEW EASY-DEPOSIT PLAN

ST. E.

TOUR THE MODEL SUITES CALL OR VISIT THE PRESENTATION OFFICE FOR MORE INFO

NG

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E AV

PRESENTATION CENTRE

ST EA

CANARYDISTRICT.COM | 416.603.7576 ST.

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ST.

ST.

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ENT

ST. ILL

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NT

FRO

ST. ITY TRIN

IAM

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Exclusive listing: Baker Real Estate Incorporated. Brokers protected. Please speak to a sales representative for details. Prices and specifications are subject to change without notice. Some Restrictions may apply. E. & O.E. Terms and conditions apply.

ERN AV OLD EAST

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.E ST

398 Front St. East THE CONDOMINIUM BUILDERS’ ANNUAL 2016 43

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GET SOCIAL

social media

directory

and STAY CONNECTED

A LIST OF SOCIAL MEDIA PAGES FROM GTA BUILDERS AND DEVELOPERS TO HELP YOU STAY CONNECTED

Aspen Ridge Homes facebook.com/AspenRidgeHomes

Aspen Ridge Homes @aspenridgehomes

The Daniels Corporation youtube.com/user/TheDanielsCorp

Camrost Felcorp facebook.com/CamrostFelcorp

Camrost Felcorp @camrost

Empire Communities youtube.com/empirecommunities

The Daniels Corporation facebook.com/thedanielscorporation

The Daniels Corporation @TheDanielsCorp

Lanterra Developments youtube.com/user/LanterraDevelopments

Dundee Kilmer Developments facebook.com/thecanarydistrict

Dundee Kilmer Developments @canarydistrict

Empire Communities facebook.com/EmpireCommunities

Edenshaw Developments @chazyorkville

Great Gulf facebook.com/greatgulf

Empire Communities @Empire_Living

Lanterra Developments facebook.com/LanterraDevelopments

Lanterra Developments @LanterraDev

Lash Group facebook.com/LashGroupCA

Lash Group @LashGroupCA

Empire Communities pinterest.com/empireliving

Lifetime Developments facebook.com/LifetimeDevelopments

Lifetime Developments @Lifetime_Dev

Lash Group pinterest.com/LashGroupCA

linkedin.com/company/the-daniels-corporation

Lindvest facebook.com/LindvestLifeHappensHere

Lindvest twitter.com/lindvest

Lifetime Developments pinterest.com/LifetimeDev

linkedin.com/company/empire-communities

Menkes Developments facebook.com/MenkesLife

Menkes Developments @MenkesLife

Menkes Developments pinterest.com/menkeslife

linkedin.com/company/menkes-developments-ltd

Pemberton Group Follow us at: Pemberton Group

Pemberton Group @pembertongroup

Pinnacle International facebook.com/pinnacleinternational

Pinnacle International @PinnacleINTL

Plaza facebook.com/PurePlaza

Plaza @pureplaza

Menkes Developments youtube.com/menkesvideos Pinnacle International youtube.com/PinnacleINTL

The Daniels Corporation instagram.com/thedanielscorp Empire Communities instagram.com/empire_living Lash Group instagram.com/LashGroupCA Lindvest instagram.com/lindvest Menkes Developments instagram.com/menkeslife Pinnacle International instagram.com/pinnacleintl

The Daniels Corporation pinterest.com/thedanielscorp The Daniels Corporation Empire Communities Menkes Developments Pinnacle International Pinnacle International Realty Group Plaza linkedin.com/PurePlaza Lash Group blog.lashgroup.ca Lifetime Developments lifetimedevelopments.com/category/blog

Lindvest plus.google.com/+Lindvest

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T O R O N T O

ROSEDALE’S REVOLUTION IN LUXURY LIVING AT THE JACK An impressive and beautifully proportioned limestone façade marks this prominent intersection on Yonge Street.

L E A R N

M O R E

COMING SOON aspenridgehomes.com

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THE JACK | TORONTO

THE SUITES Classic yet contemporary, the suites are designed with a timeless aesthetic. Come view our model suite today.

MUST-SEE MODEL SUITE DON’T WAIT UNTIL THE LAST MINUTE The model suite of Rosedale’s most exciting new condominium is not one to be missed. The Jack is revolutionizing luxury homes and the model suite is an incredible experience in itself.

As construction begins in July, the Jack model suite will be removed and the sales office will relocate. Visit the model suite before summer begins to get the full Jack experience and view our video tour now to see what you can expect.

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Get to know The Jack

AspireOnline.ca

2016-02-29 3:39 PM

L O B B Y

THE ARRIVAL Amidst a neighbourhood known for its discerning tastes and sophisticated visual palette, The Jack boutique residence is simply iconic.

S H O P

R E L A X

THE LUXURY

THE TERRACE

Live amidst Rosedale’s most treasured amenities including the Toronto Lawn Tennis Club, Terroni and the infamous Five Thieves.

The outdoor terrace features a dynamic layout complete with barbecue area.

E X P L O R E

W O R K

THE PARKLAND

THE SUBWAY(S)

Adjacent to vast swaths of greenspace for a living experience unlike anywhere else in Toronto.

The choice is yours – St. Clair station or Summerhill station are both just footsteps away.

L E A R N

L I V E

Construction starting Fall 2016 Suites from the $400s to over $2.5 million

THE HISTORY Find out about the rock and roll history behind The Jack at AspireOnline.Ca

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YONGE ST.

ST CLAIR AVE.

SALES OFFICE JACKES AVE.

Presentation Centre & Model Suite 2 Jackes Avenue, Toronto 416.203.7034 thejackcondo.com

2016-02-26 2:15 PM 2016-02-29 3:39 PM

Mortgage Advice

The 5 worst mortgage mistakes you can make

by ALYSSA RICHARD

also hire a mortgage broker who can do all the legwork at no cost to you.

NOW THAT YOU’VE DECIDED TO BUY A HOME, THERE ARE NUMEROUS

steps in the process you’ll have to follow. When it comes to getting a mortgage, it could cost you in the long run if you make a mistake or two.

To help you save money and avoid potential problems down the road, here are some mistakes you should avoid: 1. Not knowing your credit score/rating Lenders love borrowers with a good credit rating. They’re often the ones who pay their bills on time, don’t use a large percentage of their available credit, and have different types of credit, such as a credit card, car loan, and line of credit. If you have good credit, you should be able to qualify for the best mortgage rates. But if you have bad credit, expect to get a mortgage with a higher interest rate. Not sure of what your rating is? You can get your credit score from Equifax or TransUnion.

2. Not being pre-approved for a mortgage If you’ve been looking at properties for a while, you might suddenly find the perfect home. But it’s possible you won’t be able to afford the place. That’s why it’s best to get pre-approved for a mortgage so you’ll know how much you can afford. Many lenders will guarantee your pre-approved rate for a period of between 60 and 120 days. That’ll give you time to find a property in your price range.

3. Not shopping around a mortgage If you think you’ll get rewarded with the lowest rate from your financial institution because you’ve been a loyal customer for a number of years, think again. Your institution may not have the best rate while a rival across the street might have a lower rate. You should do some comparison shopping on a site like RateHub.ca before getting a mortgage. You can

4. Not making more payments No one really likes to carry a large mortgage.

Typically, mortgage payments are made on a monthly basis but there are ways to pay it off faster by using accelerated biweekly payments. For example, if you have a $400,000 mortgage with a 25-year amortization and make monthly payments, your mortgage won’t be paid off until 2041.

We used RateHub’s mortgage payment calculator and found if you make accelerated payments, you’d pay off your mortgage nearly three years earlier and save about $15,000 in interest. Also, most lenders allow you to make lump-sum payments, which will let you pay your mortgage down faster and save you thousands of dollars in interest.

5. Not preparing for extra costs Buying a home can end up costing a lot more than you’d expect. First, there are closing costs, which include legal fees, title insurance and the land transfer tax. You might also need to reimburse the seller for the property taxes and utility bills they’ve already paid. These costs will add up to from anywhere between 1.5 and four per cent of the property’s purchase price.

Alyssa Richard is the founder and CEO of ratehub. ca, a mortgage rate comparison site that aims to empower Canadians to make smart financial decisions.

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For over 60 years we have been building dreams together with our new home purchasers. Driven by the guiding principle that embodies the spirit of innovation, design and technology we take pride in creating exceptional residences throughout the GTA. When considering your next move, we invite you to set your sights on Lash.

Building Our Dreams Together

lashgroup.ca

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Coming Soon To Scarborough With Phase 1 of this visionary masterplanned community almost sold out, ME2 offers more of what you’re looking for at Markham and Ellesmere. It’s all here: variety of suites, spectacular amenities and exceptional value in an area surrounded by the lifestyle amenities you want.

Register today

meliving.ca

Coming Soon To Yonge & Eglinton Limited edition boutique living, gently tucked away into a quiet corner – just south of Eglinton between Yonge Street and Mount Pleasant Road. Spacious distinctive suites with forever city views.

Register today

distinctioncondos.com

lashgroup.ca 416.630.9393

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5% Down On Remaining Suites Markham and Ellesmere Living - a master-planned community of condos, shops & parks with the TTC at its door. Rooftop deck, pool, cabanas, BBQ’s, lounging & dining areas. Priced from the mid $300’s.

Spring 2018* Occupancy meliving.ca

Last Chance 11 Units Remain Only 5% Down Cloud9 marks the renaissance of this Etobicoke neighbourhood. View our model suite and discover the value you’ve been searching for. Priced from $239,990.

Fall 2015* Occupancy cloud9condos.ca A joint venture between Carttera & Lash.

Select Suites Remain Over 80% Sold Set in a landmark midtown location, The Barrington is a boutique building offering 1 to 3 bedroom designs up to 2200 sq.ft. Priced from $365,990.

2018* Occupancy barringtoncondos.com

A joint venture between The Goldman Group & Lash.

*Anticipated occupancy dates. Prices and specifications are subject to change.

See sales representative for details. E.&O.E. 2016.

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email: info@lashgroup.ca blog: blog. lashgroup.ca

facebook.com/LashGroupCA twitter.com/LashGroupCA

2016-02-29 4:18 PM

Now Open In Vaughan

pureplaza.com 052-054-Plaza-Corp 2016.indd 52

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NOW OPEN Centrally located in the heart of Vaughan, The MET is soon to become Greater Toronto’s Newest Downtown location.

Surrounded by a wealth of amenities, you can spend one minute shopping in Canada’s largest shopping centre and the next in a nature conservatory.

Our one or two bedroom suites, and three bedroom spacious townhomes are conveniently connected to highways 400 and 427, making travel up north or down south fast and uncomplicated.

GTA’s newest downtown address across from the NEW TTC subway station with direct access to the downtown core.

Vaughan Metropolitan Centre TTC Subway

PRESENTATION CENTRE

located at 7800 Jane Street Call 416.862.0888 or visit pureplaza.com *Prices and specifications subject to change without notice. Plaza® and Pure Plaza® are registered trademarks of Plazacorp Urban Residential Communities and used under license. All rights reserved. E.&O.E. February 2016.

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PURE PASSION. PURE PLAZA. ONE ONE OF OF TORONTO’S TORONTO’S TOP CONDOMINIUM TOP CONDOMINIUM BUILDERS BUILDERS WITH WITH OVER OVER 3,200 SALES IN 3,200 SALES IN THE THE LAST LAST THREE THREE YEARS. YEARS.

Musée Musée

No1 Yorkville No1 Yorkville

The York Harbour Club The York Harbour Club

50 at Wellesley Station 50 at Wellesley Station

PLAZA PLAZA COMMUNITIES: COMMUNITIES: MOVE IN NOW MOVE IN NOW York Harbour Club York Harbour Club 35 Bastion St. & 38 Grand 35 BastionSt., St. Toronto & 38 Grand Magazine Magazine St., Toronto Sales Office located at 86 Sales Office located(TH06) at 86 Sloping Sky Mews Sloping Sky Mews (TH06) 416.214.4517 416.214.4517 Ivory on Adelaide Ivory on Adelaide 400 Adelaide St. East, Toronto 400 St. East, SalesAdelaide Office located at Toronto 400 Sales Office located at 1400 Adelaide St. East, Unit Adelaide St. East, Unit 1 647.344.0379 647.344.0379

Ivory Ivory

The MET The MET

NOW UNDER NOW UNDER CONSTRUCTION CONSTRUCTION Musée - Occupancy Date Musée - Occupancy Date Fall 2016 Fall 2016 Pre-construction Pricing Pre-construction Pricing 525 Adelaide St. West, Toronto 525 Adelaide St. West, Toronto Sales Office located at 86 Sales Office located(TH06) at 86 Sloping Sky Mews Sloping Sky Mews (TH06) 416.214.4517 416.214.4517 NOW OPEN NOW OPEN 50 at Wellesley Station 50 at Wellesley Occupancy DateStation Fall 2018 Occupancy Fall Toronto 2018 50 WellesleyDate St. East, 50 Wellesley St. East, Sales Office located atToronto 400 Sales Office located at 1400 Adelaide St. East, Unit Adelaide St. East, Unit 1 647.344.0379 647.344.0379 1 Yorkville - Occupancy Date 1Fall Yorkville 2018 - Occupancy Date 2018 Ave., Toronto 1Fall Yorkville 1Sales Yorkville Ave., Toronto Office located at Sales Office located 162 Cumberland St. at 162 Cumberland St. 416.519.2911 416.519.2911 The MET at Vaughan The MET at Vaughan Metropolitan Centre Metropolitan Centre 7895 Jane St., Vaughan 7895 St., Vaughan SalesJane Office located at SalesJane Office located at 7800 St., Vaughan 7800 Jane St., Vaughan 416.862.0888 416.862.0888 COMING SOON COMING SOON Theatre District Residences Theatre District Residences on Adelaide on Adelaide 170 Spadina 170 Spadina at Queen at Queen

register register at at pureplaza.com pureplaza.com Presentation Centre Hours: Presentation Centre Hours: Mon–Thurs: 12pm–6pm Mon–Thurs: Fri: Closed 12pm–6pm Fri: Closed & Holidays: Weekends Weekends & Holidays: 11am–5pm 11am–5pm Keep updated by following us: Keep updated by following us: *Prices and specifications subject to change without notice. Plaza® and Pure Plaza® are registered trademarks of Plazacorp Urban ® ® *Prices and specifications to under change without notice. Plaza andconcept.

Pure Plaza are registered of Plazacorp Residential Communities subject and used license.

Illustration is artist All rights reserved.trademarks E.&O.E. February 2016. Urban Residential Communities and used under license. Illustration is artist concept. All rights reserved. E.&O.E. February 2016.

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Investor Advice

CONSIDERING A CONDO INVESTMENT?

5 questions to ask

by ANDREW LA FLEUR

3. What is your exit strategy?

This is a very important question many first-time investors fail to answer before buying a new condo. Will you buy, hold and rent for the long term before selling? Will you buy preconstruction and then flip (assign) your unit prior to the final closing? Will you buy pre-construction, close on the unit, rent it out for one or two years, and then sell it? Will you buy, wait for completion, and then refinance and re-invest the proceeds? Take time to assess the risks and rewards associated with the different exit strategies and start with the end in mind.

4. What should you buy?

Buying a new condo for investment purposes is different than buying for yourself. Some units make better investments than others. Questions to consider include: Which locations are likely to experience the most growth in the next few years? What type of unit is the most attractive to renters? Which type of unit tends to appreciate faster than others?

SO, YOU’VE DECIDED TO BUY AN INVESTMENT CONDO.

Congratulations! As a first-time investor, there are five questions you need to ask yourself before buying a new condo: 1. What are your goals?

Before you buy any investment condo, you should figure out what your goals are. Are you looking to make a short- or long-term investment? What kind of return do you wish to achieve? Are you more interested in income or capital gain – or both? Deciding what your goals are up front will better help you achieve them in the long run.

2. What can you afford?

Talk to your mortgage broker or lender and get a mortgage pre-approval before you start your search. This will help you figure out what you can afford, and will help you start to narrow your search. Also, make sure you are prepared for the developer’s requirements with respect to financing.

Most new condos will require a 15- to 20-per-cent deposit up front, as well as a mortgage approval letter showing you can afford the unit you are purchasing.

5. When should you buy?

Understanding the typical marketing cycle that a new condo goes through from pre-construction to completion will help you identify the right time to buy. When buying for investment, it is generally best to buy at the earliest possible stage when a new building launches. This is when prices are the lowest, and availability of investor-grade suites is highest.

But there are other great opportunities to buy, including right before the developer meets the sales target to secure construction financing, or during the occupancy stage. In both of these instances developers tend to be highly motivated to sell and this is when they often introduce great buyer-incentives or cash discounts.

Andrew la Fleur is an award-winning realtor with Re/Max, helping investors make money in the Toronto condo market.

Visit TrueCondos.com/NewCondoGuide, call Andrew at 416.371.2333 or email andrew@truecondos.com

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MEET OUR HERO

VICTORIA VICTORIA’S FAMILY CALLS THEMSELVES THE UNLUCKY, LUCKY ONES. After four-year-old Victoria fell down the stairs, she was lucky to have a successful surgery at The Hospital for Sick Children (SickKids) and incredible support from her family and SickKids staff by her side.

Prior to the incident, Victoria was a healthy child.

She was happy with her daily routine - going to her grandparents’ house with her brother, Alexander, until her mom, Evelyn, came to pick her up from work.

One evening, Victoria suddenly collapsed out of her uncle’s arms and fell down the stairs at her grandparents’ house. After she started vomiting at her grandparents’ house, Evelyn called the paramedics to take her to SickKids. The emergency room ordered an immediate CT scan and an MRI the next morning for a closer look.

The scans revealed a brain tumour, later diagnosed as a juvenile pilocytic astrocytoma (JPA), even though Victoria never experienced any symptoms prior to her fall. JPA’s are one of the most common childhood tumour, but are usually identified following symptoms like headaches, vomiting and difficulty with muscle coordination. Luckily, SickKids houses one of Canada’s largest paediatric neurosurgical units specializing in treating children affected by brain and spinal cord illnesses such as brain tumours. Two weeks after the incident, on February 25, 2014, Victoria had surgery to remove the tumour. During

the surgery, doctors found a cyst above the tumour, which they also successfully removed.

Although Evelyn and her husband, Peter’s journey at SickKids was scary, Victoria seems to associate the hospital with chocolate milk. While fasting on the morning of surgery, she asked her dad if she could have some, but he told her the chocolate milk cow was still sleeping.

Only five hours later, Victoria woke up in the Intensive Care Unit and asked for the chocolate milk, her mind sharp as ever.

From when she fell until she went into surgery, Evelyn and Peter were concerned and had many unanswered questions about their daughter’s condition.

“The support system at SickKids was incredible.

Sometimes the doctors would answer our sudden questions within minutes over email,” Evelyn said.

Since the surgery, Victoria visited SickKids six weeks later for a check-up. Since she has made a full recovery, she only needs to visit SickKids every six months for follow up appointments.

Evelyn describes Victoria’s fall as one of the scariest moments of her life. Although Victoria’s condition was bad luck for the family, the successful surgery and recovery along with the supportive staff at SickKids shows how lucky they really are.

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WHY SICKKIDS? 1

Between 400 and 500 Canadian children are diagnosed with a brain tumour each year. SickKids will treat approximately 150 of them.

2

In 2014, SickKids researchers identified the reason why ependymoma, a brain tumour affecting babies and toddlers, is resistant to chemotherapy.

BUILDERS HELPING TO HEAL Yellow Pages NextHome, the publisher of New Home Guide, New Home & Condo Guide and New Condo Guide, is teaming up with builders and their suppliers to help raise money for SickKids. The following companies have contributed generously to help give children the worldclass care they deserve. These pages honour these special people, and we thank them for their generous support.

Leaders, a program at SickKids which draws on the support of more than 150 volunteers over 30 industry sectors.

Builders Helping to Heal and Friends of the Industry are Yellow Pages NextHome initiatives stemming from SickKids

Readers looking to support SickKids can go to www.sickkidsleaders.com

Again, we thank our generous sponsors and appreciate their ongoing commitment. These companies not only build housing, but they support the families in the communities in which they build.

PLATINUM SPONSORS

ballymorehomes.com

mattamyhomes.com

heathwood.com

GOLD SPONSORS

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Expert Panel

affordability, location, lifestyle…

Today’s homebuyers face many questions. What are the most important determining factors they should consider when buying a home in 2016?

Edited by ELISA KROVBLIT

Priorities of key factors evolve Anson Kwok Vice-President, Sales & Marketing, Pinnacle International

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oday’s homebuyers are benefiting from exciting new developments, the transformation of neighbourhoods and an ever improving end product around the city. It has become an even more sophisticated marketplace, with many who have rented condos to experience the lifestyle; and many more second- and third-time purchasers with knowledge of different developers, neighbourhoods and unit layouts, all of which are active in the market.

As a condo buyer in 2016, these would be some of my key factors to look for: Reputable Builder: Purchasing from an experienced builder is an important key factor in your decision-making process. How long have they been a builder; the timely manner for delivering their final products; the efficiency of suite layouts; resale factors; and the overall operation and functionality of the existing developments. Check their resumé. The great thing about a reputable builder is that you can visit their completed buildings and see their finished products.

Location: As much as it is about what neighbourhood you want to live in, location has become more of a function of time, price and lifestyle. How long will it take you to go to work? What is the price premium you are willing to pay to live in that location? What are the neighbourhood conveniences that suit your lifestyle? The wonderful thing about the GTA is that there are so many outstanding places to live. There is something for everyone.

Unit Size: If you are purchasing a unit, it’s important to look for a product that will fit your lifestyle for multiple years. If possible, consider purchasing something a bit larger to better adapt to changes in your life and may help you with transitions to future residential moves. If you are looking to purchase property for the short term, my advice is to rent.

Affordability: For first-time buyers, make sure you do your homework and capitalize on incentives that are in place for you. We are currently experiencing very favourable interest rates, which is a great opportunity to enter the marketplace. Whether you are an investor or an end-user, stay within your financial means and start building some equity.

I am currently living in my third condominium property, so trust me, the priority of these key factors will continue to change, as we all continue to evolve.

“It has become an even more sophisticated marketplace, with many whom have rented condos to experience the lifestyle and many more secondand third-time purchasers with knowledge of different developers.”

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Affordability and lifestyle needs will determine your housing type and location Christopher Wein President, Great Gulf Residential

“A property in downtown Toronto will cost more than a similar property in the suburbs.”

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here are a number of factors one must carefully consider when purchasing a home, including affordability, location, public transit, schools, community centres, employment and other essential services.

Housing accounts for a major cost in most family budgets.

Affordability is a growing concern for Canadian homebuyers and is not limited to economic backgrounds, culture and demographics. It’s also a key consideration for new-home buyers and empty nesters.

It’s important to understand the risks of affordability. When determining affordability, it’s essential to review and understand all costs related to the property such as taxes, mortgage payments, utilities and maintenance, as well as everyday costs such as transportation and other financial obligations, to determine the affordability level and understand the risk factor.

Other considerations include the government of Canada’s new down-payment rules impacting homes priced at more than $500,000, where the difference increases from five to 10 per cent. What that means is a homebuyer purchasing a home for $800,000 (which was the average price index for a home at the end of 2015), is now required to pay five per cent on the first $500,000 ($25,000) and 10 per cent on the remaining $300,000 ($30,000), which accounts for an increase of $15,000. Canada Mortgage and Housing Corp. offers a useful tool, the mortgage affordability calculator, to help you estimate the maximum mortgage you can afford. This can help you establish an affordable neighbourhood or community.

Location can definitely impact affordability. The urbanization trend has seen a shift from suburban living to city living. A property in downtown Toronto will cost more than a similar property in the suburbs. With this growing trend of the urban experience, which has populations moving to major cities, the growing population of Millennials (born 1981 to 1997) craving diversity, different cultures and ethnicity are moving to city centres such as downtown Toronto to have an amenity rich lifestyle and be close to work.

Affordability and lifestyle needs will determine the type of housing and location people desire. If lifestyle is important, choosing the housing type that’s more affordable is key, whether it’s a condo, townhouse, semi-detached or detached.

Purchasers may need to be realistic when comparing size and amenities. The lifestyle needs of Millennials (born 1981 to 1997) will be different from Generation X (born 1965 to 1980), Baby Boomers (born 1946 to 1964) and the Silent Generation (born 1928 to 1945).

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Shop for Maximum value & Convenience Simona Annibale Vice-President of Marketing, The Daniels Corporation

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hopping for a new home is exciting, and with development across the Greater Toronto Area growing at an astronomical rate, it can also seem overwhelming. On one hand, GTA purchasers are fortunate to have so many new home options to choose from; on the other, how do you zero in on the right choice for you?

Affordability tops most people’s lists, and knowing what you can afford before you shop is a big time-saver.

Consult a mortgage representative to get pre-approved, and be sure you understand fully what is involved. Ask questions about rates, closing costs and property taxes. Then check with sales representatives as to whether the developers offer programs that make homeownership more attainable.

“Knowing what you can afford before you shop is a big time-saver”

At The Wyatt Condominiums in Regent Park, for example, Daniels is offering the First Home Boost, which enables qualified purchasers to “boost” their down payment from five to 15 per cent, interest- and payment-free.

When you shop, check the builder/ developer’s’ reputation before signing on the dotted line, so you can buy with confidence. Look at previous communities they have built, and research their reputations, especially for after-sales service and customer care.

Of course, location plays a major role in your decision. For those seeking an urban address, Toronto is called “The city of neighbourhoods” because of its diversity of vibrant communities with unique identities, cultures, history, architecture and lifestyles.

A neighbourhood should feel like home, but keep in mind that practicality is also a consideration. Is access to public transportation and highways convenient? Are there good schools nearby? How about recreation and other amenities, and how long will your work commute be? Many new home buyers choose up-and-coming neighbourhoods, because over time as they develop, home values increase. Great examples are Regent Park, where Daniels is Toronto Community Housing’s development partner for the internationally recognized, awardwinning revitalization, and Toronto’s East Bayfront, where we now offer Daniels Waterfront – City of the Arts.

We are seeing an interesting phenomenon among new home shoppers – the desire to live in masterplanned, mixed-use communities, where lifestyle aspects are clustered for convenience. In our Daniels Waterfront – City of the Arts and Daniels Erin Mills communities, residents can live, work and play right in the area. Being able to stroll to local amenities saves a lot of travel time, as well as gas money and wear and tear on vehicles. These citieswithin-cities offer a special, intimate connection to the surroundings, providing residents with a true sense of belonging.

Isn’t that what home is all about?

The Property Purchase of Choice Joseph Alberga Director, Sales & Marketing, Lindvest

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ithout question, the purchase of a property is one of the largest investments someone will make.

Condos are quickly usurping more traditional low-rise residential options as the property purchase of choice, and will undoubtedly continue to do so in the future.

Today’s homebuyers face many questions, and have many options available to them. Some of the most important factors to consider when purchasing a new condo would be things like location, overall costs (not just purchase price – but maintenance fees as well), timing for completion, and building amenities, to mention just a few.

As with all real estate, the saying “location, location, location” is still the driving component for any successful property acquisition; not strictly from an investment standpoint, but today’s

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buyer is much more in tune with location as it relates to overall lifestyle convenience. Many purchasers will actually forgo certain luxuries simply to have shorter commute times, or to be closer to hip and/or vibrant community settings. Proximity to transit, shopping, restaurants and the like are quickly becoming the overwhelming single most important factor in the eyes of many.

A savvy purchaser will begin their search with a budget in mind, and most often, even have the mortgage pre-approval process taken care of – certainly a smart move. However, in addition to the actual cost to purchase a unit, careful consideration must be given to all the ancillary costs associated with a new condo purchase. Interim occupancy fees, maintenance fees, builder’s closing costs, land transfer tax, moving costs, etc., should all be factored into the equation so there are no unwelcome surprises at the end of the day.

Given the multitude of purchase options across the entire GTA, another factor is timing. Options range from immediate occupancy to buildings that will take four to five years to be fully completed. Every individual will need to determine what works for their situation and be sure to keep realistic expectations, especially when considering the preponderance of unavoidable delays possible through the building process.

Lastly, every condo will offer different amenity offerings. Careful thought should be given to which items are most important, and those which are niceties, rather than musthaves. More and more, buildings are foregoing the expensive pools, and many have moved to more community minded items like communal barbecues, lounge areas, hobby rooms – and even climbing walls! Explore all the options and focus on the items which stand out.

The most important factor in buying a condo in 2016?

You. Brian Brown Vice-President, Lifetime Developments

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efore you even start looking at condos, start by determining your needs as a buyer, and let that guide your search. How do you want to live your life, and what features and amenities are must-haves in order to make that happen?

At any given moment, there are literally thousands of condo options available to potential real estate buyers; each with its own

list of reasons why you should buy.

It can be challenging, and even a bit overwhelming, to wade through all the factors and determine which of them should take highest priority.

So what’s the most important factor for a buyer in 2016? You. Think about what makes the way you live your life unique, then determine which features and amenities in a condo and its surrounding area will contribute to making your days easier, more streamlined and more enjoyable.

For example, if you’re a big foodie, consider in-suite kitchen features, party and dining rooms for your larger gatherings, and the selection of top-rated restaurants and grocery stores in the vicinity.

Or perhaps healthy living is what’s important to you. Seek out surrounding green spaces, a great on-site fitness facility, and some relaxing spa-like features you can enjoy after a hard workout.

Here at Lifetime, we think a lot about the individual buyer and what we, as the developer, need to include in our projects to satisfy the unique needs of those individuals. Before we even start a new project, we think about which neighbourhoods are currently offering the most in terms of retail, entertainment, transit, recreation and more. We then determine which modern, must-have lifestyle features and amenities we can offer residents that will really complement and enhance those surrounding elements.

The fact is, it comes down to you and your needs as the buyer and future occupier of that space.

What do you – and potentially your family – need in a home and a community to thrive and get the most out of life? Lead with that, and you’ll never regret your real estate decision.

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Seek balance, in life & in real estate

Seek experience & time-proven dependability

Barry Fenton President & CEO, Lanterra Developments

“When you’re browsing all the options available to you in the condo market, you will have a list of needs, and of course, you will have a list of wants.”

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here do you go when you need to recalibrate, recharge and reconnect with your passions and your inspiration in life? You go home.

We all want to look forward to coming home at the end of the day, and to feel a sense of calm and refuge once we get there. But the elements that make a homecoming and the time you spend within your space peaceful and enjoyable differ from one person to the next.

When you’re browsing all the options available to you in the condo market, you will have a list of needs, and of course, you will have a list of wants. The items on these lists are what helps you form a connection with the space you call – or will eventually call – home. You can find the sweet spot by creating a balance between them.

This is why we work so hard at Lanterra to not only create projects that add to the city skyline and contribute to the look and feel of local communities, but also meet the needs of potential residents. We’re dedicated to creating balance within our designs, balance within the communities in which we’re situated, and a balanced lifestyle experience for our residents.

You will take pleasure and pride in coming home to a building with innovative and inspiring design, and if that building also happens to be located in a neighbourhood that satisfies your necessities in terms of location, amenities and community then you’ve struck a great balance.

A great condominium puts you close to your favourite shops, restaurants and hang-outs, and when it also gives you convenient access to your job, your family and great retail synergies, you’re going to create a lot more harmony in your life.

Determine what it is you need in order to feel balanced and connected to the place you call home, and use that to seek out your next real estate investment.

Jim Ritchie Senior Vice President, Tridel

“For most people, buying a home is the biggest investment they will make in their life, so take time and do your research to make sure you’re buying from a reputable developer you can trust. ”

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Location the number one consideration

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t’s about more than just the day you sign the deal, it’s about doing your research and ensuring your real estate investment is solid now, and for the future.

It’s inevitable, of course, that people will continue to be concerned with important factors like price, location and lifestyle in 2016. A home needs to fit your budget; and being close to the people, places and activities you enjoy most in life is just good common sense.

All of these factors play a big part in the decision people make leading up to their purchase, but it’s also important to consider everything that happens after the deal is done—the factors that will affect your real estate investment well into the future.

For most people, buying a home is the biggest investment they will make in their life, so take time and do your research to make sure you’re buying from a reputable developer you can trust. Does the developer have a strong history of building quality projects? Do they have an outstanding record of service? Which suppliers do they work with, and what kind of materials do they source? Sure, square footage, a great layout and beautiful finishes are nice to have, but they don’t mean much if the foundation of your home isn’t built to last.

You should also make it a priority to ensure the developer will be present and accountable should you have any concerns after your move-in date.

Make sure the developer has a history of responsiveness and follow-through when it comes to resident requests, because like with any purchase you make, good service at every point in the relationship matters.

At the end of the day, you want the best value when you purchase real estate, but you also want the best possible home for you and your family.

Mimi Ng Vice-President of Sales & Marketing, Menkes

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he old saying about “location, location, location” has always rang true in real estate, and this year it is more appropriate than ever. For homebuyers in the Toronto marketplace today, location needs to be their number one consideration.

For many buyers, their location choice is both important and complex.

Where you choose to live governs proximity to work, distance to family and friends, ease of access to shopping, entertainment and community services, and even the school district for your children.

Housing experts often talk about the “lifestyle factor” in the home buying decision process, but the connection that some people tend to overlook is that location is ultimately

“The location of your home will determine if you are within walking distance of basic shopping and services, if you have access to high-quality transit options, or how long you will have to spend in your car travelling to places.” the key driver of lifestyle and quality of life. The location of your home will determine if you are within walking distance of basic shopping and services, if you have access to high-quality transit options, or how long you will have to spend in your car travelling to places.

As the population of the Greater Toronto Area continues to grow, traffic congestion and commuting times will impact our daily lives more and more. If you are looking to buy a home this year, you should not just think about whether the location works for you from a commuting/travel perspective today, but to think ahead five or 10 years.

Will this neighbourhood become more transit friendly? Are there any transportation infrastructure improvements in the works? If your commuting time were to increase in the future, how much more time would be acceptable?

Obviously, buyers cannot ignore the affordability factor in their homebuying decision. But in today’s housing market, the most important factor for many potential purchasers may be location. Make it a top priority, and to try to buy the best location possible within your financial means.

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Affordability is the order of the day Paul A. Golini Jr. Co-Founder & Executive Vice-President, Industry Relations, Empire Communities

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verything starts with affordability. Having a clear understanding of what you can afford is the fundamental factor to consider, regardless of your preferences for location or lifestyle.

The median Toronto CMA household income was $84,593 based on the National Household Survey, 2011. This income level could afford about $538,000, assuming 10 per cent down ($55,000) and a five-year mortgage at three per cent. Most people actually can afford less than this, however, more than 78 per cent of detached resale houses in the GTA were priced above $500,000 in 2015. In contrast, 85 per cent of condo apartments

“If lifestyle doesn’t allow either of these options to work because of a need for more house space or yard space, then the next step to consider is a move slightly further out, to outside the GTA.” resold for less than $500,000 in 2015, more in line with the affordability levels of those of median income.

So if your lifestyle allows you to live in a condo apartment, you should be in a position to find what you are looking for in a GTA location. However, if your lifestyle means that you need a bit more space, prefer living at ground level, or want a backyard, this means you will likely have to “move out,” go to the edges or even outside of the GTA. Even then, the high price of detached housing will likely limit the choices of most buyers to townhouses.

For example, resale detached homes average more than $500,000 in most parts of the GTA, except Durham Region ($498,753). Even Simcoe County shows an average detached price of $528,798 – right in line with the GTA household income. In comparison, freehold townhouses average $444,722 in Brampton, $477,630 in Milton and $523,400 in Burlington.

If lifestyle doesn’t allow either of these options to work because of a need for more house space or yard space, then the next step to consider is a move slightly further out, to outside the GTA. For example, Empire’s new Avalon community in Caledonia, just 15 minutes from Hamilton, offers detached housing starting at $324,990 on a 270-ft. lot, with larger homes on 42-ft. lots priced in the $450,000 to $525,000 range.

So overall, affordability limits likely mean living in a condo apartment if you want a more urban GTA location, perhaps a townhouse or larger condo if you prefer a more suburban GTA setting and if your lifestyle preference is for a detached home, you may have to consider moving outside the GTA proper.

Empire Communities has affordable and well-designed options for buyers across these areas, at prices that are affordable and offer great value.

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065-07

2016

GTA Condominium Builders’ Annual Roster

Alterra Group 920 Yonge St., Suite 1000 Toronto, Ontario M4W 3C7 416.964.1800 www.alterra.com

Bazis 1700 Langstaff Road, Suite 1003 Concord, Ontario L4K 3S3 905.532.0435 www.bazis.ca

Amacon Developments 37 Bay Street, Suite 400 Toronto, Ontario M5J 3B2 416.369.9069 www.amacon.com

Beaverhall Homes 40 Vogell Rd., Unit 17 RichmondHill, Ontario L4B 3N6 905.770.9983 www.beaverhall.com

Amexon Development Corporation 1000 Finch Avenue W. Suite 901 Toronto, Ontario M3J 2V5 416.493.5000 www.amexon.com

Brandy Lane Homes 4580 Dufferin St., Suite 307 Toronto, Ontario M3H 5Y2 416.636.4111 www.brandylanehomes.com

Andrin Homes 26 Lesmill Rd., Unit 3 Toronto, Ontario M3B 2T5 416.733.3128 www.andrinhomes.com

Broccolini Construction Inc. 2680 Matheson Blvd East, Suite #104 Mississauga, Ontario L4W 0A5 416.242.7772 www.broccolini.com

Aragon Properties Ltd. 101-262 Carlaw Ave Toronto, Ontario M4M 3L1 416.531.6361 www.aragon.ca

Brookfield Homes 7303 Warden Ave., Suite 100 Markham, Ontario L3R 5Y6 905.477.5111 www.brookfieldhomes.ca

Aspen Ridge Homes Ltd. 29 Floral Pkwy.Concord, Ontario Concord, Ontario L4K 5C5 905.669.9292 www.aspenridgehomes.com ‌See ad on page 45 & IBC Atria Development 6 Carlaw Avenue Toronto, Ontario M4M 2R5 416.466.2144 www.atria.ca Averton Homes Inc. 161 Pennsylvania Avenue, Suite 5 Vaughan, Ontario L4K 1C3 416.740.5544 www.avertonontario.ca Ballantry Homes Inc. 20 Cachet Woods Court, Suite 6 Markham, Ontario L6C 3G1 905.887.7100 www.ballantryhomes.com Bayview Wellington Homes 111 Creditstone Rd. Concord, Ontario L4K 1N3 905-695-0661 www.bwhomes.ca

The Brown Group of Companies Inc. 38 Berwick Ave. Toronto, Ontario M5P 1H1 416.487.5122 www.thebrowngroup.net Bsar Group of Companies 662 King Street West, Suite 204 Toronto, Ontario M5V 1M7 416.368.3500 www.bsargroup.com Buena Vista Development Corporation 85 Vickers Road Etobicoke, Ontario M9B 1C1 416-231-7101 www.bespoketowns.com Burnac Corporation 44 St. Clair Ave. West Toronto, Ontario M4V 3C9 416.964.3600 www.burnac.com Camrost-Felcorp 95 St. Clair Ave. W. Suite 1600, Toronto, Ontario M4V 1A6 416.486.1961 www.camrost-felcorp.com ‌See ad on page 37

CanAlfa Group Inc. 1137 King St. W. Toronto, Ontario M6K 3R6 416.537.2321 Canderel Residential Inc. 1075 Bay St., Suite 400 Toronto, Ontario M5S 2B1 416.593.6366 www.canderel.com Carlyle Communities 476 Richmond St.W., Suite 200 Toronto, Ontario M5V 1Y2 416.422.0880 www.carlylecommunities.com Castle Group Developments 8000 Jane St., Tower B, Unit 102 Concord, Ontario L4K 5B8 905.738.9292 www.castlecommunities.com Castleridge Homes 91 Delta Park Blvd.Suite 4 Brampton, Ontario L6T 5E7 905.799.3979 www.castleridgehomes.ca CentreCourt Developments Inc. 208 Adelaide St. West. Suite 300 Toronto, Ontario M5H 1W7 416.324.5400 www.centrecourtdevelopments.com Centrestone Urban Developments 171 East Liberty Street Suite #217 Toronto, Ontario 647-344-2834 www.centrestonedev.com Cityzen Development Group 56 The Esplanade, Suite 301 Toronto, Ontario M5E 1A7 416.777.2489 www.cityzen.ca Chestnut Hill Developments 150 Ferrand Drive Suite 801 Toronto, Ontario M3C 3E5 416.649.4457 www.chestnuthilldevelopments.com Concert Properties Limited 55 University Avenue, Suite 1601, PO Box 66, Toronto, Ontario M5J 2H7 647.789.2050 www.concertproperties.com

Concord Adex 23 Spadina Ave. Toronto, Ontario M5V 3M5 416.813.0999 www.concordadex.com …See ad on page 29 Conservatory Group 90 Tiverton Crt., Suite 200 Markham, Ontario L3R 9V2 905.477.7609 www.conservatorygroup.com Context Development Inc. 229 Yonge St., Suite 500 Toronto, Ontario M5B 1N9 416.863.0202 www.context.ca Cresford Developments 170 Merton Street Toronto, Ontario M4S 1A1 416.971.7557 www.cresford.com …See ad on insert The Daniels Corporation 20 Queen St. W., Suite 3400 Toronto, Ontario M5H 3R3 416.598.2129 www.danielshomes.ca …See ad on page 10 Davies Smith Developments 2069 Lake Shore Blvd. W., Suite 201 Etobicoke, Ontario M8V 3Z4 416.363.1030 www.davies-smith.com Decade Group Inc. 1806 Avenue Road, Suite 2 Toronto, Ontario M5M 3Z1 416.781.0623 www.decadegroup.ca Del Ridge Homes 7800 Kennedy Rd. Suite 102 Markham, Ontario L3R 2C7 905.479.5448 www.delridgehomes.com DHD Developments 55 Mill St. Toronto, Ontario M5A 3C4 416.364.1177 www.thedistillerydistrict.com

Diam Developments 199 Advance Blvd. Suite 212 Brampton, Ontario L6T 4N 2905.799.3003 www.diam.ca

Elm Developments 1931 Highway 7 Concord, Ontario L4K 1V5 905.709.8232 www.elmdevelopments.com

Diamante Urban Corporation 100 Davenport Road Toronto, Ontario M5R 1H7 416.741.7207 www.diamantedevelopment.com

Emery Homes 620 Wilson Avenue, Suite 350 Toronto, Ontario M3K 1Z3 416.636.7200 www.emeryhomes.net

Dorsay Development Corporation 150 York St., Suite 1701 Toronto, Ontario M5H 3S5 416.368.1460 www.dorsay.ca Dundee Kilmer Developments 40 King Street W. Suite 1700, Box 127 Toronto, Ontario M5H 3Y2 416-603-7576 www.dundeekilmercondos.com …See ad on page 41 Dunpar Homes 105 Six Point Rd. Etobicoke, Ontario M8Z 2X3 416.236.9800 www.dunparhomes.com EastonÍs Group 3100 Steeles Avenue East, Suite 601 Markham, Ontario L3R 8T3 905.940.9409 www.eastonsgroup.com Eden Oak Homes 1443 Hurontario Street Mississauga, Ontario L5G 3H5 905.274.5500 www.edenoak.com Edenshaw Developments Limited 260 Brunel Road Mississauga, Ontario L4T 1T5 905.990.3500 www.edenshaw.com Edilcan Development Corporation 199 Adesso Drive Concord, Ontario L4K 3C4 416.663.8434 www.edilcan.com Elad Canada Inc. 2235 Sheppard Ave. East,Atria II, Suite 1700, Toronto, Ontario M2J 4B4 416.223.4403 www.eladcanada.com

Empire Communities 125 Villarboit Crescent Vaughan, Ontario L4K 4K2 905.307.8102 www.empirecommunities.com …See ad on page 25 Emsatec Canada Inc. 940 Lansdowne Avenue, Suite 101 Toronto, Ontario M6H 3Z4 416.483.1066 Esquire Homes 145 Royal Crest Court, Unit 20 Markham, Ontario L3R 9Z4 905.415.1880 www.esquirehomes.ca Fernbrook Homes Limited 2220 Hwy. 7 W., Unit 5 Concord, Ontario L4K 1W7 416.667.0447 www.fernbrookhomes.com First Avenue Properties Inc. 5451 Highway 7, Suite 200 Woodbridge, Ontario L4L 0B2 905.856.3031 www.firstavenue.ca Flato Developments Inc. 3621 Highway 7 East, Suite 503 Markham, Ontario L3R 0G6 905.479.9292 www.flatogroup.com Forest Green Homes 5332 Hwy. 7, 2nd Floor Woodbridge, Ontario L4L 1T3 905.850.8500 www.forestgreenhomes.com Forest Hill Homes Ltd. 2700 Dufferin St., Suite 34 Toronto, Ontario M6B 4J3 416.787.0256 www.foresthillhomes.ca

Fram Building Group 141 Lakeshore Road East, Suite 200 Mississauga, Ontario L5G 1E8 416.747.9661 www.framhomes.com

Great Lands Corporation 25 Torbarrie Road Toronto, Ontario M3L 1G5 416.748.2600 www.greatlandscorp.com

Inzola Construction Inc. 105 Heart Lake Rd. Brampton, Ontario L6W 3K1 905.453.8266 www.inzola.com

Freed Development 552 Wellington St. West, Suite 1500 Toronto, Ontario M5V 2V5 416.781.5699 www.freeddevelopments.com

Greenpark Homes 8700 Dufferin St. Vaughan, Ontario L4K 4S6 416.661.5329 www.greenparkhomes.com

Kaitlin Corporation 28 Sandiford Dr., Suite 201 Stouffville, Ontario L4A 1L8 905.642.7050 www.kaitlincorp.com

Gairloch Developments 101 College Street, Suite HL30A Toronto, Ontario M5G 1L7 647-255-1340 www.gairloch.ca

Guizzetti Developments/G Group Development Corp.

9251 Yonge Street, Suite 200 RichmondHill, Ontario L4C 9T3 905.597.0200 www.guizzetti.com

Kaneff Group of Companies 8501 Mississauga Rd., Brampton, Ontario L6Y 5G8 905.454.0221 www.kaneff.com

Gemterra Developments Corporation 200 Consumers Road, #805 Toronto, Ontario M2J 4R4 416.498.5585 www.gemterra.com Geranium Corporation 3190 Steeles Ave. E., Suite 300 Markham, Ontario L3R 1G9 905.477.1177 www.geraniumhomes.com Ghods Builders Inc. 333 Sheppard Avenue East, Suite 300 Toronto, Ontario M2N 3B3 416.229.9966 www.ghodsbuilders.com Global Kingdom Ministries 1250 Markham Road Scarborough, Ontario M1H 2Y9 416.438.1601 www.trinityravine.ca The Goldman Group 55 St. Clair Ave. West, Suite 240 Toronto, Ontario M4V 2Y7 416.962.9080 www.goldmangroup.com GraywoodDevelopments Ltd. 200 King St. West, Suite 1602, Box 42 Toronto, Ontario M5H 3T4 416.599.1930 www.graywoodgroup.com Great Gulf 3751 Victoria Park Ave. Toronto, Ontario M1W 3Z4 416.449.1340 www.greatgulf.com …See ad on page 21

Harhay Construction Management Limited 540 Richmond Street West Toronto, Ontario M5V 1Y4 416.626.7141 www.hcml.ca Hi-Rise (West) Inc. 25 Imperial Street, Suite 200 Toronto, Ontario M5P 1B9 416-484-1230 www.spiceondanforth.com Hyde Park Homes 7 King St. E., Suite 911 Toronto, Ontario M5C 3C5 416.306.2283 www.hydeparkhomes.com Icon Homes 70 Don Park Road, Unit 15 Markham, Ontario L3R 1G4 905.470.8227 www.iconhomes.com Ideal Developments 1100 Rodick Road Markham, Ontario L3R 8C3 416.754.3500 www.idealdevelopments.com Infinity Development Group 2275 Upper Middle Road East Oakville, Ontario 647.933.8873 www.infinitydevelopment.ca Insoho Developments 35 Alvin Ave. Toronto, Ontario M4T 2A7 416.920.8880 www.insohodevelopments.com

Kubo Developments 5400 Yonge Street, Suite 300 Toronto, Ontario M2N 5R5 416.221.3335 www.kobodevelopments.ca Kylemore Communities 9980 Kennedy Rd., Suite 200 Markham, Ontario L6C 0M4 905.887.5799 www.kylemorecommunities.com Lamb Development Corporation 778 King Street West Toronto, Ontario M5V 1N6 416.368.5262 www.lambdevcorp.com Lanterra Developments 2811 Dufferin St. Toronto, Ontario M6B 3R9 416.635.7424 www.lanterradevelopments.com …See ad on page 18 Lash Group of Companies 10 Kodiak Cres., Suite 200 Toronto, Ontario M3J 3G5 416.630.9393 www.lashgroup.ca …See ad on page 49 Liberty Development Corporation 1 Steelcase Road West, Unit 8 Markham, Ontario L3R 0T3 905.731.8687 www.libertydevelopment.ca

Lifetime Developments 49 Jackes Avenue, Suite 200 Toronto, Ontario M4T 1E2 416.987.3344 www.lifetimedevelopments.com …See ad on page 34 Lindvest 3625 Dufferin Street, Suite 200 Toronto, Ontario M3K 1Z2 416.373.7688 www.lindvest.com …See ad on back cover Longo DevelopmentCorporation 2527 Lake Shore Blvd West Toronto, Ontario M8V 1E5 416.249.8181 www.longocorp.com Madison Homes 369 Rimrock Rd. Toronto, Ontario M3J 3G2 416.661.4000 www.madisonhomes.ca Malibu Investments Inc. 130 Spadina Ave., Suite 707 Toronto, Ontario M5V 2L4 416.703.9071 www.malibutoronto.com Mattamy Homes 7880 Keele Street, Suite 400 Concord, Ontario L4K 4G7 905.907.6888 www.mattamyhomes.com …See ad on page 6 Menkes Developments Ltd. 4711 Yonge St., Suite 1400 Toronto, Ontario M2N 7E4 416.491.2222 www.menkes.com …See ad on page 14 Minto Communities Canada 500-90 Sheppard Ave East Toronto, Ontario M2N 3A1 416.977.0777 www.minto.com Mizrahi Developments 126 Hazelton Ave. Toronto, Ontario M5R 2E5 416.922.4200 www.mizrahidevelopments.com

Mod Developments Inc. 8 Price Street, 4th Floor Toronto, Ontario M4W 1Z4 647.748.2022 www.moddevelopments.com Mosaik Homes 8800 Jane Street Vaughan, Ontario L4K 2M9 905.738.6444 www.mosaikhomes.com Norstar 7077 Keele St., Suite 102 Concord, Ontario L4K 0B6 905.738.0754 www.norstarcompanies.com North Drive Investments 49 St. Clair Ave. W., The Lane Toronto, Ontario M4V 1K6 416.318.9059 www.northdrive.ca Onni Group of Companies 177 Fort York Blvd.

Toronto, Ontario M5V 0C7 416.260.8200 www.onni.com Options for Homes 468 Queen Street East, Suite 310 Toronto, Ontario M5A 1T7 416.867.1501 www.optionsforhomes.ca Pemberton Group 50 Confederation Parkway Concord, Ontario L4K 4T8 905.326.4100 www.pembertongroup.com …See ad on page 1 Pianosi Development Corp 3250 Bloor Street W. Suite 410, East Tower Etobicoke, Ontario M8X 2X9 416.231.1297 www.pianosi.com Phantom Developments 207 Weston Rd. Toronto, Ontario M6N 4Z3 416.762.8818 Pinnacle International 37 Bay Street, Suite 400 Toronto, Ontario M5J 3B2 416.925.3354 www.pinnacleinternational.ca …See ad on insert

Plaza 10 Wanless Ave., Suite 201 Toronto, Ontario M4N 1V6 416.481.2222 www.pureplaza.com …See ad on page 52 Queenscorp Group 2 Queen Elizabeth Blvd.

Toronto, Ontario M8Z 1L8 416.253.6909 www.queenscorp.com Remington Group Inc. 7501 Keele St., Suite 100 Vaughan, Ontario L4K 1Y2 905.761.8200 www.remingtonhomes.com Rockport Group 170 The Donway West, Suite 307 NorthYork, Ontario M3C 2G3 416.444.7391 www.rockportgroup.net Reserve Properties Limited 110 Eglinton Avenue East, Suite 500 Toronto, Ontario M4P 2Y1 416.440.2904 www.reserveproperties.ca Shane Baghai Groupof Companies 678H Sheppard Ave East Toronto, Ontario M2K 1B7 416.449.5994 www.shanebaghai.ca The Sher Corporation 38 Trolley Crescent - River City Toronto, Ontario M5A 0H4 416.865.0862 www.shercorp.ca Shiu Pong Group Limited 131 Baldwin Street Toronto, Ontario M5T 1L7 416.596.8885 www.shiupong.com Sierra Building Group 156 Duncan Mill Road, Unit 23A Toronto, Ontario M3B 3N2 416.642.0032 www.sierra.ca Signature Communities 56 Pennsylvania Ave Unit #10 Concord, Ontario L4K 3V9 905.695.0822 www.signaturecommunities.ca

Skyline International Development Inc. 90 Eglinton Avenue East, Suite 800 Toronto, Ontario M4P 2Y3 416.368.2565 www.skylineinvestments.com

Tower Hill Development Corporation 65 Queen Street West, Suite 440 Toronto, Ontario M5H 2M5 416.361.1399 www.towerhill.ca

VHL Developments Inc. 271 Yorkland Blvd.

Toronto, Ontario M2J 1S5 416.391.4870 www.vhldevelopments.com

Solotex Corporation 3830 Bathurst St., Suite 115 Toronto, Ontario M3H 6C5 416.398.1171

Treasure Hill Homes 1681 Langstaff Road, #1 Vaughan, Ontario L4K 5T3 416.987.5500 www.treasurehill.com

Windcatcher Development Corporation 19 Stavebank Road North Port Credit Mississauga, Ontario L5G 2T3 905.271.5033 www.windcatchergroup.com

Triaxis ConstructionLimited 3415 American Drive, Suite 200 Mississauga, Ontario L4V 1T4 905.613.1333 www.triaxis.ca

Winzen Corporation Ltd. 30 Algie Avenue Toronto, Ontario M8Z 5J8 416.253.5900 www.winzen.ca

Tribute Communities 1815 Ironstone Manor, Unit 1 Pickering, Ontario L1W 3W9 905.839.3500 www.tributecommunities.com

Wycliffe Group Ltd., The 34 Doncaster Ave., Suite 201 Thornhill, Ontario L3T 4S1 905.881.3040 www.wycliffehomes.com

Tridel Corporation 4800 Dufferin St., Toronto, Ontario M3H 5S9 416.661.9394 www.tridel.com

Worsley UrbanPartners 2751 Bloor St. W. 1st Floor Toronto, Ontario M8X 1A6 416.249.8181 www.worsleyurbanpartners.com

TrimaxDevelopments Limited8 8032 Kipling Avenue Vaughan, Ontario L4L 2A1 905.851.7045

Yorkwood Homes 95 Barber Greene Road, Suite 302 DonMills, Ontario M3C 3E9 416.449.6350 www.yorkwoodhomes.com

Sonterlan Corporation 401 Magnetic Drive, Unit 4 NorthYork, Ontario M3J 3H9 416.661.3155 www.sonterlan.com Sorbara Development Group 3700 Steeles Avenue West, Suite 800 Vaughan, Ontario L4L 8M9 905.850.6154 www.sorbaradevelopmentgroup.com Stanton Renaissance 210-93 Skyway Avenue Toronto, Ontario M9W 6N6 416.201.8400 www.stantonrenaissance.com State Building Group 2700 Dufferin St., Unit 34 Toronto, Ontario M6B 4J3 416.787.0256 www.statebuildinggroup.com Streetcar Developments Inc. 43 Davies Avenue Toronto, Ontario M4M 2A9 416.686.9199 www.streetcar.ca

Triumph Developments 1 Connie Street NorthYork, Ontario M6L 2H8 416.534.8877 www.triumphdevelopments.com

Symmetry Developments 6021 Yonge Street Toronto, Ontario M2M 3W2 416.834.4743

Urban Capital 17 Nelson St. Toronto, Ontario M5V 0G2 416.304.0431 www.urbancapital.ca

TAS DesignBuild 491 Eglinton Avenue West, Suite 503 Toronto, Ontario M5N 1A8 416.510.8181 www.tasdesignbuild.com Times Group 3985 Hwy 7 East, Suite 202 Markham, Ontario L3R 2A2 905.940.6286 www.timesgroupcorp.com Torbel Group 478 Champagne Dr. Toronto, Ontario M3J 2T9 416.222.4887 www.torbel.ca

Urbancorp 120 Lynn Williams St. Suite 2A Toronto, Ontario M6K 3N6 416.928.5001 www.urbancorp.com Vandyk Groupof Companies 1944 Fowler Drive Mississauga, Ontario L5K 0A1 905.823.4606 www.vandyk.com

Your HomeDevelopments 4965 Steeles Ave.W. NorthYork, Ontario M9L 1R4 416.745.6686 www.yourhomedevelopments.com YYZed ProjectManagement 8888 Keele Street, Suite 1 Vaughan, Ontario L4K 2N2 905.738.1226 www.yyzed.net Zancor Homes 137 Bowes Road Concord, Ontario L4K 1H3 905.738.7010 www.zancorhomes.com Zen Homes Inc. 7300 Warden Ave., Suite 501 Markham, Ontario L3R 9Z6 416.604.8700 www.zenhomesinc.com

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THE CONDOMINIUM BUILDERS’ ANNUAL 2016 71

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2016-03-01 8:00 PM

Make Your Move

Read and understand your contract

for a successful move

by CHUCK RESNICK

THERE’S AN OLD RULE IN BUSINESS: WHAT IS NOT IN WRITING WAS NEVER SAID.

Although some agreements may need just a handshake, others that involve a multitude of variables require a contract so that all the parties understand what is expected of them. This is particularly true when you hire professional movers. You’re obviously the “who,” but we also need to know exactly “what,” “where” and “when” in order to transport your items to your new place. Within those general categories, there can be many details, and finding out about them on moving day is counterproductive.

Think ahead.

The first thing to do is find a reputable mover. You can check online with the Better Business Bureau or the Canadian Association of Movers, and of course, find out who friends and family members have used. Select a company that has a tried-and-true track record. Then ask questions, and remember that the movers should be asking you a lot of questions as well to determine exactly what the move will entail.

When we meet customers to arrange their move, we need to know about everything they expect to take so we can prepare and accurate an estimate as possible.

In many ways, estimating is a science. Computers help, but the results are only as good as the information we input. Telling us on moving day that you forgot to mention the contents of your storage locker can hold things up for hours. It will also add to your costs.

And speaking of costs, we need to know well ahead of time if you want us to provide the service of packing. Deciding this two days before the move likely won’t work. In addition, if we have quoted only on moving and not on packing, a new contract will have to be drawn up with a higher price.

If you do the packing yourself, read the contract as to whether or how much your items are covered, should damages occur.

We also have to know whether you have anything other than Point A to Point B in mind for moving day. If you forgot to tell us that your dining room set has to be dropped off somewhere else first, it’s like the meter running

CGAnn_2016_Master.indd 72

in a taxicab. You will pay more for unexpected side trips. Plus, unless we know in advance, we may pack the dining set in an awkward place for unloading partway to your destination. Again, this will cost you time and money – two things that are precious commodities on moving day.

It is our responsibility as professional movers to ask the right questions, but we need to rely on you to explain what you need from us. A contract protects you as much as the movers, but only if you read it, understand it and abide by it.

At Two Men and a Truck Canada, we follow The Grandma Rule: we treat everyone the way we would want our grandmothers to be treated – with dignity, courtesy, respect, honesty and trust We all want everything to go smoothly on moving day – and when we communicate and work together, it does!

Chuck Resnick is vicepresident of marketing and operations, Two Men and a Truck Canada. twomenandatruck.ca

2016-03-01 6:31 PM

T O R O N T O

S T U D I O

L O B B Y

TOWNHOMES COMING SOON

No, that’s not a misprint.

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S T U D I O

M O D E L

S U I T E

LIVE AT STUDIO, BE DOWNTOWN Select suites are still available. Don’t miss this final opportunity to live amidst a cultural mecca of theatres, restaurants and lifestyle hotspots, plus the new OCADU art gallery right at the base of STUDIO. S E E

MOVE IN THIS YEAR

SLEEP IS MERELY AN OPTION STUDIO city puts you in the middle of TIFF central.

Catch a flick or catch a glimpse of your favourite stars.

aspenridgehomes.com

REGISTER NOW FOR A SPECIAL PREVIEW OPPORTUNITY. lindvest.com/sonic FUTURE PERFECT CONDOS.™

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OWN ROSST TON C N I L G URE E

Sonic. The future of a new community.

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Future Eglinton Crosstown.

Over 25,000 sq. ft. of amenity space.

Private park.

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Studio from $209,900 / One bed from $244,900 / One bed + den + 2 bath from $322,900 2 bed from $349,900 / 3 bed from $508,900 *

“Lindvest,” “Sonic,” their respective logos, “Future Perfect Condos.” and “Life Happens Here.” are trademarks of Lindvest Marketing Limited and are used under license. Reproduction in any form, without prior written permission of Lindvest Marketing Limited, is strictly prohibited. Rendering is artist’s concept only. *Pricing, specs and availability subject to change without notice. E. & O. E. Architecture, design, materials, specifications and services are not actual representations of the project. Information regarding future public transit contains data collected from third party sources, has not been independently verified and is subject to change. For official and updated information please visit thecrosstown.ca. E. & O. E.