GTA New Condo Guide - Sept 16, 2017

GREATER GOLDEN HORSESHOE EDITION

SEPT 16 - 30, 2017 | nexthome.ca

Connecting Canadians to new HOMES & CONDOS for more than 25 years

INSIDE:

DIY PROJECT: MID-CENTURY MODERN CHAIRS MADE EASY!

NOWING: ER COV ENTIRE H T E GOLDEN ER R G EAT SESHOE HOR

CLOSING COSTS: WHERE’S YOUR MONEY GOING?

NEW RELEASE

Welcome to the most sought-after, most innovative and the largest master-planned community Hamilton has ever seen. It’s all here: nature, transportation, shopping and a true sense of community.

BACK-TO-BACKS & 3-STOREY TOWNS from the $400’s 2-STOREY TOWNS from the $500’s

REGISTER NOW MyCentralPark.ca

2 NextHome.ca

SITE Trinity Ch urch Rd

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Pricing and specifications subject to change without notice. Map not to scale .E.&OE.

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VISIT US TODAY!

407 401

To Oakville

Hurontario St.

NOW OPEN

410

Eglinton Ave. W.

Rendering is artist concept.

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To Toronto

PRESENTATION CENTRE 5044 Hurontario Street (at Eglinton) Mississauga, Ontario 905.568.9000

SEPT 16 - 30, 2017  3

this is

LIFE AT THE GALLERY COMING SOON. CREATIVE LIVING IN DOWNTOWN MARKHAM Life imitates art. Coming soon, Gallery Square in Downtown Markham. An art-inspired community with creativity at its heart. Modern urban condos in a master- planned setting, surrounded by art, culture, commerce, nature, education and more. It’s contemporary living raised to an art form.

Register now for a priority preview.

register at downtownmarkham.ca

Exclusive listing brokerage, Intercity Realty Inc. Brokers protected. Prices and specifications are subject to change without notice. Illustration is artist’s concept. E. & .O. E.

Final Release of Suites at Musée Move In Now – Your Final Opportunity At Our Cosmopolitan New Condominium.

Don’t miss your final opportunity to become a part of the vital new force in urban living at Bathurst & Adelaide. We’ve just released the final suites at Musée. Construction is complete, the building is registered, and all closing costs are included in the purchase price.

Find your place between the energy of King Street West and the vibrant Queen West street scene, also near the attractions of Kensington Market and Chinatown.

VISIT THE PRESENSATION CENTRE NOW 525 Adelaide Street West, Ground Floor • 416.551.9449

right space. right time.

New release of townhouses and condos at Front and Sherbourne.

Save up to $20,000 with a 15% deposit structure before occupancy.

Sales Centre Now Open

Mon – Thu: 12 – 6pm

183 Front St E, Toronto

Sat & Sun: 12 – 5pm

416-419-9553 timeandspace@pembertongroup.com P E M B E R TO N G R O U P.C O M

You call it a grand entrance.

We call it Pemberton.

Everything a home should be.

The Pemberton difference. It begins with building in the GTA’s most coveted locations.

From there, we bring together design creativity, superb craftsmanship, quality features and outstanding amenities. It’s through this process we develop communities that go beyond the standard. Reinventing the way you live, one community at a time.

That’s the Pemberton difference.

Learn more at pembertongroup.com Illustration is artist’s concept. E. & O.E.

SEPT 16 – 30, 2017 | VOLUME 25 ISSUE 17

CONTENTS

20

ON THE COVER:

Tridel

BIANCA BRINGS LUXURY TO TORONTO’S LIVELY ANNEX

10 NextHome.ca

Q&A: 108 IN CONVERSATION WITH JEANHY SHIM, INDEPENDENT REAL ESTATE MARKET STRATEGIST AND ANALYST

TRENDING

16 News Condominium Authority of Ontario; BoC raises overnight lending rate

18 Royal LePage

Peak Millennials changing Canadian real estate

22 OHBA

64 PROPERTY PROFILES

24 Pemberton Group

GO.2 Condominiums: Ideal for young professionals, growing families and empty nesters

36 Mattamy Homes

Kleinburg Summit: A new release of upscale towns and detached designs

52 Madison Group

Nobu Residences Toronto offers elevated living

70 DIAM Developments Captivating lifestyle offered at Radiance Townhomes in Innisfil

84 Briarwood Homes

Discover the amazing lifestyle of Young’s Cove

BUILDER PROFILE

42 Elad Canada Q&A with Dror Duchovny, Director, Marketing and Business Development

2017 Awards of Distinction finalists announced

34 BILD

New home sales and inventory drop, and prices increase

38 Moving

How to dodge the “rogue movers” scam

102 News

The Royal Condominiums Coming to downtown Paris; Tarion wins award

ADVICE

32 BILD Report

Buying a new home means you get to select what you want

BY BRYAN TUCKEY

40 Tarion Report

How Tarion is working to improve homebuyers’ deposit protection

BY HOWARD BOGACH

48 Fundamentally Speaking

What’s in a new-home warranty?

BY WAYNE KARL

50 Mortgage Intel

Four questions to ask your mortgage broker

BY ALYSSA FURTADO

68 Insider Insight

Saying yes to condo living

BY DEBBIE COSIC

88 Legally Speaking

Closing costs: Here’s what you need to know

BY JAYSON SCHWARZ

94 Condo Pro

Why condo registration is a milestone for suite owners

BY BARBARA LAWLOR

INSPIRATION

60 Designer Advice For the love of layers

BY YANIC SIMARD

64 Do It Yourself

Mid-century modern chairs

BY ANNIE SLOAN

66 Style File

Small space, big style

BY SARA DUCK

80 IKEA

A design for life

BY SARA DUCK

IN EVERY ISSUE

12 Editor’s Note 14 Contributors 90 Hot Properties GTA 104 Hot Properties SWO 110 Advertiser Index 111 What’s Online

NEIGHBOURHOOD PROFILES:

54 The Annex

98 Downtown Guelph SEPT 16 - 30, 2017 11

EDITOR’S NOTE

EDITOR’S NOTE CONDOS TO THE RESCUE HERE’S A SCARY STAT: The average price for new lowrise single-family homes in the GTA has risen 45 per cent in the last year – to $1.31 million as of July 2017, from $906,508 in July 2016. Forty-five per cent.

This little tidbit was buried in the latest release from the Building Industry and Land Development Association (BILD). The cause of the meteoric price growth is not just the perennial popularity of the housing market in and around the Toronto area. It’s more about the lack of supply in the lowrise home category, which naturally leads to slowing sales – but skyrocketing prices.

This is all great news for those fortunate enough to have recently bought a new single-family home here, but less so for those hoping to make a purchase. Indeed, we shudder to think what prices might look like in another year from now.

Thank goodness, then, that new condos offer more affordable average prices – $665,041 in July, including midrise buildings and stacked townhomes. But here, too, prices are climbing – 40 per cent from July 2016.

Hopefully, as we head into fall, more builder openings will afford more new home offerings, and price growth will keep to a reasonable level.

WAYNE KARL MANAGING EDITOR Yellow Pages NextHome EMAIL: Wayne.Karl@ypnexthome.ca TWITTER: @WayneKarl

GET ED! IR NSP

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For the love of layers page 60

Small space, big style! page 66

+ get social 12 NextHome.ca

Interact with us on social media: nexthome

Coming Fall 2017 to Stoney Creek

A NEW VISION ARISES FROM THE MYST OF LAKE ONTARIO This is life MY way. Smartly designed Terrace, Garden and Village Towns, just steps to the shores of Lake Ontario in Stoney Creek. Located at Lakeview Drive and Fruitland Road, close to all of the things that make MY life easy.

Myst. Urban Towns By The Lake.

Easy access to the Stoney Creek Confederation Station (at Centennial Parkway) slated for completion 2019.

Prices and specifications subject to change without notice. Go Transit is a registered trademark of Metrolinx and is not affiliated with Homes by DeSantis or Myst. E.&O.E.

REGISTER NOW

$300s

CONTRIBUTORS

BILD REPORT | BRYAN TUCKEY

Bryan Tuckey is President and CEO of the Building Industry and Land Development Association (BILD) and can be found on Twitter (twitter.com/bildgta), Facebook (facebook.com/bildgta), Youtube (youtube.com/bildgta) and BILD’s official online blog (bildblogs.ca)

VICE-PRESIDENT & CHIEF PUBLISHING OFFICER

Caroline Andrews PUBLISHER & GENERAL MANAGER

Shawn Woodford ASSOCIATE PUBLISHER

Anne-Marie Breen DIRECTOR OF CONTENT & EDITOR-IN-CHIEF

Jennifer Reynolds MANAGING EDITOR

Wayne Karl ART DIRECTOR

LEGALLY SPEAKING | JAYSON SCHWARZ

Daiana Garay

Jayson Schwarz LL.M. is a Toronto real estate lawyer and partner in the law firm Schwarz Law LLP. He can be reached by visiting schwarzlaw.ca or by email at info@schwarzlaw.ca or phone at 416.486.2040.

CONTRIBUTING EDITORS

Sonia Bell Elisa Krovblit (on leave) SENIOR ACCOUNT EXECUTIVE

Nina Downs nina.downs@ypnexthome.ca MEDIA CONSULTANT

CONDO PRO | BARBARA LAWLOR Barbara Lawlor is president and CEO of Baker Real Estate Inc., and an in-demand columnist and speaker. A member of the Baker team since 1993, Barbara oversees the marketing and sale of condo developments in Canada and overseas.

Maris Langer maris.langer@ypnexthome.ca MEDIA CONSULTANT

Rose Anne Bonanno roseanne.bonanno@ypnexthome.ca SALES & MARKETING CO-ORDINATOR

Terry Bassett SENIOR MANAGER, DISTRIBUTION

Dwayne Rutherford NATIONAL CIRCULATION MANAGER

John Jenkins

DESIGNER SECRETS | JANE LOCKHART Jane lockhart is Founder and Principal Designer of Jane Lockhart Interior Design in Toronto. She can be reached at 416.762.2493 or visit janelockhart.com.

PRODUCTION MANAGER

Anthony Majetic PRODUCTION CO-ORDINATOR

Sandra Hanak-Vujnovic GRAPHIC DESIGNERS

Sandra Hanak-Vujnovic, Mike Terentiev, Miguel Cea Published by

A brand of Yellow Pages Homes Ltd.

TARION REPORT | HOWARD BOGACH Howard Bogach is president and CEO of Tarion Warranty Corp. For more information about how Tarion helps new-home buyers, visit tarion.com.

MORTGAGE INTEL | ALYSSA FURTADO Alyssa Furtado is the Founder and CEO of ratehub.ca, a mortgage rate comparison site that aims to empower Canadians to make smart financial decisions.

14 NextHome.ca

#500-401 The West Mall Etobicoke, ON M9C 5J5 T 416.626.4200 F 416.784.5867 nexthome.ca Advertising Call 416.626.4200 for advertising rates and information.

Circulation Highly targeted, free distribution system aimed at real estate buyers using street level boxes and racking, plus door-to-door insertions in key audience segments.

Call 1-855-826-4200 to discuss distribution opportunities.

Copyright 2017 All rights reserved by Yellow Pages Homes Ltd., Toronto, Ont. Reproduction in any form is prohibited. Contents of this publication are covered by Copyright and offenders will be prosecuted under the law. The views and data expressed by columnists do not necessarily represent those of the publication.

Terms Advertisers, Editorial content 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. Editorial Submissions from interested parties will be considered. Please submit to the editor at lydia.mcnutt@ypnexthome.ca MOS. X-MOS. X, 2017 2

o l l e h y a S to Wesley Mississauga’s tall, good-looking newcomer

Coming soon to Mississauga, Daniels will introduce the newest addition to their iconic master-planned community – Wesley Tower at Daniels City Centre.

Wesley Tower will offer an amazing location, innovative one bedroom to familyfriendly three bedroom suite designs and well-thought-out functional amenities.

Don’t miss out on Mississauga’s best new homeownership opportunity introduce yourself to Wesley today!

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SUITES FROM THE MID $200,000s

Exclusive Listing: City Life Realty Ltd., Brokerage. Brokers protected. Illustrations are artist’s concept. Prices and specifications are subject to change without notice. E. & O. E.

TRENDING

NEW CONDO AUTHORITY LAUNCHES ONLINE RESOURCE FOR CONDO OWNERS The Condominium Authority of Ontario (CAO), a new organization created to support condominium living across the province, will give condo owners, residents and directors access to a trusted source of information and resources.

Ontario’s newest administrative authority will offer: • Information about condo ownership and condo living information, including a guide for condo buyers • Free online training for condo directors to ensure that condo boards run smoothly • Self-help tools for members of the condo community who have questions or want to resolve disputes on their own • A new online dispute resolution tribunal that will include online guided negotiation, mediation and adjudication to help resolve issues and settle disputes “As the first designated authority for the condominium sector in Ontario, the CAO is focused on supporting condo living,” notes Tom Wright, CAO chair. “As part of the government’s consumer protection initiative, we will assist condo owners and residents by providing timely, relevant

information and resources to foster healthier condo communities as more and more residents choose condominiums as their homes.”

The CAO will enhance consumer protection for condo owners by helping them understand their rights, and by providing condo board directors with the training they need to understand their roles and responsibilities under the new legislation.

The CAO will launch in phases.

On Sept. 1, the CAO began operations, launching its website with online tools and information.

On Nov. 1, the CAO will launch free, online training for condo board of directors. Additionally, through the Condominium

Authority Tribunal (CAT), will initially provide online dispute resolution services for condo owners seeking access to condo corporation records.

“This new ‘beta’ website is just the beginning,” says Robin Dafoe, CAO executive director. “As we continue to roll out supports and services, we look forward to hearing from condo communities about how best we can enhance and build our services to meet their needs. This is an exciting first step in supporting condo living and maximizing the enjoyment of condo home ownership across Ontario.”

For more information, visit condoauthorityontario.ca

ONCE AGAIN...

BOC RAISES OVERNIGHT LENDING RATE The Bank of Canada (BoC) is raising its target for the overnight rate to one per cent, up .25 percentage points. Sound familiar? The BoC raised interests rates by the same amount back in July – from .50 per cent to .75 per cent.

“Recent economic data have been stronger than expected,

16 NextHome.ca

supporting the Bank’s view that growth in Canada is becoming more broadly-based and selfsustaining,” the Bank says.

“The Bank continues to expect a moderation in the pace of economic growth in the second half of 2017... but the level of GDP is now higher than the Bank had expected.”

BOC OVERNIGHT LENDING RATE .50% to .75%

July 2017

.75% to 1%

September 2017

Time and Space / Toronto

We call it Pemberton.

Mills Square / Mississauga

Time and Space / Toronto

GO.2 Condominiums / Maple

YongeParc2 / Richmond Hill

The Urban Townhome Collection / Toronto

Illustrations are artist’s concept. E. & O. E.

Everything a home should be.

The Pemberton difference. It begins with building in the GTA’s most coveted locations.

From there, we bring together design creativity, superb craftsmanship, quality features and outstanding amenities. It’s through this process we develop communities that go beyond the standard. Reinventing the way you live, one community at a time.

That’s the Pemberton difference.

Learn more at pembertongroup.com

Union Station

Pearson Airport

You call it your personal VIP section.

York University

Vaughan Mills

GO ANYWHERE FROM HERE Situated in Maple, GO.2 offers large family-friendly suites and townhomes and top quality features and fi nishes. GO.2 is directly adjacent to the Maple GO station - a mere 30 minutes from downtown. This prime location ensures you can get almost anywhere, anytime, in nearly no time.

From the mid $300,000’s Townhomes from the mid $700,000’s Limited time offer, 20% deposit before occupancy

MAJOR MACKENZIE DR W

Exclusive Listing Brokerage, Royal LePage - Your Community Realty. Brokers Protected. Illustration is artist concept E.&O.E.

DUFFERIN ST

pembertongroup.com

EAGLE ROCK WAY

MCNAUGHTON RD E

905.553.1430

MCNAUGHTON RD

KEELE ST

Presentation Centre Now Open 1860 Major Mackenzie Dr., Unit 7 & 8

GTA

IN THIS SECTION

SHOWCASING NEW PROJECTS IN THE GTA

GREATER TORONTO AREA

NEIGHBOURHOOD TOUR: THE ANNEX

MAPS & LISTINGS OF NEW COMMUNITIES

SEPT 16 - 30, 2017  17

TRENDING COMPILED BY SONIA BELL

PEAK MILLENNIALS CHANGING CANADIAN REAL ESTATE

According to the Royal LePage Peak Millennial Survey, high home values in Canada’s largest urban markets and job uncertainty in other regions mean new strategies and different priorities for “Peak Millennials,” a term coined to describe the largest cohort of the millennial demographic and the impact of their potential purchasing power.

“Whether they choose to buy or rent, Peak Millennials will inevitably shape the housing market due to their sheer volume,” says Phil Soper, president

and CEO, Royal LePage. “We expect demand from this demographic to put additional pressure on entrylevel housing and investment properties being used to supplement the limited inventory of purpose-built rental buildings.”

Although the desire to own a home is strong among Peak Millennials, the challenges they face on the path to homeownership are numerous. Here are some highlights from the Royal LePage survey conducted: by Leger.

WHAT CANADIANS SAID...

IN ONTARIO...

57%

87% believe homeownership is a good investment

69%

49% believe that the federal government’s new mortgage regulations have impacted the property types that they can afford, pushing them into highly competitive, lowerpriced market segments

66%

59%

believe they will be able to afford one

would like to buy a detached home

30%

hope to own a home in the next five year, BUT...

35%

believe they will be able to afford one

86%

OWN A HOME

50%

view real estate as a good investment

are willing to move to other cities or suburbs for more affordable housing or have sought out alternative living arrangements that allow them to save more money for a down payment

ARE RENTING

14% LIVE WITH PARENTS

When looking for a home, 53 per cent of Peak Millennial purchasers across Canada are willing to spend up to $350,000. But what can Peak Millennials expect to purchase with this price tag, and in what city can you get the most bang for your buck?

Average Living Area

Most common property type sold in price range

1.5

879 sq. ft.

Condominium

2.0

1,458 sq. ft.

Detached

2.0

1,427 sq. ft.

Detached

3.0

2.0

1,538 sq. ft.

Detached

2017

3.0

2.0

1,712 sq. ft.

Detached

Greater Toronto Area

2017

2.0

1.5

910 sq. ft.

Condominium

Ottawa

2017

3.0

2.5

1,740 sq. ft.

Detached

Greater Montreal Area

2017

3.0

1.5

1,427 sq. ft.

Detached

Halifax

2017

3.0

2.5

1,895 sq. ft.

Detached

Charlottetown

2017

3.0

2.0

2,122 sq. ft.

Detached

Fredricton

2017

4.0

2.5

2,568 sq. ft.

Detached

St. John’s

2017

2.0

2.5

1,767 sq. ft.

Detached

City

Year

Average Bedrooms

Greater Vancouver Area

2017

2.0

Calgary

2017

2.5

Saskatoon

2017

3.0

Regina

2017

Winnipeg

18 NextHome.ca NextHome.ca | GTA

Average Bathrooms

REGISTER NOW FOR YOUR OPPORTUNITY TO BUY!

MODERN HIGH RISE HOMES COMING SOON TO KING EAST AND SHERBOURNE STARTING FROM THE MID 400’S EXCLUSIVE BROKER

DEVELOPER

Exclusive Listing: Brad J. Lamb Realty Inc., Real Estate Brokerage. Brokers Protected.

Renderings are an artist’s impression. All prices, sizes and specifications are subject to change without notice. E.&O.E.

BAUHAUSTORONTO.COM 416.368.5262 SEPT 16 - 30, 2017 19

COVER STORY

TRIDEL’S BIANCA BRINGS LUXURY TO TORONTO’S LIVELY ANNEX TORONTO’S BELOVED ANNEX NEIGHBOURHOOD is undergoing exciting changes, with new restaurants and cultural destinations fast becoming a top draw for residents and visitors alike.

Regulars to the former industrialized area along Dupont Street might not recognize the midtown stretch today. With the introduction of new restaurants, boutiques and residential projects – including Tridel’s Bianca condominium – there has been a shift, turning “The New Dupont” into one of Toronto’s preeminent arts and culture corridors.

The eclectic Annex neighbourhood features an exciting list of highend shops, heritage buildings, art galleries and cultural escapes such as Artscape Wychwood Barns, Toronto Archives, Casa Loma, Tarragon 20 NextHome.ca NextHome.ca | GTA

Theatre and the Royal Ontario Museum, to name a few. Not to mention, the area is home to some of the city’s most renowned institutions including the University of Toronto, St. Michael’s College and Bishop Strachan, as well as an inviting expanse of greenspaces and parks to welcome Annex pedestrians.

Inarguably, one of the area’s

biggest draws is the growing restaurant scene. Dupont is home to the popular grouping of eateries by famed restaurateur and unofficial ambassador to the Dupont strip, Anthony Rose, who has single-handedly turned the area into a dining destination with his five trendy bistros: Rose and Sons, Big Crow, Fat Pasha, Bar Begonia and Jewish-style grab ‘n’ go, Schmaltz Appetizing.

Rounding out the exotic flavours in the neighbourhood, and ensuring endless choices for local foodies, are French brasseries Le Paradis and Nord Bistro, Italian ristorante Mistura, Mexican diner Playa Cabana, and Aviv Mediterranean, among others.

Nestled in the centre of this cultural hot spot dubbed The New Dupont, is Bianca, Tridel’s newest boutique-style luxury residence located on Dupont, west of Spadina at Howland Avenue.

Designed by Teeple Architects, Bianca is a nine-storey midrise residence with a white façade and gently sloping exterior. Many of the suites feature private outdoor spaces with expansive, open-air terraces and balconies, which set the stage for stylish entertaining or personal downtime in tranquility,

with beautiful views of Toronto, with Casa Loma to the northeast and the downtown skyline to the south.

Suites at Bianca are impressive, ranging between 1,000 and 2,000 sq. ft. in a variety of thoughtful layouts including two- and threebedroom suites, many with the option of a den. Prices for these signature suites begin from $1 million.

Designed by II By IV Design, the urban amenity areas include a beautiful rooftop terrace with a pool, cabanas, barbecues and an outdoor fireplace lounge, complemented by panoramic views of downtown.

Inside, Bianca has a state-ofthe-art fitness centre with yoga and stretching studio, party lounge and bar, an elegant private dining room and an alluring two-storey lobby with a fireplace lounge.

“Dupont Street and the Annex have an exciting energy,” says Jim Ritchie, executive vice-president of sales and marketing at Tridel. “The distinctive and lively mix of local shops, trendy restaurants, and community green spaces, make it rich with robust lifestyle options.

With the addition of Bianca, and its distinctive features and amenities,

‘The New Dupont’ is fast becoming the new top choice for today’s condo purchasers.”

For more information, visit tridel.com or the new Bianca presentation centre at 408 Dupont St., open Monday through Thursday from 11 a.m. to 7 p.m.; or weekends from noon to 6 p.m.; closed Fridays.

+ LOCATION The Annex, Toronto DEVELOPER Tridel DEVELOPMENT Bianca HOME TYPE Condo suites from 1,000 to 2,000 sq. ft.

SALES CENTRE 408 Dupont St. CONTACT tridel.com

SEPT 16 - 30, 2017 21

TRENDING

OHBA ANNOUNCES 2017 AWARDS OF DISTINCTION FINALISTS The Ontario Home Builders’ Association (OHBA) recently unveiled the 2017 Awards of Distinction finalists. Judged by a panel of industry professionals from across Canada, the entries encompass 39 categories of building, design, sales and marketing with entries from across the province. The winners will be announced on Sept. 26 at the OHBA Conference in Niagara Falls. Here is a peek at this year’s finalists for the Prestige Awards:

PROJECT OF THE YEAR - LOWRISE

(MODEL HOMES MUST BE OPEN TO THE PUBLIC) ADI DEVELOPMENT GROUP INC. Project: Stationwest in Burlington Credit to: Icon Architects, U31, Drive Agency LOSANI HOMES Project: Central Park in Hamilton Credit to: McOuat Partnership, TCGpr

DOUG TARRY HOMES Project: HOPE in St. Thomas Credit to: Geerlinks Home Hardware Building Centre & Home Furniture Store, GCW Custom Kitchens & Cabinetry Inc. LUCCHETTA HOMES Project: The Residences At Hunters Pointe in Welland

PROJECT OF THE YEAR - HIGH- OR MIDRISE (MUST BE 50 PER CENT PRE-SOLD)

ASPEN RIDGE HOMES Project: The Jack in Toronto Credit to: The Brand Factory SPALLACCI HOMES Project: 101 LOCKE in Hamilton

COLLECDEV Project: Westwood Gardens in Richmond Hill Credit to: KIRKOR Architects, Montana Steele, Land Art Design Landscape Architects Inc.

OHBA PEOPLE’S CHOICE AWARD ADI DEVELOPMENT GROUP INC. Project: Stationwest in Burlington Credit to: Icon Architects, U31, Drive Agency

ASPEN RIDGE HOMES Project: The Jack in Toronto Credit to: The Brand Factory

COLLECDEV Project: Westwood Gardens in Richmond Hill Credit to: KIRKOR Architects, Montana Steele, Land Art Design Landscape Architects Inc.

DOUG TARRY HOMES Project: HOPE in St. Thomas Credit to: Geerlinks Home Hardware Building Centre & Home Furniture Store, GCW Custom Kitchens & Cabinetry Inc.

LOSANI HOMES Project: Central Park in Hamilton Credit to: McOuat Partnership, TCGpr SPALLACCI HOMES Project: 101 LOCKE in Hamilton

LUCCHETTA HOMES Project: The Residences At Hunters Pointe in Welland

OHBA ONTARIO HOME BUILDER OF THE YEAR GREAT GULF, Toronto LOSANI HOMES, Stoney Creek TRIDEL, Downsview 22 NextHome.ca NextHome.ca | GTA

For a complete list of finalists, visit ohbaaod.ca

PROPERTY PROFILE

GO.2 offers spacious family-friendly living adjacent to the Maple GO station

GO.2 CONDOMINIUMS

BY PEMBERTON GROUP IN MAPLE IDEAL FOR YOUNG PROFESSIONALS, GROWING FAMILIES AND EMPTY NESTERS PURCHASERS SEEKING outstanding design and exceptional value in a connected location with lots of amenities will appreciate GO.2 Condominiums in the historic Village of Maple. Pemberton Group chose this Major Mackenzie Drive and Dufferin Street location because it offers the best of both worlds – an established area that is also still evolving. Residents will enjoy the convenience of living adjacent to the Maple GO Station - making a commute to Union Station in downtown Toronto only 30 minutes away. There’s also easy access to the GO Transit Barrie rail line, GO Transit buses, York Region Transit and the Toronto Transit Commission. Hwys. 400 and 407 are also only minutes away.

The City of Vaughan is home to an array of existing amenities, including excellent elementary and secondary schools, Maple shops and services. There’s also designer 24 NextHome.ca NextHome.ca | GTA

On-site amenities start with 24-hour concierge service in the stylish lobby

+ LOCATION Maple BUILDER Pemberton Group DEVELOPMENT GO.2 Condominiums HOME TYPES Midrise condominium suites and townhomes

Entertain a large gathering of family or friends in the stylish party room at GO.2

Enjoy the indoor/outdoor fitness centre

big box shopping at Vaughan Mills, the new Maple Public Library and the new Mackenzie Vaughan Hospital is under construction. City plans call for even more top-notch infrastructure to come. Local attractions include Mill Pond Park and Trail, Canada’s Wonderland, Legoland, and the upscale dining and golf at Eagles Nest.

Rising to 12 storeys with 307 well-appointed suites and five spacious two-storey townhomes, GO.2 is ideal for everyone from young professionals to growing families and empty-nesters. On-site amenities include an indoor/outdoor fitness centre with men’s and women’s change rooms; yoga studio; indoor/outdoor party room with catering kitchen and bar; rooftop terrace with lounge and barbecues; ground floor patio with barbecues; and dog wash.

All suites and townhomes have Pemberton’s renowned high-quality features and finishes. These include - all as per plan, five-inch wide laminate flooring, smooth-finished ceilings throughout, nine-ft. ceiling heights in principal rooms, kitchens with under-cabinet lighting and a stainless steel appliance package, spa-like bathrooms(s), and a balcony, terrace or patio.

Available suites range from one-bedroom-plus-den, to two-bedroom and two-bedroom-plus-den layouts priced from mid-$300’s. The

SALES CENTRE 1860 Major Mackenzie Dr., units 7 & 8 CONTACT 905.553.1430 pembertongroup.com

two-bedroom-plus-den, threebedroom and three-bedroomplus-den two-storey townhomes are priced from $614,900.

Act now to take advantage of the limited-time-only special offer: capped levies, free assignment, and extended 20-per-cent deposit program and a free parking space and locker. See a sales representative for full details.

The GO.2 sales office is at 1860 Major Mackenzie Dr. (west of Dufferin), units 7 & 8. Call 905.553.1430.

WATCH FOR NEW COMMUNITIES

Plans for new Pemberton communities are in development.

Be sure to subscribe online in order to receive up-to-date information, as soon as it becomes available.

Prices and specifications are correct at press time. See a sales representative for full details.

To register for GO.2 and subscribe to learn more about all of Pemberton’s many fine condominium communities, visit pembertongroup.com. You can also follow the company on Facebook, Twitter, Instagram and YouTube.

SEPT 16 - 30, 2017 25

COMING SOON.

INTERIORS DESIGNED BY MIKE NIVEN

T H E Q U E E N S WAY, R E GA L LY R E D E F I N E D. Contemporary design and luxury comes to The Queensway in this signature collection of Modern Towns. Royal Q offers handsome brick-clad exteriors complemented with spacious light-filled interiors styled by celebrity designer Mike Niven. Private backyards and delightful rooftop terraces inspire alfresco living while a landscaped courtyard adds a regal dimension. Located close to the lake, steps to parklands, quality schools, shops and restaurants and with convenient access to highways and transit, this exciting new home will be your crowning achievement.

RESIDENCES FROM THE $900s L I M I T E D E D I T I O N . R E G I S T E R TO DAY.

ROYA LQTOW N S .C OM Prices and specifications are subject to change without notice. Rendering is artist’s concept. E.&O.E.

peter & adelaide made in toronto

Coming soon Condos from the $300s Register now at peterandadelaide.com Exclusive listing brokerage: Baker Real Estate. Brokers Protected.

Prices and specifications are subject to change without notice. Illustration is artist’s concept. E. & O. E. SEPT 16 - 30, 2017  29

AWARD-WINNING BUILDER

*Information correct at price time. Illustration is artist’s concept. E. & O. E.

REGISTER AT TREASUREHILL.COM

COMING SOON

TREASURE HILL PRESENTS ANOTHER

urban town community IN AN ESTABLISHED NEIGHBOURHOOD AT 16TH AVENUE & McCOWAN ROAD

FEATURING 2 CAR GARAGE TOWNS

ADVICE | BILD REPORT

FEATURES & FINISHES BUYING A NEW HOME MEANS YOU GET TO SELECT WHAT YOU WANT

BRYAN TUCKEY

Whether you’re a first-time buyer or a seasoned veteran, buying a brand new home is one of the most exciting things you will ever do.

When you purchase new construction, it is typically not yet built, so you get to make a number of choices regarding features, finishes and upgrades.

Many builders offer decor centres staffed with consultants to help homebuyers navigate the process of selecting their features and finishes; and those builders who don’t have their own decor centres often provide similar services via an outside company.

The design professional will work with you to ensure your new home reflects your lifestyle and your personal decor tastes.

For the best result, do some homework. Before your appointment at the decor centre, make sure you understand what features and finishes come standard with your new home and what your upgrade options are. If the standard features fit your tastes and wants, you’ll need to make many selections such as colours for the cabinetry, floors and tiles.

It’s always a good idea to make some decisions before your appointment. For instance, if you know the colour and material you want for the kitchen cabinetry, that’s a good step forward. Types of the countertops, flooring and 32 NextHome.ca NextHome.ca | GTA

appliances may be some of many choices you will have to make.

When visiting a decor centre, arrive early and if you can, go more than once and browse to get a sense of the options available.

Some builders have hundreds of choices, so knowing what you like is a great head start.

Give yourself plenty of time for your appointment. The process can take an hour for a small condo or up to five hours for a large detached home. Just know that it will take longer than you expect.

Sometimes, especially if you have never been through this process, it can be exhausting, so it’s okay to book another appointment to finish or finalize your selections.

If you plan on making upgrades, budget about three to five per cent

over the purchase price. There will be a lot of paperwork so make sure you review the documents carefully with your design consultant to confirm accuracy.

This is will be your new home so make sure you invest the time to get it just the way you want.

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).

+MORE ADVICE ONLINE nexthome.ca/news/advice

Fleur, a Menkes condominium, is breathtaking by design. Sleek edges and striking angles command attention, as natural materials echo its storied surroundings. With access to TTC, endless retail, dining, and entertainment, Fleur is your link to Toronto’s downtown core. And with amenities like a gourmet chef’s kitchen, collaborative working space, a world-class CrossFit gym and yoga studio, all right in the building, you truly are at the centre of it all.

PREVIEW THIS LIMITED OPPORTUNITY AT THE MENKES CONDO CENTRE AT 770 BAY ST, TORONTO OR CALL 416 591 7700 MONDAY - THURSDAY 12PM TO 6PM SATURDAY & SUNDAY 12PM TO 5PM

MENKES.COM

Illustrations are Artist’s concept only. E.&O.E.

365 CHURCH

CHURCH & CARLTON Move-In This Fall Now Previewing Townhomes from the mid $900’s

THE EGLINTON

YONGE & EGLINTON Under Construction From the low $300’s

HARBOUR PLAZA HARBOUR & YORK Move-In Early 2018 Now Previewing Penthouses from $2.1 million

87 PETER

PETER & KING Under Construction Penthouses from the low $800’s

FLEUR

CHURCH & SHUTER

Construction Starting Soon 1, 2 & 3 bedrooms from the low $500’s

LEARN MORE AT THE MENKES CONDO CENTRE AT 770 BAY ST, TORONTO 416.591.7700 @MENKESLIFE See sales representative for details. Prices and specifications are subject to change. Illustrations are artist’s concept only. E.&O.E. 2017

Menkes has been featured as “Model Suite Of The Month� as seen in the New Home Guide model home calendar

Model suite photo compliments of Menkes | www.menkes.com

Harbour Plaza Residences by Menkes, featuring direct PATH access and the best of waterfront living.

SEPTEMBER 2017

TRENDING

PACE OF GTA NEW HOME SALES DROPS WHILE INVENTORY CONTINUES TO DECLINE AND AVERAGE

PRICES INCREASE Sales of new construction homes slowed in July, while the overall supply continued its unprecedented decline and prices of available homes continued to increase, according to the Building Industry and Land Development Association (BILD).

There were 1,752 new home sales in July, according to Altus Group, BILD’s official source for new-home market intelligence.

That was significantly fewer than a year ago, well below the 10-year average and down from the brisk pace of recent months.

BILD President and CEO Bryan Tuckey cautioned against reading too much into the dip in sales.

“July is typically a slow month and many builders wait until fall to launch developments and bring product to market. We are not seeing an increase in unsold product sitting on the market. In fact, we are seeing new housing supply continue to shrink from what are already depleted levels.”

In July, builder inventories in the GTA dropped to 7,801 units, another new low. A year ago, there

were 16,900 new homes available to buyers in the GTA and a decade ago there were 28,358 new homes.

While the number of lowrise single-family homes, which includes detached and semidetached as well as townhomes, increased by about 100 homes to 1,713, the supply of multi-family condos in highrise and midrise buildings and stacked townhomes dropped to 6,088 units. A year ago, there were 15,298 of these types of homes available.

Prices of the new homes available in builders’ inventories continued to increase in July. The average price for available new lowrise single-family homes was $1.31 million, up from June’s $1.25 million and 45 per cent more than a year ago when the average price was $906,508.

Meanwhile, the average price of available new condo apartments in highrise and midrise buildings and stacked townhomes in the GTA was $665,041 in July. This is a 40-per-cent increase from a year ago and up $38,000 from June.

The price increases for available

new condos in the GTA were the result of both increases in average unit size and growth in the price per square foot. The average unit size in July was 871 sq. ft., whereas a year ago it was 801 sq. ft. The average price per square foot last month was $764, up from the July 2016 average of $594.

Sales of new multi-family condo apartments in highrise and midrise buildings and stacked townhomes were down from the record high volume of recent months, but the 1,615 units sold were still four per cent above the 10-year average for July sales.

Condos accounted for 92 per cent of July’s new home sales in the region. Sales of lowrise single-family homes were down dramatically. There were only 137 sales recorded last month, the fewest seen in decades in the GTA. “You can’t buy what isn’t there,” says Patricia Arsenault, Altus Group’s executive vice-president of Research Consulting Services.

“There are typically few new home project openings in July and this year was no exception.”

JULY NEW-HOME SALES BY MUNICIPALITY: July ‘17

Highrise

Lowrise

Total

REGION

2017

2016

2015

2017

2016

2015

2017

2016

2015

Durham

19

165

21

60

376

214

79

541

235

Halton

19

78

69

24

43

178

43

121

247

Peel

141

180

89

2

108

476

143

288

565

Toronto

965

1,839

952

10

114

41

975

1,953

993

York

471

196

311

41

286

432

512

482

743

GTA

1,615

2,458

1,442

137

927

1,341

1,752

3,385

2,783

SOURCE: ALTUS GROUP

34 NextHome.ca NextHome.ca | GTA

PROPERTY PROFILE

COMING SOON TO KLEINBURG SUMMIT A NEW RELEASE OF UPSCALE TOWNS & DETACHED DESIGNS The highly sought-after village of Kleinburg, already a destination for upscale living and spacious homes, is about to become even more desirable. In the coming months, award-winning builder Mattamy Homes will open a new release in its Gallery on the Park collection of executive townhomes and live/work towns, as well as a wide range of luxury 36 NextHome.ca NextHome.ca | GTA

detached homes in the company’s popular Kleinburg Summit community. Mattamy’s latest release is a perfect complement to the idyllic neighbourhood people love to call home.

And what a home it promises to be. Mattamy is excited to share this next level of luxurious living and comfortable design in this wonderful thriving community.

This collection of townhomes offers stunning park views and innovative ways to live and use your space. Upscale home designs combine the essentials of modern living with the exquisite sights, sounds and feeling of the beautiful natural landscape Kleinburg has to offer.

Perhaps the most exciting addition to this community is

the inclusion of luxury live/work townhomes, giving homeowners the opportunity to live right where they work. These townhomes allow for ground floor business space with two floors of living space above. The live/work townhomes of Kleinburg Summit are a great opportunity for your business and home life to prosper all in one convenient location.

Then there’s the exceptionally well-appointed design studio.

Here, Mattamy’s personal design consultants help guide you through the countless home selections available. Their expert advice will make your house feel like your home, long before moving day.

Look out your window and choose your favourite place to curl up with a book, or spot the perfect place to have an afternoon picnic with family and friends. In Kleinburg Summit, these spaces are all right outside your door.

Kleinburg is a beautiful, quaint village just north of Toronto, and a few minutes west from its parent city, Vaughan. Although quiet and

peaceful, Kleinburg’s reputation for having stunning natural landscapes makes it a hotspot for outdoor enthusiasts. Hikers, runners and skiers flock from all over the GTA just to spend a day enjoying everything this beautiful area has to offer. Kleinburg also features many boutique shops and restaurants, respected schools, beautiful golf clubs, and has convenient access to Hwy. 27 and Major Mackenzie.

Mattamy is the largest privatelyowned home builder in North America and was recently named the 2017 BILD Builder of the Year.

For nearly 40 years, Mattamy has been dedicated to building beautiful homes that have been thoughtfully designed for how people actually live. It’s this mentality that has allowed it to build and sell more than 90,000 homes to owners throughout Canada and the United States.

For more information on Kleinburg Summit, and to register to receive email newsletters, visit mattamyhomes.com

+ LOCATION Kleinburg DEVELOPER Mattamy Homes DEVELOPMENT Kleinburg Summit HOME TYPE Townhomes and detached homes CONTACT mattamyhomes.com

SEPT 16 - 30, 2017 37

TRENDING

HOW TO DODGE THE ‘ROGUE MOVERS’ WHO TAKE YOUR BELONGINGS HOSTAGE Moving season is in full swing.

Families want to settle into new homes before the school year starts. Military personnel across the country are receiving new assignments. College and university students are moving into residences and apartments.

Wherever you’re headed, beware of the “rogue movers” scam, which is a real threat!

Typically, rogue movers will find victims through ads on popular classified postings websites, quote a low price, claiming “no surprise fees” or that “everything is included.” The fraudsters will deal with you by phone, insisting that a verbal contract is enough and that the paper copy can be signed on the day of the move.

However, when they arrive at your doorstep, they present you with a very different contract, containing unexpected clauses and extra charges, such as warehousing and pickup fees.

They pressure you to sign the contract or be left in the lurch.

In some instances, the fraudsters will hold your possessions hostage until you pay what they want for their delivery. You’re left scrambling to find the money, hoping that you will get everything back in one piece.

Moving is stressful enough without these unpleasant surprises.

Follow these tips to make sure that your move goes off without a hitch.

Seek certification: Some provinces require professional movers to have specific permits 38 NextHome.ca NextHome.ca | GTA

“

If you’ve been the victim of a rogue mover or other fraud, or if you have information about this type of scam, report it to the Canada AntiFraud Centre, the Competition Bureau or your local police.

”

or registrations. This is a good starting point to find a legitimate company. Consult your provincial consumer protection agency for more information.

Do your homework: Take the time necessary to research the company and consult multiple reviews. Contact your provincial consumer protection agency or the Better Business Bureau to see if they have received complaints about the company.

Get an estimate: Legitimate companies will send representatives to assess your needs, ensuring your quote is detailed and complete. This is an opportunity to inquire about any surcharges, insurances or additional fees and to ask questions.

Get it in writing: Do not trust companies providing quotes or contracts over the phone.

Get both in writing before the move and take the time to read the information carefully. Ask questions if clauses are unclear and keep records of responses.

Trust your instincts: If it looks too good to be true, it probably is.

If you’ve been the victim of a rogue mover or other fraud, or if you have information about this type of scam, report it to the Canada Anti-Fraud Centre, the Competition Bureau or your local police. You can also file a complaint with the Better Business Bureau or your provincial consumer protection agency to help others who might consider hiring the same company.

OUR 25TH ANNIVERSARY COMMUNITIES: CURRENT COMMUNITIES AFFINITY CONDOMINIUMS ALDERSHOT / BURLINGTON Two Contemporary Mid-Rise Condominiums Starting from the upper $300’s

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Twenty five is a great age to be. We’re fresh, we’re innovative and we’re just hitting our stride. Visit our awesome new website and you’ll find strikingly beautiful designs that will be just as desirable to future generations as they are today. Unique homes with innovative features that push the boundaries... it’s just what you’d expect from a 25 year old!

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Visit RosehavenHomes.com For directions, maps, hours and community information call our hotline

(1-888/416) 410-0175

Calculations are approximate and may vary slighlty. Prices and specifications correct at press time.

Prices quoted are in thousands except for Randall pricing. E. & O.E.

SEPT 16 - 30, 2017 39

ADVICE | TARION REPORT

BUILDING TRUST HOW TARION IS WORKING TO IMPROVE HOMEBUYERS’ DEPOSIT PROTECTION

HOWARD BOGACH

When construction workers are building homes, they use safety equipment such as hard hats and harnesses to reduce their risk of injury on the job site. Purchasing a new home also comes with a degree of risk, due to the financial investment involved.

Tarion helps reduce the risk for home buyers by providing protection for deposits on new homes including condominiums in Ontario under the Ontario New Home Warranties Plan Act. If anything goes wrong, buyers of freehold new homes are covered up to $40,000 from Tarion, and condominium purchasers have trust protection under the Condominium Act, 1998 as well as up to $20,000 from Tarion.

These deposit coverage amounts have been in place since 2003 and understandably, many things have changed since then.

Home prices have risen in recent years and, at the same time, the new home building industry has faced some challenges.

Ontario has seen the collapse of some large and small builders over the past few years, leaving buyers facing losses of not only deposits but also of money spent on upgrades.

To strengthen the safety net for new home buyers, Tarion is working with the Ministry of Government and Consumer 40 NextHome.ca NextHome.ca | GTA

Services on a review of deposit protection levels and policies.

We have been consulting with consumers, home builders and others in the industry to gather input on potential changes.

One of the possible options is to treat deposits on freehold homes the same way that deposits on condominiums are treated.

Currently, condominium deposits are placed in trust as required under the Condominium Act, 1998. This means that the money has strong protection until the condominium is completed and the units are transferred to the owner.

Placing new home deposits in trust would provide added protection for buyers, but could make it difficult for builders who use this money as working capital to pay for ongoing construction.

A second option is to increase the levels of deposit protection for new home buyers. By raising the cap to $50,000 or $60,000, or making it a percentage of the total purchase price (for example 10 per cent), buyers would face less financial risk, but it may not be total protection.

Finally, a third option could be a combination of the previous two

– raising the deposit protection cap and requiring that any surplus funds that a vendor or builder receives above the cap be placed in trust.

This “hybrid” option would provide protection for buyers while at the same time giving vendors and builders the funds they need for construction. This would, however, require builders to take on a greater administrative burden and cost.

Tarion is working with the ministry, consumer groups and builders to find the best solution.

While the final decision has yet to be made, we are looking forward to being able to provide greater peace of mind to consumers by improving protection for one of their most important investments.

Howard Bogach is president and CEO of Tarion Warranty Corp. For more information, visit tarion.com or find on Facebook at facebook.com/ TarionWarrantyCorp.

+MORE ADVICE ONLINE nexthome.ca/news/advice

Elegant New Suites Now Available The Point at Emerald City.

A celebrated designer landmark, ideally located near Fairview Mall and Don Mills subway.

Condominiums from the $300s

Now Open Presentation Centre Mon - Thu 11am to 6pm Sat & Sun 12pm to 5pm Contact 416.492.0001

EMER ALDCIT YLIFE .CA Rendering is an artist’s impression only. Certain design elements are subject to change without notice. The Point is the second of three buildings planned for the Block. Exclusive Listing: Baker Real Estate Incorporated Brokerage. Brokers Protected.

SEPT 16 - 30, 2017  41

BUILDER PROFILE | ELAD

DROR DUCHOVNY Q&A

Dror Duchovny, Director, Marketing and Business Development, Elad Canada

Q: What is Elad’s philosophy about development? Why undertake large, multi-phased, master-planned communities?

A: Our philosophy is that the best way to create a successful, sustainable community is to be there for the duration of the development; long-term presence is key. Masterplanned communities are just that — “communities.” Over time, the undeveloped land eventually becomes home to a mix of residents, as well as the professionals and business owners who work there every day.

A master-planned community allows for demographic diversity that keeps the community vibrant, mainly because it offers a mix of suite sizes, and different ownership products such as condos and 42 NextHome.ca NextHome.ca | GTA

townhomes which vary in price. In this way, it is possible for residents to remain in the community through changing phases of their lives, right through retirement if they so desire. It’s important that we do things right, and to respect the relationships we’re building with our residents. We are responsible for delivering on the approved plan we created.

services and good schools in the surrounding neighbourhood.

These priorities are difficult to find because such locations are limited and are in high demand.

Our challenge is to find a land assembly that is large enough for us to create a significant masterplanned community, such as Emerald City, that checks all of the boxes.

Q: What are the key elements you look for when considering a development opportunity?

Q: Emerald City is a hive of activity. What’s the status of the overall neighbourhood?

A: The fundamentals are ease of mobility and great amenities.

Proximity to public transit, major city routes and highways is our first priority when we’re considering a development opportunity.

Future residents will want to get to work, and to family and friends, as quickly and easily as possible.

The second priority is convenient services and recreational options – shopping, dining, professional

A: Emerald City is a real presence at Don Mills and Sheppard now.

The three condominium towers and the townhomes in the first phase – Block A – are complete, as well as four rental replacement buildings. The retail element is thriving there, too, with important professional services, a drug store and a Tim Hortons. The entire Block B, which comprises another three towers, is under

It’s important that we do things right, and to respect the relationships we’re building with our residents. construction. With the successful launch of The Peak, earlier this year, and more recently, The Point, we’ll soon see ground breaking commence on Block C. This summer, we were thrilled to celebrate the opening of the outdoor pool adjacent to the Parkway Forest Community Centre, which in the last couple of years has become a real hub for the entire neighbourhood.

Our entire vision for Emerald City is now well past halfway to realization.

Q: What does the pool represent for the community?

A: The pool opening was a rewarding moment for us. To hear kids laughing and splashing brought home the importance of a well-planned community. It represents another focal point, a place to gather with family and friends to enjoy fun, healthy activities together. The pool

and the community centre are lively, vibrant spaces that help create a central gathering place for Emerald City residents as well as those from the broader neighbourhood.

Q: Why do you think demand for condominiums at Emerald City is sustainable?

A: We have been able to respond to changes in the market. With many phases of buildings and being the sole developer, we have an ability that’s rare in the condo market. Every one of our new buildings benefits from the customer feedback of the ones that came before, and to changes in market conditions.

This situation allows us to adapt suite sizes and styles, even amenities, as we progress in our development. Also, Emerald City has a fabulous location, steps to public transit, minutes to major highways and opposite Fairview

Mall – these elements and many others have kept the demand high.

Working with WZMH Architects for the overall plan, as well as the individual building design, has resulted in a coherent community, yet each building has its own flair.

This has also contributed to the demand.

Q: What’s on the horizon for Elad in the GTA? A: Emerald City will grow and evolve as we continue the sales program and complete construction. We’re also looking ahead to the redevelopment of the Galleria Mall as masterplanned community. We have started to engage with members of the community at Dufferin and Dupont, and we are hosting events and workshops throughout the year at the Reimagine Galleria Community Space where stakeholders can learn more about the redevelopment.

SEPT 16 - 30, 2017 43

AND GRA ND OPE NING

Renderings are artist’s concept only.

Marketed By International Home Marketing Group. Brokers protected. E & O.E. September 2017.

PICKERING

TOWNHOMES AND SINGLES Located steps from the shores of Lake Ontario by quaint Frenchman’s Bay. Launch into a new lifestyle in a family-friendly village surrounded by beaches, trails, parklands, marina and boardwalk. With both the GO Station and the 401 just minutes away, it is a quick commute to Toronto!

Townhomes starting from the low $800’s

HIGHWAY 401

VISIT US TODAY

MadisonFB.com

LIVERPOOL RD.

BAYLY STREET

* PRESENTATION CENTRE GULL CROSSING

SITE

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PRESENTATION CENTRE: 1635 Bayly St., Pickering, ON

FBSales@MadisonGroup.ca | 905.839.0038

COMMERCE ST.

SANDY BEACH RD.

Detached homes starting from $1.5M

COMING SOON TO U P TO W N G EO RG E TO W N

Get the best of all worlds at 42 Mill Street.

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A wide array of spacious 1, 2 & 3 bedroom suites up to 1,800 sq. ft.

from the mid $400’s

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42MillSt.com Exclusive Listing: Baker Real Estate Incorporated Prices and specifications are subject to change without notice. All renderings are artist’s concept only. E. & O. E.

COMING SOON TO HAMILTON FALL 2017

TELEVISION CITY MODERN HIGH RISE HOMES FROM THE LOW 200’s

REGISTER NOW FOR A CHANCE TO BUY! Visit online or email for more details, info@televisioncity.ca

TELEVISIONCITY.CA 905.512.4700

DEVELOPER

EXCLUSIVE BROKER

Exclusive Listing: Brad J. Lamb Realty Inc., Real Estate Brokerage. Brokers Protected.

Renderings are an artist’s impression. All prices, sizes and specifications are subject to change without notice. E.&O.E.

ADVICE | FUNDAMENTALLY SPEAKING

WHAT’S IN A NEWHOME WARRANTY? how long, and what the steps and procedures are.

WAYNE KARL

What’s in your new-home warranty? Ideally, that’s a question you’ll never have to answer for real – at least not the hard way, be it filing a complaint or, worse, proceeding to a claim settlement.

But, life is sometimes not fair, and despite the best intentions of home builders, things do go wrong. To put it nicely – stuff happens.

Indeed, according to Tarion Warranty Corp., nearly every new home built has some form of defect. Such is life when you’re building outdoors, dealing with the elements and working with natural materials.

In most cases, issues get resolved, and builders large and small are getting better at responding to customer concerns.

Still, there are unscrupulous – or worse, illegal – builders that try to circumvent everything from relatively minor registration fees to taxes, all under the guise of “saving you money.”

But when there’s a problem or issue that needs to be resolved, good luck.

That’s why it’s important to ensure your new home builder is registered with Tarion – to provide the peace of mind that Tarion is backing the warranty, as well as to learn what parts of your new home are covered, for 48 NextHome.ca NextHome.ca | GTA

Because stuff does, indeed, happen. Typical examples include the following, a Top 10 list of firstyear claims: » Paint: inadequate application or coverage » Doors: improperly installed or finished » Floors: Damaged, cracked or installed with gaps » Drywall: Blemishes on walls, ceilings or corners » Stairs/steps: Inadequately built » Water/moisture: Moisture inside the home » Concrete: Cracking » Baseboards: Improperly installed » Trims: Improperly installed or finished » Cabinets/vanities: Improperly installed or finished You can understand how prevalent such “defects” would be in new homes, and how action is required in many cases. Nine times out of 10, for homes backed by Tarion, they’re resolved without issue.

More drastic is another example involving 23 homes by one builder in one development in Ontario, also, thankfully, backed by Tarion: » After the homes were built, the water table shifted, causing differential soil settlements » The problems arose three to five years after construction » 23 homes were monitored and repaired over a period of five years » 10 homes required major repairs – causing the homeowners to be relocated to hotels for an average of 38 days

The cost to Tarion to rectify the matter? More than $5 million.

The cost to homeowners? Zero.

The benefit of having the peace of mind of a Tarion backed warranty?

Priceless.

Think that would happen if your home was built by an unregistered or illegal developer?

More and more builders, Tarion says, are improving their customer service. And it’s not just the large companies.

“The advantage of using a small builder might be that you often get to know the principal,” says Tarion President Howard Bogach. “But large builders are closing the gap.

“The large builders that do well are the ones that behave like small builders.”

And with real estate and new home prices rising, homebuyers, understandably, expect more.

So, what’s in a new-home warranty? In short, your builder is not just building your home, it’s building a relationship.

Wayne Karl is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics – such as economic fundamentals – you need to examine when buying property. He can be reached at wayne.karl@ypnexthome.ca or follow him on Twitter at Twitter.com/ WayneKarl

+MORE ADVICE ONLINE nexthome.ca/news/advice

THE DANIELS CORPORATION INTRODUCES DUEAST CONDOMINIUMS IN REGENT PARK THIS FALL The award-winning Regent Park revitalization is now in its 11th year, and the demand for new homes in this community is strong. This fall, The Daniels Corporation will introduce DuEast Condominiums, at the northeast corner of Dundas and Sumach Streets. This comes after an overwhelming success at The Wyatt Condominiums, which was no surprise, as Regent Park has become one of the most sought-after residential destinations in Toronto’s Downtown East.

REGENT PARK AQUATIC CENTRE

6-ACRE COMMUNITY PARK

$200s Suites from the high

Coming this Fall, we invite you to Make Your Way Home by heading EAST to DuEast Condominiums.

As the sun rises in the east, so does a brand new condominium in one of Toronto’s most desirable and fastest growing neighbourhoods.

Situated at the corner of Sumach and Dundas Streets, in the heart of the award-winning Regent Park revitalization, this new, landmark residence will feature studio to three bedroom suite designs, outstanding resident amenities and a location that’s surrounded by a 6-acre park, aquatic centre, 2.8-acre athletic grounds, schools, shopping, dining, and easy transit options.

Don’t wait. Head DuEast today!

REGISTER TODAY

416.955.0559 D

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Exclusive, early access to suites & views on select floors

Join the

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last chance to join the inner circle

BOOST your chances of owning a home in Toronto’s Downtown East by BOOSTING your down payment by 10%… interest and payment free!

Exclusive Listing: City Life Realty Ltd. Brokerage. Brokers Protected. Illustration of DuEast Condominiums, along with the surrounding buildings and landscape, are artist’s concept, subject to change without notice, and may not be representative of the final product. Please speak to a Sales Representative regarding future developments. Pricing 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. *The BOOST program is subject to availability, may end at any time, and is subject to change without notice. Conditions apply. See Sales Representative for details. E. & O. E.

love where you live

Local amenities are literally within steps of this new residence, ready to satisfy the recreational, educational, cultural and entertainment needs of Toronto’s diverse population. There’s always something to do for residents of all ages in this incredible neighbourhood.

And incredible, it is. Take multi award-winning Daniels Spectrum, widely known as Regent Park’s cultural hub. This fully accessible facility features indoor and outdoor performance spaces and offices where local artists, musicians and arts-based/communityfocused organizations thrive. Each year, hundreds of events that are held at this striking venue attract thousands of visitors.

Residents who like to keep active will find an amazing variety of possibilities for exercising and having fun in Regent Park - home to a 6-acre community park on Dundas Street. This area offers a playground, splash pad, dog off-leash area, multi-purpose green space, greenhouse, bake oven, plaza for community events, walkways and beautiful landscaping. Water lovers flock to the local Aquatic Centre with its 6-lane lap pool, waterslide, bubble benches, children’s play pool and much more.

Making another splash on the scene is the 2.8-acre Regent Park Athletic Grounds that opened last year. Here, residents can take advantage of an ice rink, a running track, basketball court, field house and artificial turf soccer/cricket pitch. There is also a new community centre in Regent Park, adjacent to Nelson Mandela Park Public School. It features recreational facilities, as well as an employment centre, child care centre, and direct connections to the school.

DANIELS SPECTRUM

REGENT PARK COMMUNITY CENTRE

REGENT PARK ATHLETIC GROUNDS GREEN COMMUNITY SPACE AT THE 6-ACRE PARK

live

community spirit in the midst of it all Regent Park residents can walk to all of this, plus numerous shops, restaurants and services, including Paintbox Bistro, FreshCo. by Sobeys, Tim Hortons, Subway/Yogen Früz, Wendy’s, Shoppers Drug Mart and RBC. Or, if you feel like exploring the city, hop on the streetcar outside your front door and check out Leslieville, The Distillery District, Cabbagetown, Dundas Square and the Toronto Eaton Centre - all within a 10 minute TTC ride. Gone are the days where you have to choose between the hustle and bustle of the downtown core, and the solace and serenity of the suburban neighbourhood. At DuEast, you can have it all.

FITNESS CENTRE

CONTEMPORARY 29-STOREY EXTERIOR BY CORE ARCHITECTS. THE PODIUM WILL BE HOME TO STREET-LEVEL RETAIL ALONG DUNDAS AND OFFICE/COMMERCIAL SPACE ON THE SECOND LEVEL, OFFERING EVEN MORE CONVENIENCE FOR RESIDENTS.

NATIONAL BRAND RETAIL

FAMILY FUN EVENTS

striking design

CONDOMINIUM WITH A STRIKING

DuEast Condominiums will offer an enviable array of resident-only amenities. Beauty and functionality will characterize the lobby, from which a 24-hour concierge will provide security and convenience. On the third floor, the Compass Club will be the destination for those who want to stretch, do yoga, work their cardio, or engage in strength training and crossfit. To ensure the best scenario for active residents, Daniels enlisted the help of a fitness consultant in designing the various areas, which will include the latest and greatest in equipment and furnishings. There will also be a recreation coordinator, offering a variety of fitness classes and programming for children and adults.

play

DUEAST WILL BE A

KIDS’ ZONE

CO-WORKING SPACE

work

Children will also enjoy what the third floor has to offer, especially the Kids’ Zone. In this innovative centre, young ones can work off energy in the “active” room and on the high/low play structures. For more restful times, they can nestle into padded kiddie corners or the library/reading nook for learning-oriented activities. Again, to maximize the use of this amenity area, Daniels went to the experts – parents – to ask what kids need and want the most. The Kids’ Zone is sure to be a favourite spot for families during rainy days and winter months.

Then it’s up to the fourth floor, where residents can host get-togethers in the party room or relax in the indoor and outdoor lounges. They can also exercise their green thumbs in the large potting shed, where plants can be started for future balcony gardening.

The condominium will even have outdoor terraces and a green roof.

Taking the concept of condominium amenities to a whole new level, DuEast will be home to a unique co-working space, complete with convenient coffee bar. This area will be ideal for those who have the flexibility to work from home, but find they are more productive in a communal setting. It’s like having the best of both workday worlds.

PAINTBOX BISTRO

The innovation does not stop there. DuEast will be bordered by an inviting “Living Lane.” This thoughtfully designed, landscaped laneway will be dotted with trees, benches, bike parking and bistro string lighting extending from each side. Also along the Living Lane will be live-work units and a shared bike repair area for DuEast residents.

PRICES AT DUEAST WILL BEGIN FROM THE HIGH $200s; SUITE CHOICES WILL RANGE FROM STUDIO TO THREE BEDROOM LAYOUTS, MAKING DUEAST IDEAL FOR SINGLE PROFESSIONALS, GROWING FAMILIES AND EVEN EMPTY-NESTERS, WHO WANT TO LIVE IN A VIBRANT, URBAN NEIGHBOURHOOD CLOSE TO AMENITIES.

Join the

FOR THE BEST CHANCE TO BUY, REGISTER NOW AND JOIN THE DUEAST INNER CIRCLE™ PROGRAM. For a one-time $300 membership, you’ll receive: • an invitation to Daniels’ Preview Event, including the first Advance Sale before the general public • the first choice of suites, floors and views • invitations to Daniels’ members-only events • access to insider information Should you decide not to purchase at DuEast Condominiums, your $300 will be fully refunded.

REGISTER TODAY

416.955.0559 D U E A S T T O . C A

BOOST your chances of owning a home in Toronto’s Downtown East by BOOSTING your down payment by 10%... interest and payment free!

The Daniels Corporation (danielshomes.ca) is one of Canada’s preeminent builders/developers, building more than 27,000 new homes across the Greater Toronto Area, for over 34 years. Among its many initiatives, Daniels was chosen to partner with Toronto Community Housing to revitalize Regent Park. Committed to community, Daniels offers innovative programs that help people achieve homeownership, champions neighbourhood initiatives that enhance quality of life, and supports numerous charities and non-profit organizations.

SURE TO BE ANOTHER SUCCESSFUL SELLOUT IN REGENT PARK, DUEAST IS ALREADY ATTRACTING A GREAT DEAL OF INTEREST. NOW IS THE TIME TO REGISTER FOR THIS EXCITING CONDOMINIUM.

THE TARION 2017 HIGH-RISE BUILDER OF THE YEAR AWARD

REGENT PARK PRESENTATION CENTRE, 500 DUNDAS ST. EAST Exclusive Listing: City Life Realty Ltd. Brokerage. Brokers Protected. Illustration of DuEast Condominiums, along with the surrounding buildings and landscape, are artist’s concept, subject to change without notice, and may not be representative of the final product. Please speak to a Sales Representative regarding future developments. Pricing 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. *The BOOST program is subject to availability, may end at any time, and is subject to change without notice. Conditions apply. See Sales Representative for details. E. & O. E. SEPT 16 - 30, 2017 49

ADVICE | MORTGAGE INTEL

4 QUESTIONS TO ASK YOUR MORTGAGE BROKER

ALYSSA FURTADO Before shopping for a home, you should get a mortgage preapproval. Getting one is a great start but it won’t guarantee you’ll get the best mortgage rates.

To ensure you’re getting the lowest mortgage rate, you should use a mortgage broker. A broker shops your application around to a variety of lenders before picking one with the lowest rate and the best terms.

However, finding a broker is similar to finding a real estate agent. You want the best, but how do you know who’s right for you?

QUESTIONS TO ASK YOUR MORTGAGE BROKER:

have one lender to choose from.

However, brokers work with a number of lenders, which allows them to pick the lender who works best for your situation.

Although brokers work with many lenders, they tend to do the majority of their business with just a few of them. That gives them the ability to get lower rates and volume discounts that are passed on directly to you. Brokers can provide you with a list of the lenders they work with, including the ones they use the most.

“

Your mortgage broker should be able to tell you why you do or don’t qualify for the lowest rate

1. HOW LONG HAVE YOU BEEN A BROKER?

If you’re a newcomer or a first-time homebuyer, you want someone with a lot of experience in the industry, who can recommend the best product for your situation instead of a standard five-year fixed mortgage. If a shorterterm mortgage is better for you, you’ll want a broker who will recognize what’s ideal for your circumstances.

2. HOW MANY LENDERS DO YOU WORK WITH?

If you get a mortgage from your financial institution, you’ll only 50 NextHome.ca NextHome.ca | GTA

”

3. WHAT’S THE APPLICATION PROCESS?

As we move away from faceto-face communications, you should use a broker whose communication style is similar to yours. Do they prefer to communicate via phone, in person or through email? Do they accept electronic signatures or prefer that you come in to sign documents?

Your broker should take you through the steps to ensure the mortgage is suitable for you and explain anything you don’t understand. The way they communicate this to you should

be in a way that you’re most comfortable with so the whole mortgage application process runs smoothly.

4. HOW ARE YOU PAID?

You don’t have to pay mortgage brokers for their services, but keep in mind they don’t work for free. They’re paid by the lender who takes on your mortgage and the broker’s commission is usually between 0.5 and 1.2 per cent of the mortgage amount.

Also, if the mortgage term is longer, they get paid a higher commission. Your broker should explain how he or she is paid.

THE BOTTOM LINE

When you’ve found a mortgage broker you like, you can start the mortgage application process. Once you’ve been pre-approved, compare the mortgage rate quote you receive with the best rates.

If it’s different, ask why. Your mortgage broker should be able to tell you why you do or don’t qualify for the lowest rate. If you’ve chosen the right broker, their answer should be clear.

Alyssa Furtado is founder and CEO of RateHub.ca, a website that compares mortgage rates, credit cards, highinterest savings accounts, chequing accounts, and insurance with the goal to empower Canadians to search smarter and save money.

+MORE ADVICE ONLINE nexthome.ca/news/advice

THE PENTHOUSE COLLECTION

EXPERIENCE THE NOBU LIFESTYLE AT T H E H I G H E S T L E V E L I N T O R O N T O ’ S E N T E R TA I N M E N T DIS T R I C T C OM I N G S O O N NOBURESIDENCES.CA

MADISON GROUP

IN PARTNERSHIP WITH Marketed by International Home Marketing Group. Brokers protected.

Renderings are artist’s concept only. E & O.E.

PROPERTY PROFILE

NOBU RESIDENCES TORONTO ELEVATED LIVING BY MADISON GROUP

Nobu is one of the world’s most celebrated hospitality brands.

Founded by Chef Nobu Matsuhisa, Robert De Niro and Meir Teper, the ever-expanding chic portfolio of Chef Nobu’s award-winning “new style” Japanese fusion restaurants and exceptional hotels in exciting destinations worldwide caters to a global, loyal clientele and an enviable roster of A-list celebrities.

Nobu Residences Toronto is Nobu’s first foray into residential 52 NextHome.ca NextHome.ca | GTA

development. Partnering with Madison Group, distinguished developers of lowrise and highrise residential projects across the GTA for more than three generations, the hallmarks of Nobu’s luxury and style will be transposed into exclusive condominium residences on Mercer Street in downtown Toronto’s Entertainment District.

With ground-breaking architecture envisioned by Teeple Architects, stunning bronze twin towers

overlaid with a black metal lattice will rise 45-storeys high atop a classical brick-clad podium and Art Deco elements preserved from the original Pilkington Glass Factory that once stood on Mercer Street in the 1900s. Nobu Residences Toronto will feature 660 condominium suites and superb amenities in finely appointed detail curated by renowned interior design firm, Studio Munge.

With the overwhelming success

of Nobu’s initial release earlier this summer, the final release this fall of a limited number of penthouse suites on the uppermost floors of the east tower – the Penthouse Collection – has been highly anticipated. These luxuriously appointed suites will offer, 10-ft. ceilings, floor-toceiling windows, quartz kitchen countertops and backsplashes, and a Miele appliance package to mention just a few features.

No doubt the Penthouse Collection will have the best views of the city’s skyline, cinematic views of the CN Tower, a broad sweep of Lake Ontario, Toronto Island, and the Financial District.

Nobu Residences’ amenity spaces are inspired by a holistic sensibility. They will be a harmonious space that nourishes the mind, body and soul. The outdoor Nobu Terrace and Nobu Fitness Centre are connected by a two-storey glass atrium that is anchored by a reflective water feature which is at the core of the Nobu Fitness Centre and

surrounded by state of the art fitness equipment. Other amenities include a yoga studio, spin studio, wet steam, dry sauna, hot tub and cold plunge and a private massage room.

Residents will be able to use private entertaining rooms or “Nobu Villas” as an extension of living spaces, perfectly designed to entertain your guests and relax by a fireplace, with large screen TVs, billiards tables and a beautiful outdoor terrace featuring barbecues. Other amenities include a private screening room, conference room and a private dining area with chef’s table. Other conveniences include a designated elevator with access to bicycle storage and a dog spa located in both the east and west residential lobbies.

To learn more about Nobu Residences Toronto, register at noburesidences.ca, or visit the Presentation Gallery located at 10 Mercer St., Toronto to experience the world of Nobu.

“With every new hotel we open,

I have another place to unwind.

With the development of Nobu Residences Toronto, I have found a new place to call home,” says Chef Nobu Matsuhisa.

+ LOCATION Toronto DEVELOPER Madison Homes DEVELOPMENT Nobu Residences HOME TYPE Highrise condos

SALES CENTRE 10 Mercer St. CONTACT noburesidences.ca

SEPT 16 - 30, 2017 53

NEIGHBOURHOOD PROFILE

THE ANNEX A NEW AND IMPROVED NEIGHBOURHOOD HOT SPOTS

THE TRANZAC CLUB

BY ELISA KROVBLIT

Located along Bloor Street from Bathurst to Spadina, The Annex sprawls north to Dupont and south to Harbord. Side streets are residential, but there are some popular pubs, coffee houses and bars tucked away. These hidden gems make this neighbourhood truly unique.

VIBE

The Annex is easy and indie. Suits are outnumbered by colourful prints and flowy fashion. Big trees, gorgeous Victorian architecture and tall trees mingle with awesome back-alley graffiti. In fact, walking behind the buildings is as much fun as walking down the main strip.

MEET THE NEIGHBOURS

There’s a great mix, from students to seniors, dog lovers in the dog parks, some Zen that spans the generations from hippie to hipster in the form of Yoga studios, East 54 NextHome.ca NextHome.ca | GTA

Indian craft stores, grassroots ecoshopping and independent stores.

This neighbourhood isn’t one for big brand chains and franchises, the community supports and embraces local entrepreneurs.

One of the Toronto indie scene’s most beloved venues, it’s been around since 1931. It has become an institution of music, arts and theatre, with legends and literal unknowns sharing a stage.

PLANES, TRAINS & AUTOMOBILES

The Annex boasts access to the Bloor subway via Bathurst and Spadina stations, where the interchange accesses the Yonge/ University/Spadina line. Streetcar service includes the dedicated lane on Spadina so commuter travel is optimal. Being so well situated, cycling in the Annex is also a good way to get around.

THE GREEN ROOM This space is a cosy den for coffee sessions and cheap eats.

Its entrance is tucked into an alley south of Bloor between Brunswick and Borden. The upper deck is a spectacular summer hideaway.

REAL ESTATE

With some new condos scattered through the area and some large condo projects on the horizon, it’s a community that’s now growing vertically. Gorgeous century homes and grand Victorians line the side streets. With some midand highrise apartment buildings scattered through the area, there are also duplex and triplex apartment options as well as many funky apartment spaces above stores.

SEEKERS BOOKS Not your run-of-the-mill used bookstore, Seekers Books is open til midnight and packed with great finds and unusual treats. You feel like you’ve stepped out of the hustle and bustle and into a literary wonderland.

52’ & 61’ Luxury Homes Set On Mature Treed Lots

S

et on a former golf course, discover a neighbourhood of peaceful tranquility, where you can hear the call of birds and the wind rustling the leaves on mature trees taller than the houses surrounding them. Yet moments away, the hustle and convenience of Yonge Street awaits.

Allegro is Aurora’s only in-town neighbourhood of magnificent new family-sized detached homes. Timeless architecture, elegant finishes, and superior construction blend with modern layouts in a collection of spacious 4 and 5 bedroom residences priced from $2.2 to over $3 million.

NOW PREVIEWING! Visit Today for Preferred Lot Selection New Home Centre: 14785 Yonge Street, Unit 104, Aurora 905-503-6300 allegroaurora.com

geranium.com Prices and specifications are subject to change without notice.

Rendering is artist’s concept. Brokers protected. E.&O.E. September 2017.

a celebration of everything Home + Style!

Enercare Centre, Toronto

september 15 – 17, 2017

18th Anniversary

in support of Canadian HIV/AIDS causes

Walk away with great buys on a huge selection of quality furniture and home furnishings from Stanley Furniture while you shop for this worthy cause!

Join Benjamin Moore Colour and Design Expert Sharon Grech and enter online for your chance to WIN an in-home consultation.

Meet one-on-one with professional decorators from CDECA at our onsite Design Studio and get answers to all your design questions.

Visit our Dream Bathroom Suite

by TAPS featuring DXV American Standard and be inspired by the latest in luxury, comfort and technology.

thank you to our sponsors. design: thrivedesign.net

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FREEHOLD TOWNHOMES AND SINGLE FAMILY HOMES WITH NEW COACH HOME DESIGNS SUPERB HOME FEATURES*: • bonus bathrooms • central air conditioning • laundry chutes • oak stairs and hardwood flooring • convenient side door entries and much, much more…

AMAZING AMENITIES AT YOUR DOORSTEP • • • • • •

new cornell community centre & library markham stouffville hospital new shopping centres & retail shops excellent public & private schools parks, playgrounds & woodlots easy access to 401, 404, 407 & GO transit

cornellrouge.com 905.472.9556 SALES OFFICE LOCATED AT

655 Cornell Centre Boulevard (at 16th Avenue) Open Monday to Thursday from 1 to 8 p.m.

Friday by appointment only Weekends & Holidays from 11 a.m. to 6 p.m.

BROKERS PROTECTED * As per applicable plan/lot. Renderings are artist’s concept. Prices and specifications are subject to change without notice. See sales representatives for details. E & O.E.

MARKHAM

Creative Services Yonge Street, 10th Floor oronto, ON M5C 2W1

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INSPIRATION

IN THIS SECTION

FOR THE LOVE OF LAYERS

MID-CENTURY MODERN CHAIRS

SMALL SPACE, BIG STYLE!

INSPIRATION | DESIGNER ADVICE

for the love of LAYERS!

60  NextHome.ca

1

story by YANIC SIMARD photo courtesy of CB2

1 | Layering fabrics isn’t just for furniture. Rugs can look amazing layered too. I love adding a cowhide rug to tie together unusual furniture arrangements or punctuate the centre of a space. A sheepskin-style rug also makes a stylish accent to areas such as the edge of the bed, under a footstool, or even draped over a chair or bar stool for a softer seat.

TIP: Layer rugs like crazy to get a patchwork quilt look that adds huge drama – mix five to seven smaller rugs in one room (check out the CB2 photo on the opposite page for inspiration).

Alternately, you can use carpet tiles to fake a large rug under your existing one, and fill in the edges of a room.

2 | Copper, gold and brass bring a classic yet trendy style and warm undertones without feeling like an overly strong colour. If you’re timid (or already invested in silver), start small by layering these metals in with accents such as frames, tableware and lamps. The mix of silver and gold hues creates a subtle Art Deco-inspired vibe, so there’s no reason not to sprinkle one in, while letting the other dominate.

TIP: Bronze tealight votives reflect an extra-warm glow. Line up three, five or seven (odd numbers work best) on a silvery tray or cart for a contrast statement and sparkling mood-lighting. Bronze Rose Tealight Holder (pictured top); Talis Gold Hammered Platter (pictured bottom). Visit ysselected.com

2 SEPT 16 - 30, 2017 61

“

A sumptuous blanket, folded neatly at the end of a bed or tossed casually on a sofa, adds some interchangeable luxury and can move between rooms for new looks.

”

3

3 | Pillows are one of my favourite ways to add style – they can move from living room to bedroom and beyond, and dress a room up, or down. Rather than picking dramatic new colours, grab some neutral but bold patterns that can layer behind your existing favourites for a more filled-in feel.

TIP: For my YSS collection, I wanted a dash of liveable safari style, so I tamed a tiger print pillow in a warm tan and winter-white. An animal print like this adds unexpected drama standing alone on your dining chairs, or slinking between the sofa cushions. Safari Tiger Print Crewel Embroidered Square Cushion. Visit ysselected.com 4 | Lush textures are great for adding warmth to the eye and the hand. A sumptuous blanket, folded neatly at the end of a bed or tossed casually on a sofa, adds some interchangeable luxury and can move between rooms for new looks.

4

TIP: Spread a blanket across the cushions of a sofa and tuck it in at the edges, for a noncommittal contrastupholstery look. Pictured left: Chevron Jacquard Cotton Throw; Aspen Deluxe Faux Fur Throw. ysselected.com 5 | Don’t forget the vertical surfaces! An extra layer of drapery helps avoid heat loss through windows, so consider mixing a sheer layer with a heavy blackout-lined layer – you can keep your existing curtains and add a double rod.

TIP: A lightly patterned inner sheer (try a tone-ontone white) under a solid heavy drape, draws the eye’s attention to the layered effect by adding drama to the background instead of the foreground.

Yanic Simard is principal designer of award-winning, boutique design firm Toronto Interior Design Group and regular design expert on City’s Cityline. Visit tidg.ca, and follow him on Twitter at @yanicsimard

62 NextHome.ca

SEPT 16 - 30, 2017  63

INSPIRATION | DO IT YOURSELF

Mid-Century

MODERN CHAIRS

BY ANNIE SLOAN THIS SET OF DINING CHAIRS has

Each chair has been given individuality using Aubusson, Olive, Primer Red and English Yellow Chalk Paint on Gentlemen fabric with Graphite painted legs. But any natural-fiber fabric such as cotton or linen will work well.

PHOTOS BY CHRISTOPHER DRAKE

owned by an elderly couple who had got them in the 1960s, and they were now languishing in the attic because they thought they were old fashioned. Little did they know that this style is now highly sought-after!

This design originates with the Danish designer Hans Wegner, and since then the basic design has been imitated many times over with various interpretations.

Generally, the shaped backrest is a more decorative grained wood than the legs, which are often made of beech – a very sturdy wood with little marking.

We have enhanced the basic modern feel by painting the legs and staining the fabric with Chalk Paint decorative paint by Annie Sloan – that’s me!

64 NextHome.ca

1

STEP-BY-STEP

The upholstery had sunk with age and was looking dull and shabby in an old sage velvet, so we stripped it back to the plywood base.

The wood on the back of the chair was polished with a Danish oil to give it back its lustre. We then painted the legs with Graphite Chalk Paint – in order to achieve a smooth finish, we used a small flat brush and painted in one direction. We kept a small pot of water nearby so we could ensure the paint was of the right consistency.

4 5

Using a masking tape, we marked the area we wanted to paint.

2

The existing seat pad was in relatively good condition therefore we reused it, adding a new piece of polyester wadding and fire retardant calico.

6

To add some colour and make the chairs unique, we made a dye using Chalk Paint. We mixed one part paint to 10 parts water in a small container. We then applied the mixture using a small flat brush, working it into the fabric.

For the frame, I wanted to contrast the colour of the seat pads with something stark that would make the colours sing out. I used Graphite on the legs and supports for the seat back, but kept the panel in its original grain, polished with some Danish oil to bring out its natural lustre.

7 8

Once the paint is dry, apply my Clear Soft Wax and take any excess off with a dry cloth or rag.

Pop the pad back into the seat and they’re good to go!

3

We chose Gentlemen fabric, part of the Annie Sloan range in Europe and the UK, it’s a 100 per cent cotton fabric and 280cm wide, but any natural fabric will do. This fabric has a very fine check in a charcoal grey and suits a variety of styles. It was particularly in keeping with the style of this chair. Once the top cover had been secured, we covered with a black bottom lining for a professional finish.

Annie Sloan is a paint and colour expert who has written more than 25 books and revolutionized the world of decorative painting with the creation of Chalk Paint in 1990.

Check out Annie’s product line, DIY videos and blog by visiting anniesloan.com

MORE INSPIRATION ONLINE nexthome.ca/inspiration

SEPT 16 - 30, 2017 65

INSPIRATION | STYLE FILE

SMALL SPACE, BIG STYLE SIZE DOESN’T MATTER WHEN YOU OUTFIT YOUR SPACE WITH WELL-CHOSEN PIECES THAT ARE NOT ONLY ON TREND BUT MULTI-FUNCTIONAL, TOO

BY SARA DUCK Faux Mongolian Pouf in Pink. $99. indigo.ca

Mid-Century Pop-Up Storage Coffee Table in Walnut. $915. westelm.com

Not just for comfort; it provides extra seating too.

Textured Wool Storage Bin. $35. homesense.ca

Digital Print Wool Rug 46 by 28 in. $30. homesense.ca

Rotsund Mirror in White. $99. ikea.ca

66 NextHome.ca

This sofa turns into a bed!

Miloh Sofa-Bed in Beige. $249. structube.com

Euphorbia Potted Plant. $35. ikea.ca

Storage is a necessity for small space living, but doesn’t require a style sacrifice,” says Tamara Robbins Griffith, HomeSense design expert. “Fashionable storage baskets and bins are useful in every room of the home, and are available in such a wide variety of textures, patterns and materials. They can truly complement your decor style and can be decorative in their own right.

3-Piece Peekaboo Acrylic Nesting Table Set. $299. cb2.com

2-Door Ocean Sideboard in White. $499. structube.com

Embellished Segment Pillow Cover. $69. westelm.com

SEPT 16 - 30, 2017 67

ADVICE | INSIDER INSIGHT

SAYING YES TO CONDO LIVING LOCATION AND AFFORDABILITY ARE STILL TOP REASONS, BUT OTHER FACTORS ALSO APPEAL

DEBBIE COSIC

Here’s an interesting fact: Three out of four new home purchases in the Greater Toronto Area as of June of this year have been condos. That’s the latest stat from the Building Industry and Land Development Association (BILD), and it’s a key indicator that condo living is no longer a trend but a necessity.

As housing prices rise and availability dwindles, builders and developers in major markets across Canada continue to create innovative, high-density housing in order to fill what’s become known as the “missing middle” – affordable urban housing that’s close to amenities and transit.

But aside from affordability and a great urban location, what else is attracting consumers to make the decision to buy a new condo over a detached home? Based on our own research, here’s what we are seeing: A LUXURIOUS LIFE: FITNESS AND SPA FACILITIES

Condo buyers looking for a healthier lifestyle often find that the integration of health and wellness facilities is a major benefit of owning a condo over a traditional house.

High-end fitness studios rank among the most popular luxury 68 NextHome.ca NextHome.ca | GTA

amenities for condo buildings.

Residents enjoy the convenience of an on-site location and no additional fitness membership fees to enjoy a healthy and relaxing lifestyle. Yoga rooms and other health and wellness facilities in the form of a hot tub, steam room or sauna are also popular amongst buyers. Enjoying a spalike atmosphere has never been easier or closer, and all the care and cleaning is taken care of by someone else.

MAKING LIFE MEMORABLE: BEAUTIFUL AMENITIES AND ROOFTOP LOUNGE AREAS

Builders and developers appreciate that condominium and townhome communities become instantly more attractive to buyers when they enlist the talents of top designers to create stunning spaces that become legendary for their views and amenities.

Residents love bringing together friends and family to enjoy a rooftop terrace, garden, party room or lounge space. These spaces often become extensions of their own living spaces and are a valuable asset that can add to the appeal and resale value of the property. In fact, many rooftops and outdoor common areas offer modern sleek spaces that include swimming pools, barbecues with outdoor kitchens, fire pits, private cabanas and more. These amenities become favourite places to hang out and celebrate special occasions. It’s hard to deny the

attraction of having a rooftop lounge, especially when a location offers stunning views of the surrounding city or water.

LIVING THE GREEN LIFE: ENVIRONMENTALLY FRIENDLY FEATURES AND FIXTURES

Green living has become a priority, and buyers of new condos always have the added benefit of being able to select certified energy-efficient appliances, fixtures and lighting, all of which have a positive impact on the environment. Builders that show an ongoing effort to build Green are extremely appealing to buyers – and everyone likes to know that they’re contributing to a larger goal of helping the planet!

I urge you to visit a few of the amazing new highrise, midrise and townhome communities today. Find out what the majority of buyers this year have already discovered: sustainable, new housing solutions with incredible lifestyle options are out there.

Debbie Cosic is CEO and founder of In2ition Realty. She has overseen the sale of more than $15 billion worth of real estate. With Debbie at its helm, In2ition has become one of the fastest-growing and most innovative new home and condo sales companies. in2ition.ca

+MORE ADVICE ONLINE nexthome.ca/news/advice

PROPERTY PROFILE

Light-filled interiors at Radiance.

CAPTIVATING LIFESTYLE OFFERED AT RADIANCE TOWNHOMES IN INNISFIL Close to Lake Simcoe’s sparkling waterfront and minutes from a wide array of lifestyle amenities, discover Radiance – an intimate new townhome community by DIAM Developments in Innisfil, just south of Barrie. A superb collection of bright and spacious modern designs by Toronto’s renowned onespace architecture + interior design will soon be available for purchase in this ideal location on 7th Line at Webster Boulevard.

Modern architecture envelops deluxe designs ranging from three- to five-bedrooms in sizes from 1,539 to 2,205 sq. ft. Open 70 NextHome.ca NextHome.ca | GTA

concept main living areas, large decks and optional rooftop sunshine terraces combined with innovative flex space on the ground floor make these townhomes truly shine.

Radiance boasts many fine interior finishes and high-quality materials, such as decks and terraces with glass railings.

Engineered laminate flooring throughout main and second floors, floor tiles in kitchen, laundry, mudroom and bathrooms, natural oak hardwood stairs with custom railings, modern posts and pickets.

Smooth finish ceilings in kitchen

and master bedroom, nine-ft. ceiling heights excluding basement and bulkheads. Elegant cabinetry throughout with quartz stone countertop in bathrooms. Master ensuite with deep soaker tub and ceramic tiled shower with frameless enclosure (all as per plan).

Prices starting from the upper $400,000s will offer incredible value in a convenient and accessible location.

Well-planned layouts will have equal appeal to townhome buyers

…continued on page 72

Brighten your future

Modern Living In Innisfil Family and friends will see it shining in your eyes. You’ve discovered Radiance. An inspired community of contemporary townhomes minutes from Lake Simcoe in Innisfil. Where the delight of owning a brand new modern- styled home in Innisfil is here for all to see. And the happiness you feel inside is reflected in the joy you express in your life. You will delight in living just minutes from the lake, a block from the new public school with daycare, near shops and a recreation centre, and just down the road from convenient amenities in Barrie.

Access to the GTA is easy via Hwy 400 and the new Innisfil GO Train station. Radiance captures your modern lifestyle like no other.

Up to 5 bedroom townhomes

500s

$

from the upper

REGISTER NOW

Developments

RadianceInnisfil.ca Rendering is Artist’s concept. Prices & specifications subject to change without notice. E.&O.E.

JOIN THE CONVERSATION

…continued from page 70

Outdoor decks and terraces expand indoor living space.

seeking a first home, families looking for room to grow, as well as those who are downsizing to surroundings more suited to an active lifestyle.

The unbeatable location is under 15 minutes’ drive to the South Barrie GO Station, making commuting into Toronto easy. Radiance is also just 10 minutes from Hwy. 400 for travel north and south by car, and is close to beautiful parks, schools, shops and restaurants, fitness and recreation, as well as Lake Simcoe’s attractive waterfront.

Anyone looking for the next hot residential destination in Innisfil is encouraged to register today at radianceInnisfil.ca. Radiance will deliver a superb location, spectacular contemporary designs, quality construction, top-of-theline workmanship and attentive customer service.

DIAM has established its reputation as a superior builder of extraordinary luxury homes. The company’s goal is to bring the same quality to the condominium and townhome market. In the growing Town of Innisfil, DIAM has found the perfect locale at Radiancee.

Opening soon, Radiance will bring one-of-a-kind contemporary architecture to Innisfil.

+ LOCATION Innisfil DEVELOPER DIAM Developments DEVELOPMENT Radiance HOME TYPE Townhomes CONTACT radianceinnisfil.ca

72 NextHome.ca NextHome.ca | GTA

Close to nature and far from ordinary.

Discover a neighbourhood just steps from the pristine woodlands of Rouge Park.

Backing onto acres of natural woodland, just minutes from the year round splendour of Rouge Park and Altona Forest, this is Edgewood.

Here, enveloped in this peaceful setting, an all new portfolio of four bedroom detached home designs will be showcased in a private enclave neighbourhood.

A short drive to the Pickering Town Centre, and even quicker to Highway 401, Edgewood is extremely well connected to the many life-enriching amenities that Pickering and its surrounding area has to offer.

Coming soon. 43' detached homes from $1.3 million.

Register now. edgewoodpickering.com geranium.com Prices and specifications are subject to change without notice. Brokers protected. E.&O.E. September 2017.

COMING SOON TO HOLLAND LANDING A unique collection of detached homes on 38’, 40’ and 45’ lots Register today andrinhomes.com

Go shopping at Upper Canada Mall and big box stores. Plus, easy access to the new highway 404 extension and the East Gwillimbury GO Station with direct connections to downtown Toronto.

Register today andrinhomes.com

Stay Connected

AURORA

Information correct at press time. Illustration is artist’s concept. E. & O. E.

LAKEVIEWHOMESINC.COM

REGISTER NOW

COMING FALL 2017

A ONCE-IN-A

LIFETIME OPPORTUNITY 40’ • 45’ • 60’ LUXURY SINGLES BACKING ONTO THE MAGNA GOLF CLUB

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Discover an Incredible Selection of Singles, Semis & Freehold Townhomes

OCTOBER MORE BUILDERS. MORE HOMES. MORE CHOICE. CHOOSE YOUR HOME

CHOOSE YOUR BUILDER

Be it a chic freehold townhome, a spacious semi or a grand detached single, Whitby Meadows has a home for every budget.

All minutes from schools, parks, trails, shopping, dining, access to highways and public transit.

Not one, not two but six of the GTA’s top builders are working together here at Whitby Meadows. Just imagine the selection made possible by this unprecedented collaboration of talent and expertise.

CHOOSE YOUR DESIGN Whitby Meadows offers the widest selection of floor plans, home elevations and a variety of lot sizes from 20’ towns to 42’ detached homes.

CHOOSE YOUR LIFESTYLE Everything that’s important to you is moments away when you live here.

Whether it’s schools, parks and trails or shopping and dining, or access to highways and public transit.

Freehold Towns from the

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LOCATED ON CORONATION ROAD AT TAUNTON ROAD EAST IN WHITBY

*All renderings are artist’s concept. Prices and specifications are subject to change without notice. E. & O. E.

INSPIRATION

A DESIGN

BY SARA DUCK

2

For more than 40 years, IKEA has inspired Canadians. With the launch of its latest catalogue for 2018, we explore what makes this iconic brand as relevant now as it was when it opened its first store here in 1976

1 3

CAN YOU THINK BACK to your first IKEA purchase? Maybe it was a BILLY bookcase for your dorm room or a POÄNG armchair for the den. For me, it was a set of black leather KRAMFORS sofas. My husband and I felt like our newlywed pad was complete with our cool new Scandi decor. Can you relate?

Whatever your first IKEA product was, it likely wasn’t your last. For many of us, IKEA products are as comforting as a Tim’s double-double and honey cruller. But, how exactly has Scandinavian design been able to become a signature in Canadian homes? The answer lies at the core of the company’s mission – to create simple products people love.

“It doesn’t matter if your style preference is modern or traditional, our products are streamlined and simplistic in design, which lends for easy integration into any home,” says Kathy Davey, head of interior design, IKEA Canada.

When you really break it down, isn’t it the simplistic nature of IKEA that keeps drawing us back to shop? The uncluttered displays in the 80 NextHome.ca NextHome.ca | GTA

showroom, steady price points, DIY-approach, peace of mind warranty and uncomplicated food offerings all help to make IKEA an easy and favoured shopping destination for Canadians.

Along with its unequivocal design principles, IKEA prides itself on extensive market research to keep relevant in today’s market.

For Davey and her team, it’s all about the “home visit.” She will travel to homes across the country, spending two to three hours at a time talking with the homeowners. The mission is to

SEPT 16 - 30, 2017  81

DESIGNER Q&A WITH KATHY DAVEY

4

NH: If you could redesign a celebrity’s home, who would she choose and why?

5

5 of IKEA’s most iconic products 1. KLIPPAN loveseat sofa 2. POÄNG armchair 3. Swedish Meatballs 4. LÖVBACKEN side table 5. BILLY bookcase All available at ikea.ca

leave no stone unturned – going through every door and drawer (if the homeowners allow it!) to get to the bottom of what they love and loathe about each space, and their future dreams for their home.

“We could visit model homes or homes without the owners there, but that doesn’t mean anything to us,” says Davey. “We want to talk to people and find out who they are, how they live and what they want.”

From coast to coast, Davey and her team will conduct 250 home visits in Canada this year. The end result is detailed, on-the-ground 82 NextHome.ca NextHome.ca | GTA

KD: The Brady Bunch living room! I would love to transform their space from 1969 into 2018!

They are a large blended family that live in a modern home that has some great features to start with. There are so many activities going on under one roof that the space would need to be truly multi-functional to reflect their busy lifestyle.

With the two main trends of today influencing life at home in the living room – urbanization and technology – there could be endless possibilities to design a living room that works for everyone. The sofas would be arranged in different zones in the middle of the room which leaves space on the walls for personalization and self-expression. The living room would be the hub for the family’s social playground and celebrations, and smart devices will enable a liquid life, so there is no need to anchor activities around a TV or computer. The sofa is still the soul of the living room – which would speak to comfort and relaxation.

This would be a hard-working room and the heart of their everyday life at home. It would be bold, brave and beautiful, mixing modern and traditional styles breaking the conventional approach to the living room.

research to help better design stores and products tailored to different provinces, cities and customers.

“It’s all about meeting the needs of our customers as soon as they walk into their local IKEA,” says Davey.

Besides addressing the needs of its customers in-store, IKEA releases an inspiring catalogue each year (online and in print, delivered to your door) with a specific theme. This year, it’s “Make Room for Life” – the brand hopes to encourage people to make room in life for the things they love, with the help of smart furnishing solutions.

“Encouraging people to embrace the fluidity of their homes through their unconventional spaces and multi-purpose furnishings, is our goal,” says Davey. “We want people to realize that the living room has space for both their needs and their dreams.”

With this type of customer driven dedication that IKEA continues to deliver, it’s no doubt that Canadians will happily continue shopping (and consuming Swedish meatballs) for another 40 years.

Live where nature is your neighbour Coming Soon to Milton SINGLES AND TOWNS NEXT TO THE ESCARPMENT Live in a naturally beautiful setting with everything a modern family desires. Shopping, dining, easy access to transit and major highways, conservation areas and a huge assortment of outdoor adventures are just the beginning. Start your next great adventure today.

Visit our Website to Register

AndrinHomes.com

Stay Connected

PROPERTY PROFILE

DISCOVER THE AMAZING LIFESTYLE OF YOUNG’S COVE Since it opened, Young’s Cove of Prince Edward Estates has been a top choice for new-home buyers from across the GTA and beyond.

Ideally located overlooking Lake Ontario in Prince Edward County, this neighbourhood encompasses a childrens water park, a zen park, kilometres of natural pathways and greenspaces, and sustains 7,000 feet of shoreline, protected pristine wetlands and preserves hundreds of acres of forest. This one of a kind, masterfully planned waterfront community is measured by the panoramic views, tranquil settings and fresh air.

Briarwood Homes is ready to launch the third release of 84 NextHome.ca NextHome.ca | GTA

homesites on Saturday, Sept.

23. The 150-ft. Lake Collection will be featured in this limited release. Depending on your home’s location, you will enjoy perfect sunset views overlooking the lake, backing onto the sandy dunes, while others back on to beautiful greenspaces. Buyers will discover “there is nothing like this anywhere,” with the featured exceptional homes of distinction with amazing sites ranging from half- to 2.5 acres.

Young’s Cove also includes a very popular 65-ft. Vineyard Home Collection with natural greenspaces, forest and parks.

The residences of Young’s

Cove have captivated the hearts and imaginations of new-home buyers. All the refined elegant home styles have been well designed with two-storey homes, bungalows and bungalows with lofts. The open concept interiors are beyond perfect and come with endless options that embrace comfort, serenity and functionality.

Homes in this unparalleled new community start from the amazing low $400’s.

New-home buyers are always excited from their first visit and quickly discover how they will truly benefit from this unique setting.

With rich activities and amenities, you can enjoy gardening, strolling,

children playing or just put your feet up and take it all in. Many leisure activities here are limited only by your imagination with fishing, canoeing, kayaking, sun sailing, biking or morning power walking.

Just beyond your backyard is truly a region of plenty. You can explore the endless nooks and crannies with restaurants, antiques, golf courses, art studios and enjoy the some of the finest vineyards anywhere. The waters and surrounding islands of Lake Ontario are a sports and boating enthusiasts playground, with marinas and sailing and yacht clubs. Explore Sandbanks, Presqu’ile & North Beach Provincial Parks with their miles of sensational white dune beaches. Charming Brighton and Trenton are just minutes away for everyday amenities, and Wellington, Picton and Belleville encompass even greater choices with hospitals, services, fine dinning, pubs and performing arts.

There has never been a better time to discover Young’s Cove. There are two exceptional models to tour with a treasure trove of ideas and exceptional features. Both are beautifully decorated and boast the outstanding quality built into each and every Briarwood Home.

This is your chance to own, live and love your own piece of paradise plus secure an outstanding new home investment. The number of homes available will be limited so make sure you are one of the few to take advantage of this affordable luxury and well priced opportunity. Visit youngscove.ca and discover lifestyle perfected!

+ LOCATION Prince Edward County DEVELOPER Briarwood Homes DEVELOPMENT Young’s Cove HOME TYPE Two-storey homes, bungalows and bungalows with lofts CONTACT youngscove.ca

86 NextHome.ca NextHome.ca | GTA

PHASE 1 !

T U O D L O S

at Wasaga Beach

SEPT 16 - 30, 2017  87

ADVICE | LEGALLY SPEAKING

CLOSING COSTS: HERE’S WHAT YOU NEED TO KNOW

JAYSON SCHWARZ

At the closing of a new residential real estate transaction there are usually three groups who get paid: the builder, the government, and the lawyer. Each group involves he payment on fairly specific items, and the builder and your lawyer will collect from you for the government remittance.

Generally speaking, your lawyer collects all of the necessary money from your mortgage company and from you. You will need certified cheques, bank drafts or cash, because of your lawyer’s trust account requirements.

Here’s how the builder gets paid, and where all the money your lawyer wants, needs to go.

The builder will get paid the purchase price of the property less the deposit, plus certain other things. You may even get a credit for certain items, called “adjustments.” The adjustments will be reflected on a document called the Statement of Adjustments which contains a multitude of details, all related to your original agreement.

The Statement of Adjustments will include the HST payable (the rebate will be broken out), the original purchase price on the property, real estate taxes, hydro expenses, common expenses and maintenance fees (as applicable), connection costs, levies and charges, to name but a few. This document is incredibly important.

Review it carefully and get 88 NextHome.ca NextHome.ca | SWO

everything explained to you, so you understand all the charges that you are required to pay. It is at this point that you find out the final number you are paying to the builder for your new home.

The Ontario government and the City of Toronto will get paid a Land Transfer Tax, unless you are entitled to the rebate or exemption, and sales tax on goods (if applicable). There are many other items, but they usually show up on your lawyer’s disbursement account or trust reconciliation, as do many of the municipal compliance request charges.

Okay, now what about that lawyer? First of all, you are going to pay the legal fee, whatever the amount the two of you agreed to. You did of course have a pre-agreed fee, didn’t you? Then there is a list of disbursements.

Disbursements are those monies expended by your lawyer on your behalf necessary to properly search and close the transaction. Be careful – it is here that someone

may try to take advantage of you by charging large fax, mail and photocopy fees. Have your lawyer justify all expenditures that don’t make sense. Disbursements include registration charges, title insurance, couriers, searches of all kinds, and many other items necessary to close your transaction.

Remember, a large part of your closing costs is based on what you negotiate at the beginning of your purchase, and are outlined in your Agreement of Purchase and Sale. Please remember, only a lawyer can provide legal service – that is the law!

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

+MORE ADVICE ONLINE nexthome.ca/news/advice

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SEPT 16 - 30, 2017  89

HOT PROPERTIES

FIND YOUR NEXT HOME The latest properties in the Toronto area to keep your eye on

GTA PREVIEW REGISTRATION 1. ALLEGRO By: Geranium Homes City: Aurora Housing type: 52- and 61-ft. cul-de-sac homes from more than $2 million allegroaurora.com

2. BIANCA By: Tridel City: Toronto Housing type: Luxury condominiums Tridel.com

3. BOXGROVE VILLAGE By: Arista Homes City: Markham Housing type: Family sized freehold townhomes and live/work towns boxgrovevillage.com

4. CITYLUX TOWNS By: Fieldgate Homes City: Thornhill Housing type: Urban townhomes in Thornhill Woods fieldgatehomes.com

5. COBBLESTONES SOUTH By: Fieldgate Homes City: Brampton Housing type: 36-ft. singles up to 3,481 sq. ft. fieldgatehomes.com

Housing type: Townhomes staffordhomes.ca

9. FRENCHMAN’S BAY By: Madison Group City: Pickering Housing type: Townhomes and singles madisongroup.ca

10. GLENWAY By: Andrin Homes & Lakview Homes City: Newmarket Housing type: Townhomes and detached bungalows glenwayliving.com

11. HILLSBOROUGH By: Great Gulf & Andrin Homes City: Holland Landing Housing type: Detached homes andrinhomes.com • greatgulf.com

12. NOBU RESIDENCES By: Madison Group City: Toronto Housing type: Condominium suites noburesidences.ca

13. KINGSWAY BY THE RIVER By: Urban Capital City: Toronto Housing type: Condo lofts kingswaybytheriver.ca

14. LOGGIAS IN RICHDALE By: Senator Homes City: Richmond Hill Housing type: Luxury detached homes senatorhomes.com

6. CONCORD CANADA HOUSE By: Concord Adex City: Toronto Housing type: Condominium suites ConcordCanadaHouse.ca

7. CYPRESS By: Pinnacle International City: Etobicoke Housing type: Condominium suites PinnacleEtobicoke.ca

8. DOWNSVIEW PARK By: Stafford Homes City: Toronto 90 NextHome.ca NextHome.ca | GTA

15. M CITY CONDOS By: Rogers Real Estate Development & Urban Capital City: Mississauga Housing type: Condominium suites mcitycondos.com

16. MISSISSAUGA SQUARE By: Plaza City: Mississauga Housing type: Condominium suites pureplaza.com

17. QUEEN’S COMMON By: Mattamy Homes City: Whitby Housing type: Detached and townhomes mattamyhomes.com

18. SUMMIT CITY CENTRE By: Summitview Homes City: Mississauga Housing type: Two-storey urban towns summitviewhomes.com

19. SUPERSONIC By: Lindvest City: North York Housing type: Condominium suites lindvest.com/supersonic

20. THEORY CONDOMINIUMS By: Parallax Development Corporation City: Toronto Housing type: Condominium suites theorycondos.com

21. TIME AND SPACE By: Pemberton Group City: Toronto Housing type: Condominium suites PembertonGroup.com

22. UPPER VALLEYLANDS By: Fieldgate Homes City: Brampton Housing type: Singles, semis and towns fieldgatehomes.com

23. VICTORY HEIGHTS By: Treasure Hill Homes City: Vaughan Housing type: 40- and 42-ft. luxury singles treasurehill.com

24. WESLEY TOWER By: The Daniels Corporation City: Mississauga Housing type: Condominium suites DanielsCityCentre.com

25. WHITBY MEADOWS By: Fieldgate Homes City: Whitby Housing type: Towns and singles fieldgatehomes.com

NEW OPENINGS 26. AQUABELLA By: Tridel & Hines City: Toronto Housing type: Condominium suites from 1,767 to over 4,000 sq. ft.

Tridel.com

27. CHELSEA MAPLE STATION By: Aspen Ridge Homes City: Vaughan Housing type: Townhomes aspenridgehomes.com

28. CONDOMINIUMS OF CORNELL

35. NEWTOWNS AT MOUNT PLEASANT By: Primont Homes City: Brampton Housing type: Townhomes primonthomes.com

36. ORCHARD WEST

MAPS Locate properties using the map on the following page

By: Treasure Hill City: Bowmanville Housing type: 37-, 40- and 45-ft. singles treasurehill.com

37. PACE ON MAIN By: Geranium City: Stouffville Housing type: Condo towns paceonmain.com

38. QUEENSWAY PARK

OTHERS (NOT FEATURED ON MAP) ALCONA SHORES

By: Mattamy Homes City: Markham Housing type: Condominium suites from 725 to 1,302 sq. ft. mattamyhomes.com

By: Urban Capital & Rosewater City: Etobicoke Housing type: Condominium suites queenswayparkcondos.ca

By: Bayview-Wellington Homes City: Innisfil Housing type: Luxury singles on 32-, 45- and 48-ft. lots myalcona.com

29. CORNELL ROUGE

39. RICHLANDS

GEORGIAN SANDS

By: Madison Group and Forest Hill Homes City: Markham Housing type: Freehold towns and singlefamily homes cornellrouge.com

30. FOXBAR COLLECTION AT BLUE DIAMOND By: Camrost Felcorp City: Toronto Housing type: two- and three-bedroom luxury suites and townhomes thefoxbar.ca

31. IMPRESSIONS By: Fieldgate Homes City: The Village of Kleinburg Housing type: Towns, semis and singles fieldgatehomes.com

32. KLEINBURG SUMMIT By: Mattamy Homes City: Vaughan Housing type: Detached and townhomes mattamyhomes.com

33. MADISON LANE By: Reid’s Heritage Homes City: Bowmanville Housing type: Luxury condos madisonlanecondos.com

34. NEIGHBOURHOODS OF MOUNT PLEASANT By: Rosehaven Homes City: Brampton Housing type: Freehold townhomes rosehavenhomes.com

+

By: Fieldgate Homes City: Richmond Hill Housing type: Towns and singles fieldgatehomes.com

40. TIME By: Treasure Hill Homes City: Aurora Housing type: Urban townhomes treasurehill.com

41. THE MET By: Plaza City: Vaughan Housing type: Townhomes pureplaza.com

42. TOWNS AT ROUGE VALLEY By: Tribute Communities City: Scarborough Housing type: Urban townhomes mytribute.ca

By: Elm developments City: Wasaga Beach Housing type: Towns and singles georgiansands.com

LEGACY COTTAGES By: The Rosseau Group City: Muskoka Housing type: Cottage homes legacycottages.ca

RADIANCE By: DIAM Developments City: Innisfil Housing type: Townhomes radianceinnisfil.ca

VILLAGES OF KILLARNEY BEACH By: Ballymore Homes City: Innisfil Housing type: Detached homes ballymorehomes.com

43. VALLEYLANDS By: Fieldgate Homes City: Brampton Housing type: Single-detached fieldgatehomes.com

WHITE PINES By: Mattamy Homes City: Bracebridge Housing type: Detached homes mattamyhomes.com

44. VISTA By: Geranium Homes City: Stouffville Housing type: Condominium one-storey flats and two-storey towns vistaflatsandtowns.com

YOUNG’S COVE By: Briarwood Homes City: Carrying Place Housing type: Detached homes youngscove.ca

BUILDERS IF YOU WOULD LIKE TO INCLUDE YOUR PREVIEW REGISTRATION, NEW RELEASE OR SITE OPENING IN THIS FEATURE, JUST EMAIL THE DETAILS TO WAYNE.KARL@YPNEXTHOME.CA

SEPT 16 - 30, 2017 91

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ADVICE | CONDO PRO

WHY CONDO REGISTRATION IS A MILESTONE FOR SUITE OWNERS

BARBARA LAWLOR

If you are shopping for a condominium suite for the first time and you have owned a lowrise home in the past, you should take time to find out how condo ownership differs. One example is when you receive title and can move in. In a lowrise scenario, those both happen on closing day – when you officially own your home. With a condominium, you can move in before you receive the title to your suite.

In order to be considered a condominium, the building has to be complete, and it must pass the approval processes required to register it with the Land Registry Office. At that point, the title to your suite can be transferred to you.

This may happen at different times for you and your new neighbours, depending on what floor your suite is located. In a highrise, the lower floors are usually finished well in advance of the upper levels, and the approval process starts as soon as the first suite is occupied. Once the interior is complete, residents of the upper floors can move in as well.

I would say the process typically takes up to six months, although sometimes it can be quicker.

First, the municipal council has to approve it, then the regional planning department, and after that, the Minister of Consumer 94 NextHome.ca NextHome.ca | GTA

and Commercial Affairs. They are all looking at how the building upholds the elements stipulated in the draft plan and Condominium Declaration. This system of checks and balances exists to protect condominium purchasers. Only after all of the involved parties are satisfied can condo registration be completed.

So, what does that mean to your condo ownership? It means that until the condo is registered, even if you have moved in, technically you do not own your suite outright. You are in a situation referred to as “interim occupancy.” This term refers to the time between the occupancy date you were given after roof-topping occurred and when the condo is registered, and when you officially receive title to your suite. During interim occupancy, the vendor still owns your suite.

During this time, you pay a fee to the developer until the condo is officially registered. Developers use a formula to determine these fees. They go by the interest portion of the balance owing on the purchase price (usually payable on the registration date), based on a one-year mortgage rate of the Bank of Canada, plus the estimated maintenance fees for the suite, plus its portion of the estimated real estate taxes. The fee you pay is not considered rent, and it is not money you can apply to your mortgage. The builder/

developer receives the money once title is transferred and you take out your mortgage.

You have to take into consideration other interim closing costs besides your monthly occupancy fees, such as the funds that will bring all deposits to the required percentage of the purchase price. There are usually adjustments as well, plus enrollment of your suite with Tarion Warranty Corp. Even though you do not yet own your suite outright, you do need to have homeowners’ insurance in place.

You will also have to arrange for utility hook-ups, just as if you do own the home. Keep in mind that both your Tarion and appliance warranties begin on occupancy.

What’s in it for you is the opportunity to move in before registration. It is important to understand condominium ownership and all its parameters.

Be sure to ask for clarification if anything confuses you – informed purchasers are the best and happiest owners.

Barbara Lawlor is president of Baker Real Estate Inc., and an in-demand columnist and speaker. A member of the Baker team since 1993, Barbara oversees the marketing and sale of condominium developments.

+MORE ADVICE ONLINE nexthome.ca/news/advice

SWO

SOUTHWESTERN ONTARIO

IN THIS SECTION

SHOWCASING NEW PROJECTS IN SWO

NEIGHBOURHOOD PROFILE: DOWNTOWN GUELPH

MAPS & LISTINGS OF NEW COMMUNITIES

SEPT 16 - 30, 2017  95

branthaven.com

What we know is that today’s home buyers are even more sophisticated than previous generations. They’re more knowledgeable of their needs and expectations. Blurring the lines between urban and suburban, and replicating the best of modern life with more space and more value. Possibly the most interesting thing we’ve experienced is that many of their decisions are often comprised of a distinct sense of personal style and practicality, looking for a home built with quality construction and offering lower maintenance costs. They want authenticity in the design, and that’s no surprise to us.

It’s these buyer values that have helped Branthaven make responsive decisions in homebuilding. Pushing toward life-centric designs and purpose driven living spaces. Plans that promote a much more contemporary way of living, much more simplified, and designed with a purpose. It’s Branthaven’s dedication to be innovative that also speaks to the quality people are looking for and expect.

In the past 45 years, nothing has changed. We’re always re-thinking and re-imagining every aspect of home building to improve how you live life.

The more we know about our customer, the better home builder we become.

The last 45 years have helped us understand what it takes to provide authentic communities with purpose-built homes, making life easier and more rewarding.

Visit us online and experience what it means to Live The Life

TM

FIND MORE INSPIRATION

BRANTHAVEN.COM

NEIGHBOURHOOD PROFILE

DOWNTOWN GUELPH ANNE MARSHALL

With hills sloping down to it on every side, lively downtown Guelph really earns the name.

Beginning with Waterloo Avenue in the west, the area covers the north bank of the Speed River from below Wellington Street to London Road, and runs east to Woolwich street and the Eramosa River.

THE VIBE

This is the still-beating heart of 98 NextHome.ca NextHome.ca | SWO

a progressive, smaller city with artistic sensibilities and agricultural roots. Unlike so many other urban cores in Southern Ontario, downtown Guelph appears to have been able to hang onto its place in the community despite the city’s outer expansion into suburban strip mall and big box heaven.

MEET THE NEIGHBOURS

The downtown population comprises an eclectic mix of long-time older residents, younger professionals, families, students, artists and academics. There’s no better place in the city to get a sense of its increasingly diverse

ethnic make-up than the summer splash pad/winter ice rink in front of City Hall, and a very wide range of housing options attracts people of all incomes and backgrounds to the area.

IN THE AREA

Shoppers and diners flock to downtown Guelph for its boutiques, bakeries, bars and bistros. The Guelph Public Library is located here as well as the local OHL franchise. The Guelph Storm play out of the arena at the end of Old Quebec Street Mall. The RiverRun Centre, Dublin Street United Church, Guelph Youth

NEW RELEASE

Welcome to the most sought-after, most innovative and the largest master-planned community Hamilton has ever seen. It’s all here: nature, transportation, shopping and a true sense of community.

BACK-TO-BACKS & 3-STOREY TOWNS from the $400’s 2-STOREY TOWNS from the $500’s

REGISTER NOW MyCentralPark.ca SITE Trinity Ch urch Rd

ok Rd

Pricing and specifications subject to change without notice. Map not to scale .E.&OE.

RHVP

Mud St

Highla nd Rd . W.

Up Mt Al per bion Rd

Binbro

.

Rd E

rd Rd

Pritcha

Rymal

Upper Centen nial Pk wy

Lincol n M. Al exande r Pkw y

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1809 Rymal Road East, Stoney Creek

TRENDING COMPILED BY SONIA BELL

THE ROYAL CONDOMINIUMS COMING TO DOWNTOWN PARIS A prime site in the picturesque downtown core of Paris will soon become the location of a luxury four-storey condominium redevelopment project featuring commercial space.

The Royal will be overseen by Lanca Contracting Ltd. at the former New Royal Hotel site along the Nith River. The former hotel dates back to the mid-19th century, but has long been vacant and in a state of deterioration and disrepair since the late 1970s.

The new condominiums planned for the site, which is owned by local developer Bill Kennedy, will feature private terraces and elevator access, a roof-top garden and patio and extravagant finishes.

“My goal is to make our community a highly desired living space. A space that makes convenience to amenities in a picturesque living core a certainty,” says Kennedy. “I’m driven simply by its presence in the community.”

A VIP event will take place in late October at Salt & Pepper in Brantford, presented by Broker and Owner Jason Tangorra from Royal LePage Brant Realty.

Current partners in the development of The Royal include Salt & Pepper, Marks Wholesale, Gerrie Electric, Avenue Lighting, Imagine Marble, Simpson’s Flooring, Octopus Red Marketing & Design, Lanca Construction Ltd. and Royal LePage Brant Realty.

ROYAL CONDOMINIUMS 5 FAST FACTS

1.

2.

3.

4.

5.

Location: 11 Mechanic St. Starting price: $949,000 Construction: Beginning in 2017 Sales centre: 3 Elm St., Paris, opening Oct. 20 Contact: theroyalparis.ca

TARION WINS AWARD FOR ORGANIZATIONAL TRANSPARENCY At a time when consumers are demanding greater inclusivity and transparency, Tarion has been recognized by PR Daily’s 2017 Corporate Social Responsibility Awards for its all-access 2017 webcast Annual Public Meeting.

The not-for-profit, consumer protection organization was awarded top honours in the category of Organizational Transparency.

Tarion administers Ontario’s new home warranty program and regulates the province’s new home builders. As part of its Accountability Agreement with the provincial government, Tarion holds an Annual Public Meeting (APM) to give interested 102 NextHome.ca NextHome.ca | SWO

stakeholders valuable updates on the organization and the opportunity to ask management a variety of questions.

Tarion’s second webcast-only APM, held on May 30, 2017, was a huge success. More than 1,800 people from across the province registered for the event as well as those who were travelling at the time of the meeting and participated from as far away as Los Angeles, London and Port Au Prince.

Tarion held its first webcast-only APM in 2016 in order to eliminate the geographic barriers that limited participation to those who were able to travel to Toronto.

Due to this, Tarion saw attendance

increase from 233 participants in 2015 to 1,600 in 2016.

This year, Tarion devoted 90 per cent of the meeting format to a Q&A period.

“Our first virtual Annual Public Meeting showed how many people were interested in talking to us about new home building, warranties and how Tarion works,” says Howard Bogach, president and CEO of Tarion. “By changing the format in 2017, we were able make their questions the top priority.

The positive feedback we received, coupled with this recognition from PR Daily, shows that we’re on the right track in our efforts to increase inclusivity and engagement with Ontario new homeowners.”

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HOT PROPERTIES

FIND YOUR NEXT HOME The latest properties in Southwestern Ontario to keep your eye on 9. LIFE

SWO PREVIEW REGISTRATION 1. 140 CALEDONIA By: The Tricar Group City: Stratford Housing type: Four-storey boutique style condominiums tricar.com

2. AQUAZUL By: Homes by DeSantis City: Grimsby Housing type: Condominium suites aquazulcondo.ca

3. AVALON By: Empire Communities City: Caledonia Housing type: Townhomes and detached homes empireavalon.com

4. BRANT WEST By: Losani Homes City: Brantford Housing type: Towns and singles brantwest.com

5. CLAIR MEADOWS

104 NextHome.ca NextHome.ca | SWO

10. LINCOLN ESTATES By: Losani Homes City: Paris Housing type: Townhomes and singles losanihomes.com

11. ON THE RIDGE By: Rosehaven Homes & Homes by DeSantis Location: Stoney Creek Housing type: Freehold townhomes liveontheridge.ca

12. ONE TWENTY CONDOMINIUMS By: Mountainview Homes City: Fonthill Housing type: Condominiums mountainview.com

13. PASSAGES ON THE CANAL By: Bayview-Wellington Homes City: Welland Housing type: Luxury freehold townhomes on the Canal mypassages.ca

By: Gatto Homes City: Guelph Housing type: Towns and singles gattohomesinc.com

14. SAPPHIRE

6. FOCUS TOWNS

15. STEPPING STONES

By: New Horizon City: Brantford Housing type: Townhomes focustowns.ca

TELEVISION CITY BY LAMB DEV. CORP.

By: Branthaven Homes City: Winona Housing type: Luxury townhomes branthaven.com

By: New Horizon City: Stoney Creek Housing type: Waterfront condominiums sapphirecondos.ca

By: Phelps Homes City: Smithville Housing type: Two-storey townhomes phelpshomes.com

7. FOOTHILLS OF WINONA

16. SUMMERLEA WOODS

By: DiCenzo Homes City: Winona Housing type: Townhomes, semis and singles dicenzohomes.ca

By: Empire Communities City: Binbrook Housing type: Townhomes and detached homes summerleawoods.com

8. GRANGE HILL POINT

17. TELEVISION CITY

By: Reid’s Heritage Homes City: Guelph Housing type: 1- and 2-bedroom condos reidsheritagehomes.com

By: Lamb Development Corporation City: Hamilton Housing type: Condominium suites televisioncity.ca

18. THE GATSBY By: New Horizon City: Hamilton Housing type: Condominium suites gatsbycondos.ca

19. THE MCKENZIE By: Losani Homes City: Caledonia Housing type: Towns and singles mckenziecaledonia.ca

20. THE PENINSULA By: Losani Homes City: Paris Housing type: Towns, semis and singles parispeninsula.com

21. TREND LIVING By: New Horizon City: Waterdown Housing type: Modern condo suites trendliving.ca

22. TIFFANY HILL By: Rosehaven Homes & Chiaravalle Developments Location: Ancaster Housing type: Freehold towns, semis and detached homes tiffanyhill.ca

23. VICTORIA ON THE RIVER By: Stonecrest Homes City: London Housing type: Single-family homes stonecresthomes.ca

24. VISTA CONDOS By: VanKleef Development Group City: Hamilton Housing type: Condominium suites vistaoncharlton.ca

25. VISTA RIDGE By: Losani Homes City: Beamsville Housing type: Towns and singles myvistaridge.ca

26. WESTWOOD MEWS By: CountryGreen Homes City: Kitchener Housing type: Urban townhomes countrygreenhomes.com

27. WILDFLOWERS By: Mattamy Homes City: Kitchener Housing type: Townhomes and 30and 36-ft. detached homes. mattamyhomes.com

+

WILDFLOWERS

NEW OPENINGS 28. AFFINITY CONDOMINIUMS By: Rosehaven Homes Location: Aldershot, Burlington Housing type: Condominium suites affinitycondo.com

MAPS Locate properties using the map on the following page

29. BALDWIN PLACE

34. HAVELOCK CORNERS

By: Tillsonburg Developments City: Tillsonburg Housing type: Detached freehold bungalows baldwinplace.ca

By: Senator Homes City: Woodstock Housing type: New release of 42and 50-ft. singles senatorhomes.com

30. CASTLE ROCK PLACE

35. STATIONWEST

By: Rembrandt Homes City: London Housing type: Condo townhomes rembrandt-homes.ca

By: Adi Developments Location: Burlington Housing type: Three-storey townhomes adidevelopments.com

31. CLAIRITY By: Reid’s Heritage Homes City: Guelph Housing type: One- and two-bedroom condominiums reidsheritagehomes.com

32. ELEMENTS

36. THE ENCLAVES OF UPPER CANADA By: Menkes City: Georgetown Housing type: New release of sngle-detached homes on 40-ft. lots menkes.ca

By: Mountainview Homes City: St. Catharines Housing type: Luxury one- and two-bedroom luxury condos elementscondo.com

37. THE PRESERVE

33. FOX FIELD

38. THE WEST

By: Fusion Homes City: London Housing type: Single-family homes from $482,900 fusionhomes.com

By: Mattamy Homes City: Oakville Housing type: Townhomes mattamyhomes.com

By: Adi Developments Location: Burlington Housing type: Luxury boutique condos adidevelopments.com

BUILDERS IF YOU WOULD LIKE TO INCLUDE YOUR PREVIEW REGISTRATION, NEW RELEASE OR SITE OPENING IN THIS FEATURE, JUST EMAIL THE DETAILS TO WAYNE.KARL@YPNEXTHOME.CA

SEPT 16 - 30, 2017 105

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Concession 4 Rd

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23rd St

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DOWNLOAD THE APP SEPT 16 - 30, 2017  107

THE LAST WORD

Q&A WITH

JEANHY SHIM INDEPENDENT REAL ESTATE MARKET STRATEGIST AND ANALYST

BY LYDIA MCNUTT

THERE’S MORE TO CONDO LIVING THAN JUST CONSTRUCTING, BUYING AND SELLING BUILDINGS. OPERATING THEM IS QUITE ANOTHER MATTER. WITH MORE THAN 25 YEARS OF EXPERIENCE IN URBAN DEVELOPMENT, JEANHY SHIM GIVES US SOME INSIGHT INTO CONDOMINIUM CORPORATIONS NEXTHOME: Maintenance fees

SHIM: This is a commonly held

are a top issue for condo dwellers.

Generally speaking, are they trending up, or are developers able to control these costs?

viewpoint, but I would argue that it depends on the target buyer.

Generally speaking, a buyer who is purchasing a condo purely as an investment to rent out is motivated primarily by the “best price per square foot,” so paying more for Green features is not likely to represent the best value.

However, for end-user buyers who are purchasing condos to move into as their primary residence, Green features that improve the energy efficiency of their suites and building (thus maintenance fees) are more likely to resonate positively, even if it means that end-selling prices are a few thousand dollars higher.

JEANHY SHIM: If you break down

the costs that make up your maintenance fees, the majority are “non-discretionary items” which neither condominium corporations nor developer are able to control in terms of future cost increases (such as utilities, staffing, service contracts and insurance). These types of costs generally trend up annually, at the rate of inflation at a minimum.

Condo corporations could try to mitigate the impacts of nondiscretionary item cost increases by taking measures to help control the consumption of utilities in common areas, or choose lower cost service providers, staff or insurance policies, as some examples. However, there are also limitations to this strategy due to the virtual monopolies or oligopolies that exist in many areas, such as utilities and providers of certain items such as elevators.

Developers could help condo corporations to better manage and control their maintenance fees by incorporating thoughtful energy saving systems into the base 108 NextHome.ca

building designs from the outset.

For example, they can install more energy efficient base building heating and cooling systems; LED lighting and motion detectors for lighting in common areas such as hallways, emergency stairwells and garages; individual utility metering systems for water, gas and hydro) for suite consumption; shutters, blinds or heat gain film on south and west facing common area windows; and revolving entrance doors and double door vestibules.

NH: Energy costs are a huge part

of a building’s operating costs, but consumers seem lackadaisical toward new and Green tech features that will help control these, or they’re not willing to pay more for them. What’s the solution?

NH: Property managers are the

de factor COO of condos, since they manage the building, budget and reserve fund. Who are these people? Are they adequately trained? How much will recent changes to the Condominium Act help in this area?

SHIM: Recent changes to the Condominium Act mandating professional training and certification of condominium property managers have been long overdue and should have a positive impact on the good governance, management and operation of

condominium buildings and corporations.

Although the elected condo boards make final decisions regarding budgets, capital expenditures, policies and regulations, their function is akin to a chief executive officer of a company – responsible for determining strategy and direction for the corporation. However, property management (COO) is responsible for executing on the strategy and direction provided by the condo board (CEO), and ensuring the smooth day-to-day operations of the building. They need to supervise and manage the myriad of people, trades and contractors providing services and maintenance to the building,

plus they need to manage the numerous (and unpredictable) problems, issues, complaints and requests from owners and tenants; respond to any building emergencies; ensure compliance with regulatory maintenance and testing; and manage all administrative functions (as most buildings do not have budgets for additional administrative staff).

In short, this is a very complex job demanding a high energy individual who is customer friendly, action-oriented, calm under pressure, good people manager, organized administrator, technically and legally knowledgeable, multi-tasker, excellent project manager and creative problem solver.

NH: Why do you think the recent changes to the Condo Act were necessary?

SHIM: These changes were necessary to respond to the exponential increase in the number of people living in condominium apartments over the past decade. Moreover, condominium buildings today are increasing in both in size and complexity in terms of its amenities and operations.

Therefore, it was necessary to ensure that property managers are properly trained to manage and run these increasingly complex buildings with multi-million-dollar operating budgets.

SEPT 16 - 30, 2017  109

INDEX OF ADVERTISERS Amica Developments/Daniels - 42 Mill Street

46

Great Gulf - Corporate

4

Andrin Homes - Hillsborough

75

Great Gulf - Trafalgar Landing

5

Andrin Homes - Panorama

83

Homes By Desantis - Myst

13

Bayview Wellington Homes - Alcona Shores

74

Lakeview Homes - Adena Views

76

Lamb Development Corp. - Bauhaus

19

Lamb Development Corp. - Televison City

47

Bayview Wellington Homes - Passages Branthaven Homes - Corporate Briarwood Homes - Young’s Cove

100-101 96-97 85

Losani Homes - Madison Central Park Phase II

2 & 99

Camrost - Felcorp - Blue Diamond at Imperial Plaza

1

Madison Group - Cornell Rouge

Camrost - Felcorp - One o One

1

Madison Group - Frenchman’s Bay

Camrost - Felcorp - The Foxbar Collection at Blue Diamond

1

Madison Group - Nobu Toronto

51

35

Malibu Investments Inc. - Express Condos

69

Concord Adex - Canada House Condos

26-27

Mattamy Homes - Hawthorne South Village

BC

Cresford Development Corp. - CASA II

IBC

Menkes Developments Inc. - 365 Church

Insert

Cresford Development Corp. - CASA III

IBC

Menkes Developments Inc. - 87 Peter

Insert

Cresford Development Corp. - Corporate

112

Menkes Developments Inc. - Fleur

Insert

Cresford Development Corp. - Halo Residences on Yonge

IBC

Menkes Developments Inc. - Harbour Plaza

Insert

Cresford Development Corp. - The Clover on Yonge

IBC

Menkes Developments Inc. - The Eglinton Yonge at Heart

Insert

Cresford Development Corp. - VOX

IBC

Mountainview Homes - Lyons Creek

Concert Properties - The KIP 2

57 44-45

103

Diam Developments - Radiance Towns

71

Parallax Development Corporation - Royal Q

ELAD Canada - The Point

41

Pemberton Group - Corporate

Insert

ELM Developments - Georgian Sands

87

Pemberton Group - GO.2

Insert

Fieldgate Homes - Blue Sky

23

Pemberton Group - Time and Space Condominiums

Fieldgate Homes - Cobblestones

23

Pinnacle International - Perla at Pinnacle Uptown

3

Fieldgate Homes - Impressions

23

Plaza - Musee

7

Fieldgate Homes - Richlands

23

Remington Group - Gallery Square Condos

6

Fieldgate Homes - Upper Valley Lands

23

Rosehaven Homes - Corporate

39

Fieldgate Homes - Valleylands

23

The Daniels Corporation - Daniels City Centre

15

The Daniels Corporation - DuEast

49 77

Fieldgate Homes - Whitby Meadows

78-79

Forest Hill Homes - Cornell Rouge

57

Treasure Hill Homes - Adena Views

Geranium Homes - Allegro

55

Treasure Hill Homes - Trendi Towns in Markham

Geranium Homes - Edgewood

73

Tribute Communities - Towns at Rouge Valley

Graywood Developments - Peter & Adelaide

29

Tridel Corporation - Bianca

110 NextHome.ca NextHome.ca | GTA

28

8-9

30-31 81 IFC

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Visit our website: SEPT 16 - 30, 2017 111

CRESFORD. ALWAYS IN FASHION. Over the last four decades, Cresford has defined the Toronto skyline with iconic landmarks in the city’s most sought-after locations. Cresford’s legendary designs, attention to detail and affinity for high-fashion labels have produced one successful condominium after another. As one of Toronto’s biggest and most trusted developers, Cresford provides superior service, quality assurance, a sense of security and the finest product on the market. Visit our Condominium Gallery at 170 Merton Street or call 416.485.3000 to arrange your private appointment.

COMING SOON

residences on yonge

BROKERS PROTECTED. PRICES AND SPECIFICATIONS ARE SUBJECT TO CHANGE WITHOUT NOTICE. ILLUSTRATIONS ARE ARTIST’S CONCEPT. E. & O.E.

Halo Residences 480 Yonge Street Inspired by Baccarat 416.485.3000 haloresidences.com

The Clover 595 Yonge Street Under Construction Inspired by Van Cleef & Arpels 416.485.3000 thecloveronyonge.com

Vox Yonge & Wellesley Under Construction Furnished with Diesel Living 416.485.3000 voxcondominiums.com

Casa III Yorkville Under Construction Lobby to be furnished with Hermés 416.486.CASA (2272) casacondominium.com

Casa II Yorkville Sold Out Furnished by MissoniHome 416.486.CASA (2272) casa2condominiums.com

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