GTA New Home Guide - Dec 3, 2016

DEC 3 - 17, 2016 VOLUME 24, ISSUE 22, FREE

GTA EDITION

Luxury homes on 50’ & 60’ ravine lots See page 30

BallymoreHomes.com INSIDE THIS ISSUE

THREE REASONS TO SHARE YOUR HOMEBUYING EXPERIENCE

PROPOSED GTA PARKING LEVY WOULD CAUSE NEGATIVE IMPACT

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contents DEC 3 - 17, 2016 | VOLUME 24 ISSUE 22

30

ON THE COVER

Ballymore Homes Ravine lots and outstanding prices attract buyers to Killarney Beach

+ online NEIGHBOURHOOD

HOME SEARCH

MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

WITH

DYNAMIC MAPS

LOOK FOR THE CIRCLE

property profiles

trending

24 Fieldgate Homes

12

36

16

New release of 38- singles at Valleylands on Dec. 3

Geranium Homes

Now previewing: Twelve on the Ravine executive homes

neighbourhood profile

60 Mimico

Lakeside living

18

Housing Market

Real estate sector poised for continued growth

Economy

Toronto to be among the leaders in economic growth

Homebuying

Ontario to double LTT rebate to first-time buyers

22 CHBA

Infrastructure spending central to housing affordability

2 YPNEXTHOME.CA

68 Style File

Design collaborations in home furnishings advice

10

36

BILD Report

Parking levy would bring negative impact

by Bryan Tuckey

14

Tarion Report

Three reasons to share your homebuying experience

by Howard Bogach

19

Make Your Move

Blizzards, black ice and moving trucks

by Chuck Resnick

20 Fundamentally Speaking

Stress-testing mortgages could create another issue

by Wayne Karl

56

68

23

Home Sweet Home

Make selling your home memorable

by Lydia McNutt

32

Money Matters

Getting married? Time to come clean

by Gail Vaz-Oxlade

34 Mortgage Advice

Saving options for buying a home

by Alyssa Furtado

24 27

Economy

Ontario to exceed national average growth – again

28 Luxury Homes

Luxury home sales across Canada reaching new heights

38

Housing Market

What should our National Housing Strategy look like?

54 Legally Speaking

Why do you need a real estate lawyer?

by Jayson Schwarz

62 Investing

Over-reaction the new normal

Weighing in on the new mortgage stress test

56 Investing

Investor DNA: Do you have what it takes?

inspiration

46 Designer Advice

The Magic Carpet Guide

42 Development

NIMBYs, the development industry hears your concerns

50 BILD

New home prices see slight decline in October

by Don Campbell

52 Genworth

51

Decor

Light and white

64 Inspiration

Cabin fever with Colin and Justin

buyers’ resource section

74

77

Hot Properties

New releases, openings and preview registrations

Mortgage Rates

in every issue

4

Editor’s Note

6

Contributors

78

What’s Online

79

Advertiser Index DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 3

Editors' Notes

MIMICO

TAKE A TOUR ONLINE SUSAN LEGGE Editor-in-Chief / Director of Content Yellow Pages NextHome Email: Susan.Legge@ypnexthome.ca Twitter: @SusanLegge

nexthome.yp.ca/mimico

You’re in the driver’s seat Whether this is your first time buying a new home or your tenth, the process can be hectic, exciting and stressful. Before you do anything, relax and take control of the situation.

Understanding the market is just part of the story. Knowing what you need and what you can afford is the more important part of the process.

Making a wise purchasing decision that doesn’t keep you up at night when interest rates rise or market news becomes the talk of the town is up to you.

Any expert will tell you that buying a home or condo is a long-term

commitment. In this magazine and online at YPNextHome.ca, we offer key advice from the experts, as well as the latest news designed to help you make a wise purchasing decision.

Also at YPNextHome.ca, our Neighbourhood Profiles take you on a virtual tour through 2,700 neighbourhoods across Canada.

You’ll get all the facts, photos and fun tidbits that you need to help you decide which neighbourhood is right for you.

There’s lots to take in, so kick back, relax and enjoy. You’re in the driver’s seat!

You talked. Let’s see if they really listened

WAYNE KARL Senior Editor Yellow Pages NextHome Email: Wayne.Karl@ypnexthome.ca Twitter: @WayneKarl

+ get social 4 YPNEXTHOME.CA

If there’s one thing Canadians are passionate about, it’s their home. If they’re fortunate enough to have one.

On National Housing Day on Nov. 22, Jean-Yves Duclos, Minister of Families, Children and Social Development and Minister Responsible for Canada Mortgage and Housing Corp. (CMHC), released the much anticipated “What We Heard” from Canadians report. Joining him for the press conference – held via Facebook Live – was CMHC President and CEO Evan Siddall.

The product of several months of “Let’s Talk Housing” consultations with housing experts, stakeholders

and everyday Canadians, the report is meant to help shape a National Housing Strategy, which the government is to reveal next year.

As for next steps, “The hard work continues. Broad consultations indulge peoples’ expectations, as they should. However, policy makers must balance these against fiscal constraints. Our objective will be to develop a NHS that employs finite government funds to maximum effect, yielding the best outcomes,” the report says. “We will work with our partners on a housing strategy that is national in nature but that recognizes regional housing conditions.”

Interact with us on social media: ypnexthome

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5

Contributors

TARION REPORT

HOWARD BOGACH Howard Bogach is President and CEO of Tarion Warranty Corp. His column appears monthly in New Home Guide. For more information about how Tarion helps new-home buyers, visit tarion.com or find us on Facebook at facebook.com/TarionWarrantyCorp.

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill EDITOR-IN-CHIEF / DIRECTOR OF CONTENT

Susan Legge DIRECTOR OF SALES, NATIONAL

Moe Lalani ASSOCIATE PUBLISHER, NEW HOME GUIDE GTA, NEW CONDO GUIDE, NEW HOME & CONDO GUIDE SOUTHWESTERN ONTARIO

Anne-Marie Breen EDITOR

MORTGAGE ADVICE

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

Wayne Karl ART DIRECTOR

Tammy Leung

CONTRIBUTING EDITORS

Sonia Bell, Elisa Krovblit Lydia McNutt

LEGALLY SPEAKING

JAYSON SCHWARZ 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

SENIOR ACCOUNT EXECUTIVE

Nina Downs nina.downs@ypnexthome.ca SENIOR ACCOUNT EXECUTIVE

Dionne Fraser dionne.fraser@ypnexthome.ca DISTRIBUTION & SALES CO-ORDINATOR

Terry Basset NATIONAL CIRCULATION MANAGER

BILD REPORT

John Jenkins

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)

PRODUCTION MANAGER

Helen Pearce PRODUCTION CO-ORDINATOR

Sandra Hanak-Vujnovic GRAPHIC DESIGNERS

Miguel Cea, Mike Terentiev

MONEY MATTERS

Published by

GAIL VAZ-OXLADE Gail Vaz-Oxlade is the host of Til Debt Do Us Part, author of Debt Free Forever and blogs daily at gailvazoxlade.com.

Follow Gail on Twitter at twitter.com/GailVazOxlade #500-401 The West Mall Etobicoke, ON M9C 5J5 T 416.626.4200 F 416.784.5867 ypnexthome.ca

more online We have even more content online! Read more stories from our team of contributors at ypnexthome.ca, including stories by:

DESIGNER ADVICE

YANIC SIMARD Yanic Simard is the principal designer of the awardwinning Toronto Interior Design Group (tidg.ca), and a regular guest expert on Citytv’s CityLine

DESIGNER ADVICE

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

6 YPNEXTHOME.CA

ADVERTISING Call 416.626.4200 for advertising rates

and information.

CIRCULATION Free distribution in select high-traffic

street boxes, stores, banks, financial institutions and select condominium sales offices.

COPYRIGHT 2016 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 Susan.Legge@ypnexthome.ca

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Advice | BILD REPORT

Parking levy would bring a negative impact

By Bryan Tuckey

MORE ADVICE ONLINE ypnexthome.ca/news/advice

TO DEAL WITH A PROJECTED GAP

of $483 million for 2017, the City of Toronto is looking at a parking levy among other proposed revenue tools.

BILD, as part of a coalition of business and real estate organizations, has been working to understand the possible effects of these potential new revenue tools on both consumers and businesses. Here are some things to be considered about the potential impacts of a new parking levy.

Currently, parking is provided free of charge at most shopping centres, strip malls and local grocery stores and many employers provide parking to their workers. Under the proposed parking levy, a per day, per spot fee would be imposed on all commercial property owners who provide parking.

The levy would likely end up being a hidden tax, because to cover their costs, businesses would increase prices on products and services such as groceries, dry cleaning and hair cuts. Consumers would end up paying more but they would not necessarily realize that a parking levy has been added to their purchase.

Studies by the coalition have found that the levy could be equivalent to a 44-per-cent commercial property tax increase on businesses across the city, which could impact business competitiveness and economic development.

Both large and small businesses would be effected by the new proposed revenue tool, but it is likely 10 YPNEXTHOME.CA

small business that would feel the effects the most. It would flow onto retail, office and industrial tenants, including small tenants in large shopping centres that most likely only utilize a few parking spaces but would end up paying for more than they need.

When the City of Vancouver introduced a similar tax in 2006, it found it to be administratively costly and complex. Exemptions, revenue expectations, and outdated parking space inventory data caused many issues and inaccuracies.

Toronto considered a parking tax in 2007 but rejected it due to low projected revenue, administrative difficulties and issues over transparency around the tax collection and the affect it could have on large outlets and other retailers that provide free parking such as

grocery stores, shopping centres and strip malls.

The City is looking at other potential revenue options, including a new development levy and additional municipal land transfer taxes. Before any decisions are made it is important to fully understand the impact they might have on consumers and businesses.

We need solutions that are fair and that will work over the long-term, so that Toronto can be more competitive and affordable and that help us attract and maintain businesses and jobs for the future.

Bryan Tuckey is president and CEO of the Building Industry and Land Development Association and a land-use planner who has worked for municipal, regional and provincial governments. Follow him on Twitter @bildgta, facebook.com/bildgta, and bildblogs.ca

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Canada’s real estate sector poised for continued growth Opportunities abound amid signs of stability

DESPITE PERENNIAL SPECULATION

of a housing market crash, there is room for growth in the Canadian real estate market as investors are moving east and towards more mixed-use developments, according to Emerging Trends in Real Estate 2017, jointly released by PwC Canada and the Urban Land Institute (ULI).

Canada seems poised for a year of stability, regardless of concerns about a possible pullback in the Vancouver and Toronto housing markets.

According the report, housing affordability, weak income growth and high consumer debt levels are all contributing to the dip in residential sales in Canada. Compared 12 YPNEXTHOME.CA

to previous year, the average price for housing is expected to decline by -0.9 per cent in 2017 compared to a significant spike of 10.6 per cent in 2016. While Toronto and Vancouver will be hit the hardest by this downward trend in housing price, other markets in the east, including Halifax, Ottawa and Quebec City, are forecast to grow slightly.

“Opportunities in the Canadian market continue to be abundant, but no two markets are the same,” says Frank Magliocco, Partner & National Real Estate Practice Leader, PwC Canada. “The unique economic and demographic realities in each region are yielding different options for savvy

real estate investors across the country who have their eye on emerging needs and trends in the market.”

The report highlights six important areas to watch for: 1. Building communities: Canada’s urban populations will continue to grow and their needs are evolving.

Mixed-use projects combining residential, retail and commercial parts continue to thrive and there’s a growing consensus that developers must do better when designing public spaces.

2. Affordability on the decline: Housing affordability has become a

major point of concern in Canada. In Toronto and Vancouver, mortgageto-income ratios forecast to remain well above the Canadian average.

Significant increases in immigration over the next five years will continue to keep demand high and put even more pressure on affordability unless more supply is made available, not just in Toronto and Vancouver but also across the rest of the country.

continue to weigh on the economy, and they’re hitting Alberta hard.

Oversupply of office space has not stopped some projects from being completed, but the Calgary market has hit the pause button. The impact on Edmonton’s real estate market has been softened thanks to the city’s more diversified economy and significant investments in redeveloping its downtown core.

3. Renting for the long-term: Attitudes toward renting are shifting and people are choosing to rent longer as they weigh the costs of homeownership against the benefits.

It’s a trend that’s sparking ongoing interest in purpose-built rentals and raising questions about the size of units and the need for supporting infrastructure such as schools, medical facilities and day care.

TOP 5 MARKETS TO WATCH

4. Technology disruptors: Real estate firms must take significant steps to adapt to customers’ growing tech needs or risk falling behind, and this trend is evident in multiple sectors, including office, retail and residential.

Buyers and renters alike are increasingly expecting more energyefficient properties and amenities, new systems in waste management and energy conservation. Customers now have access to more data online than ever before, and development firms are harnessing the power of 3D conceptualization to create virtual tours, reducing the reliance on showrooms.

5. Global uncertainties: While the domestic front has been stable, developers, investors and property owners alike express concern over global political and economic uncertainties. Most believe that these uncertainties, along with the low Canadian dollar, will continue feeding demand for Canadian real estate; for now, Canada is seen to be a steady, low-risk place for investors to put their money.

6. Oil and gas prices and waiting on deals: Slumping oil and gas prices

1. Vancouver: This year’s report names Vancouver as the top investment, development and housing market in Canada. Millennials are driving up Vancouver’s rental market, searching for new, higherquality units near amenities and close to transit. Rental units are in incredibly short supply, with vacancy rates consistently around or below one per cent for the past five years. Another emerging challenge is the lack of amenities from stores to schools in the downtown core.

2. Toronto: The lack of development supply for all residential types is seen as a key factor contributing to the market’s rapidly rising house prices.

Due to the high cost of moving, more homeowners are choosing to stay put and invest in renovations. Many respondents believe that government land use policies are a factor holding back supply. Toronto’s condominium inventory has hit a 10-year low and demand remains strong, so respondents expect to see more highrise multi-residential projects enter the pipeline in the years ahead.

3. Ottawa: The residential market is seeing little movement. Demand for new homes is down sharply since there aren’t enough families interested in buying single-family homes. Ottawa housing starts have fallen for three straight years, and some developers are currently shelving their development plans for up to five years.

4. Winnipeg: Winnipeg’s economy

is expected to see sustained grow this year and beyond. Building activity should remain healthy over the short term, propelled mainly by nonresidential projects which will help to offset a slowdown in the residential market.

5. Montreal: Montreal continues to absorb the city’s condo stock and “pure” condominium plays have given way to mixed-use developments.

More of these are on the horizon, especially around transit hubs, and the trend is increasing cooperation between investors and developers.

“The Quebec market continues to be quite varied by region but what remains consistent is strong economic growth in Montreal and Quebec City – two of the provinces most active markets,” says Annie Labbé, chartered appraiser, senior vice-president, Real Estate Advisory Services at PwC Canada, PwC Canada. “With economic growth comes opportunities and both cities provide non-residential investment options including an increase in mixed use developments in response to changing demographic needs.”

“While Calgary continues to redefine its market, Vancouver continues to be a positive outlier in the West and outpace the country in terms of growth,” says John Bunting, partner and BC real estate leader, PwC Canada. “Higher density developments will drive the residential market in most areas of the market while the demand for rental units will see growth due to a high demand from an ever-growing number people priced out of homeownership. Record low rental vacancy rates are expected to continue until significantly more affordable supply comes online”.

Now in its 38th year, Emerging Trends in Real Estate is a highly regarded annual industry outlook for the real estate industry. It includes interviews and survey responses from more than 1,500 leading real estate experts, including investors, fund managers, developers, property companies, lenders, brokers, advisers and consultants.

DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 13

Advice | TARION REPORT

Three good reasons to share your new-buying experience

By Howard Bogach

MORE ADVICE ONLINE ypnexthome.ca/news/advice

HAVE YOU RECENTLY MOVED into a

new home or condominium? Now is your chance to tell us about your buying experience and to rate your new home builder.

Every fall, Tarion sends out a survey to new-home owners across the province, asking for opinions about their buying experience. The survey includes questions about the signing of the Agreement of Purchase and Sale, the Pre-Delivery Inspection, and the level of customer service the builder provided after the sale closed. We also ask about their relationship with Tarion and whether we met their expectations.

This year, we will send out more than 52,000 surveys to consumers who moved into a new home or condo between Oct. 1, 2015 and Sept. 30, 2016.

We offer the survey in various languages such as French, Mandarin, Farsi and Punjabi as part of our commitment to be accessible to Ontarians.

Why do we survey new-home owners every year? There are three very good reasons.

First, it gives us the opportunity to hear first-hand about the consumer’s experience with Tarion.

The responses and comments help us understand what we do well and where can improve our processes or communication to deliver better customer service to new-home buyers.

This has tangible results: consumer input over the years has helped us identify general trends and areas we can focus on to improve our service. For example, consumer feedback has led 14 YPNEXTHOME.CA

directly to new features being added to MyHome, our digital web service that helps homeowners manage their warranty online.

Second, we want to hear about new home owners’ experience with their builders. Did the builder and the new home meet expectations? Did the newhome buying experience go smoothly?

Were there any issues with the home after move in, and if so, did the builder listen to concerns and work to repair warranted issues?

The information we gain from the survey answers is very useful to builders, as it gives them insights into how to make improvements to their own customer service. Where we receive enough responses, builders are given detailed individual reports comparing their results to the provincial average (without identifying the participants).

We then follow-up with these builders to help analyze their scores and how to improve on them.

Feedback from the survey is important for a third reason: it determines which builders are the finalists and recipients of the Homeowners’ Choice Awards, as

chosen by their customers. These awards, presented by Tarion, give Ontario’s new-home buyers a direct voice in having their new-home builder recognized for customer service excellence.

When a builder becomes a finalist or a recipient of the award, that information is put on their record in the Ontario Builder Directory (on tarion.com) for everyone to see. In this way, the awards offer future new-home buyers important information when they are doing their research to find a builder.

These are all good reasons why your opinions matter! So, if you have taken possession of a new home or condo in the past year, please look out for the Tarion survey. It only takes a few minutes to complete, and your responses will help improve customer service for newhome owners across Ontario.

Howard Bogach is President and CEO of Tarion Warranty Corp. His column appears monthly in New Home Guide.

For more information about how Tarion helps new-home buyers, visit tarion.com or find us on Facebook at facebook.com/TarionWarrantyCorp.

Haven is just around the corner Whether you’re looking to buy now, or later this year, Rosehaven has a home for you.

CURRENT COMMUNITIES LAKE POINTE - STONEY CREEK Five 60’ Estate Singles from $1.4 million AFFINITY CONDOMINIUMS ALDERSHOT / BURLINGTON Contemporary Mid-Rise Condos From the low $300’s NEIGHBOURHOODS OF MOUNT PLEASANT - BRAMPTON Contemporary Courtyard and Terrace Towns Starting from the upper $600’s ANCHOR WOODS HOLLAND LANDING Just a few Semi-detached homes remain Starting from the low $800’s COMING 2017 ON THE RIDGE - STONEY CREEK Introducing Freehold Towns Register at LiveOnTheRidge.ca TIFFANY HILL - ANCASTER 45’ & 40’ Singles, Semi-detached and Freehold Towns Register at TiffanyHill.ca Ordinary is for others. Separate yourself from the common, the oh-so-typical, the middle-of-the-road, the good-enough, the runof-the-mill. Seek haven from anything less than the exceptional.

This is where life is a step above. If you’ve ever wanted to own a Rosehaven home, this is the time.

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Visit RosehavenHomes.com For directions, hours & community info. call our hotline (1-888/416) 410-0175 Prices and specifications correct at press time.

Prices quoted are in thousands. E. & O.E. 15

Trending

Toronto to be among the leaders in economic growth: Conference Board

ALONG WITH VANCOUVER, Toronto and Halifax are expected to be among the economic growth leaders this year, according to The Conference Board of Canada’s Metropolitan Outlook: Autumn 2016.

Vancouver will be the fastest growing metropolitan economy in the country this year and next.

“Vancouver is on track to boast the fastest-growing metro area economy for the second straight year in 2016, as the region’s housing market remains one of the metro area’s key engines of growth,” says Alan Arcand, associate director of the Board’s Centre for Municipal Studies. “While Vancouver’s economy is forecast to slow next year, partly due to federal and provincial government measures directed at cooling the overheated housing market, the pace of growth still will be strong enough to maintain the metro area’s first place ranking.”

Vancouver’s economy is on track to expand by four per cent this year, on the heels of a 4.1 per cent gain in 2015. Thanks to record-level housing starts and many non-residential projects, the construction sector will be Vancouver’s top-performer in 2016, with the finance, insurance and real estate sector not too far behind.

16 YPNEXTHOME.CA

However, federal and provincial governments’ actions to cool the overheated housing market will take some steam out of the economy over the near term, leading to slower growth in construction and in finance, insurance and real estate. While it is difficult to predict the extent to which the measures will impact the economy, we estimate output in these two industries will be a total of about $290 million lower in 2017 compared to a scenario where no policy changes had been made. All in all, real GDP growth is forecast to slow to a still solid 2.8 per cent in 2017.

Along with Vancouver, Toronto and Halifax are expected to be among the growth leaders this year. Toronto’s economy is forecast to expand by 3.4 per cent this year and by 2.6 per cent in 2017, led by solid advances in transportation and warehousing, in manufacturing, and in finance, insurance and real estate. The latter sector continues to benefit from persistent strength in Toronto’s resale housing market.

Halifax continues to reap the benefits of a diverse economy, as most sectors are expected to contribute positively to growth this year and next. That said,

manufacturing remains a standout performer, as the multibillion-dollar federal government shipbuilding contract continues to drive vigorous growth in this industry. Halifax’s economy is forecast to grow by 2.6 per cent his year and by 2.5 per cent in 2017.

Meanwhile, the economies of Calgary and Edmonton are expected to contract for a second year in a row in 2016, before rebounding modestly next year. Low oil prices continue to cause widespread economic pain across most cities in Alberta, including Calgary and Edmonton. However, 2016 should mark the end of this latest recession, as both metropolitan economies are expected to start recovering next year, in line with gradually rising crude oil prices.

Calgary’s economy is expected to contract by 2.1 per cent in 2016, before rebounding by 2 per cent in 2017. Similarly, Edmonton’s economy is on track to post 1.4 per cent decline this year, followed by growth of 2 per cent next year.

The remaining eight Census Metropolitan Areas in this forecast are on track to post growth in real GDP ranging between 2.5 per cent and 1.3 per cent in 2016.

family places, wide open spaces.

a new community in holland landing Just north of Newmarket, within easy reach of the GTA, Holland Landing is waiting to be discovered. This charming village offers the best of small town living, just minutes from all the lifestyle amenities of the city, including GO transit and easy highway access.

It’s here, where life moves at a more relaxed pace, that we introduce Hillsborough — a vibrant new masterplanned community and a carefully designed collection of detached homes, brought to you by Great Gulf.

36’, 40’ & 45’ detached homes 1,510 - 3,520 sq. ft.

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

All square footages are approximate. Actual usable space varies from stated floor area.

greatgulf.com/hillsborough DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 17

Trending

Province of Ontario doubling LTT rebate for first-time homebuyers

By Lydia McNutt

THE PROVINCE OF ONTARIO is giving

first-time homebuyers a break by doubling the maximum refund of Land Transfer Tax (LTT) from $2,000 to $4,000 starting in the new year.

Finance Minister Charles Sousa made the announcement in his 2016 Ontario Economic Outlook and Fiscal Review, presented in the provincial legislature, stating that home ownership has become the key to many people’s long-term financial security.

Currently, eligible first-time homebuyers pay no LTT on the first $227,500 of their purchase. Effective Jan. 1, 2017, the untaxed portion of the price will increase by $140,500 to $368,000, making it easier for first-time buyers to get into Ontario’s hot housing market. First-time buyers who pay over $368,000 would get a maximum refund of $4,000. The Ontario Ministry of Finance estimates that, with this new 18 YPNEXTHOME.CA

MORE TRENDING ONLINE ypnexthome.ca/news

rebate, more than half of first-time homebuyers would pay no provincial LTT. For example, a qualifying purchaser of a $350,000 home currently pays $1,725 in LTT (including the current maximum refund). With the enhanced refund, the LTT payable is zero.

The Province points out that first-time buyers of more expensive homes would also benefit from the increased rebate. For example, a qualifying purchaser of a $600,000 home currently pays $6,475 in LTT (including the current maximum refund). As of January 1, this would decline to $4,475 – a savings of $2,000.

“Finding an affordable home has become a struggle for thousands of young couples,” said Ray Ferris, president of the Ontario Real Estate Association, in a press release. “This tax break will reduce a first-time buyer’s closing costs and help them save more for their down payment.”

The current tax rates have not changed since 1989.

The tax rebate will only apply to first-time homebuyers who are Canadian citizens and permanent residents. Upon obtaining Canadian citizenship or permanent resident status, first-time buyers would be able to apply for the refund within an 18-month period.

At the same time, the tax rate on homes priced over $2 million is being increased from two to 2.5 per cent.

Advice | MAKE YOUR MOVE

Blizzards, black ice and moving trucks, oh my!

By Chuck Resnick

MORE ADVICE ONLINE ypnexthome.ca/news/advice

MOVING WHEN ICE AND SNOW are

in the daily forecast isn’t a popular choice for many Canadians. It’s cold and slippery; but with some extra safety precautions, winter moving also has many advantages.

Moving last minute? No problem, if it’s during the cold months.

Choosing to move in the “off season” – sometime between November and March – can save you time and money.

Summer is the busiest season for moving companies. This means you must be well prepared, booking six to eight weeks in advance to ensure your preferred moving company is available. Not only are they higher in demand but generally their rates are also more expensive.

Some companies may be more willing to negotiate their rates during the winter months as they’re competing for business during the slow season. Likewise, less rush and stress for companies in the winter means you get their best employees resulting in a higher quality of service.

With everything booked, now comes the packing. Follow these tips for a relaxed and toasty move – no matter what’s going on outside those frosted windows. » Have a contingency plan. Keep up to date with local weather forecasts and change your plans accordingly.

If a big snowfall or freezing rain is expected the morning of your move day, don’t risk it. » Carry extra warm clothes for you

and your family – including hats, gloves and snow pants. Pack these ahead of time and clearly label them so you can locate them immediately. » Remember your items will be in a non-heated environment for a while. Ensure your plants, electronics and liquids are properly packed and protected from the cold. » Allow extra time on the move day – cold weather slows things down.

Additionally, rushing in the winter can lead to accidents and injuries. » Have driveways and sidewalks cleared of snow before the movers arrive. Your driveway needs to be ploughed wider than usual – enough to allow the moving truck’s loading ramp to be positioned as close to your front door as possible. Lay plywood down on muddy or slushy areas. Slipping can not only lead to dropped boxes and broken possessions but also personal injury.

» Quality movers will use floor runners to protect your floors in high traffic area but for extra protection inside, cover your floors to protect them from tracked-in snow, mud, and salt. » Drive safe. Make sure maintenance and service on your vehicles is current. Check the air pressure on your tires and ensure the trunk is equipped with emergency kits (matches, flashlight, food), blankets, and shovels. Drive slowly with extra caution. » Be certain that your heating company for your new home is aware of your move in day.

Wintertime moving doesn’t have to be wet and miserable. With these reminders, you’ll be packed up, moved and basking in the warmth of your new home before you know it.

Chuck Resnick is vice-president of marketing and operations, Two Men and a Truck Canada. twomenandatruck.ca DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 19

Advice | FUNDAMENTALLY SPEAKING

Stress-testing mortgages at higher rate reduces one risk, creates another: Dunning

By Wayne Karl

MORE ADVICE ONLINE ypnexthome.ca/news/advice

CHANGES FOR MORTGAGE insurance

in Canada announced in October are intended to reduce housing activity in Canada, with the aim of slowing the growth rates for house prices and mortgage indebtedness.

Many mortgage applications in Canada will be stress-tested using a benchmark interest rate that is currently 4.64 per cent. By contrast, actual rates in the mortgage market are 2.5 per cent or lower.

Opinions on the potential impacts vary, with many economic commentators expecting that the reduction of resale market activity will be in the range of eight per cent or slightly higher.

Canadian housing market economist Will Dunning explores the housing market and economic issues, in a report called Slamming on the Brakes. The report agrees that an eight-per-cent initial impact seems realistic, but concludes that there will be subsequent effects. Ultimately, housing market activity will be reduced by at least double (and potentially triple) the eight-per-cent factor. There will also be negative effects in the broader economy.

“There is a cliche that it isn’t speed that kills, it’s the sudden deceleration,” says Dunning. “A drop in housing activity that is larger than the government expects would have further consequences that it does not expect, including falling house prices in many parts of the country and related economic damage.”

20 YPNEXTHOME.CA

“A drop in housing activity that is larger than the government expects would have further consequences that it does not expect, including falling house prices in many parts of the country and related economic damage.”

In addition to reduced home buying by first-time purchasers, subsequent effects include: » Fewer current home owners will buy different dwellings (because it will be more difficult to sell their current homes). » Jobs will be lost due to reduced transactions, which will further reduce housing demand. » If potential buyers expect that house price will fall, buying will be further deterred. » Housing starts will be reduced. An eight-per-cent drop in housing starts would cost 25,000 jobs. Doubling the impact would cost 50,000 jobs. » Lower housing starts will reduce how much housing will be available in future. Because there will be less movement out of rentals into home ownership, vacancy rates will be reduced and rents will rise more rapidly, aggravating challenges for tenants.

“The government is aiming to

reduce the risk of a housing market implosion,” says Dunning. “The new policy is based on a future event that is possible, but has a low probability of occurring – that in five years, mortgage interest rates could be more than two points higher than they are today. In so doing, it is creating a risk that is also possible, and seems to have a higher probability of occurring – that its policy could have severe negative effects for the housing market and the broader economy. It would be useful to have more public discussion on the trade-off of risks.”

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

ROOFTOP TERRACE

URBAN TOWN LIVING

TIME VILLAGE AURORA

GARDEN PATIO

NOW OPEN

VILLAGE IN AURORA FROM

$599,900*

NOW OPEN

IN P IC KE R IN G FROM

$389,900*

UP TO 1,500 SQ.FT.

UP TO 1,395 SQ.FT.

Yonge St. & Wellington St.

Brock Rd. & William Jackson Dr.

IN P IC KE R IN G

*Prices & Information correct at press time. Illustrations are artist’s concept. E. & O. E.

TREASUREHILL.COM 21

Trending

Infrastructure investment can support housing affordability and supply, home builders say THE CANADIAN HOME BUILDERS’

Association (CHBA) welcomes the recent announcement of additional funds in the federal government’s infrastructure and public transit investment strategy, including the establishment of a Canada Infrastructure Bank, which if delivered with the right lens can help support housing affordability and supply.

Details of these initiatives were announced recently as part of the Finance Minister’s Economic Update.

“The government’s investment, if focused on core infrastructure and transit-oriented development, can support much needed housing affordability,” says CHBA CEO Kevin Lee. “The federal government’s longterm investment in infrastructure should be aligned with local and provincial regional development plans with an aim to advance the shared goal of increasing housing supply and affordability, particularly through approaches like transitoriented development. CHBA looks forward to seeing further details of this key link between affordability and infrastructure investment in the National Housing Strategy.”

Federal funding for core infrastructure projects is critical to the future prosperity of communities across Canada. Strategic infrastructure investment can support housing affordability in both infill development and new areas for fully-serviced development. Federal investment can also limit disproportionate development taxes on the buyers of new homes, a key factor raising prices and reducing affordability.

As cities grow, so do infrastructure requirements. For decades, there has been inadequate investment in most Canadian cities to properly 22 YPNEXTHOME.CA

“The government’s investment, if focused on core infrastructure and transit-oriented development, can support much needed housing affordability” support the renewal and expansion of basic infrastructure, and to develop effective transit systems to ensure efficient movement of people. This infrastructure gap is now having broad impacts on housing affordability and quality of life for residents, particularly in our fastest growing urban centres.

Today, there is broad recognition for the need to increase collective investment in core public infrastructure, including public transit. The residential construction industry already contributes nearly $4 billion to this effort each year in development taxes, which ends up being paid by new-home buyers.

“Investment by the federal government, including innovative measures to lever private sector investment, is critical to addressing the infrastructure gap,” says Lee. “It is vitally important to ensure improved affordability and greater access to homes that meet people’s needs are the result. These investments should also address urban transportation challenges and gridlock that hamper economic vitality. To maximize the socio-economic and environmental benefits of infrastructure investments, it is critical that Canada’s governments link housing and infrastructure investment policies together.”

Advice | HOME SWEET HOME

Selling your home? Make it memorable – for the right reasons Typically an open house lasts for two hours. Go take a walk, go out for lunch, go to the grocery store.

Just go.

By Lydia McNutt

Dumping ground I actually went to an open house where I discovered a filthy toilet brush, dirty rags and a slop bucket stashed in the shower. Unfortunately for the sellers, the shower was enclosed in glass and thus, a poor hiding place. I didn’t need to see any more.

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THERE ARE MANY REASONS to sell

your home this fall. You could be among the throngs of Canadians looking to cash in on Canada’s hot housing market. Or perhaps you’re a neighbour south of the border, considering an escape from Trumpville. And second only to spring time, autumn is the best season to make a sale. All good reasons, in my humble opinion.

Regardless of your reasons for selling your home, success starts with a great first impression.

Having recently bought and sold my own home, I quickly discovered that smart sellers learn from someone else’s mistakes rather than their own.

In my own buying and selling saga, I quickly learned how not to attract buyers.

In (and out of) the “dog house” My furbaby, Fred, always held a special place in my heart and home, but not everyone gets the warm and fuzzies when it comes to pets. Some people have allergies, some have phobias. Others just don’t care for them. I visited an open house with a pretty living room, a renovated and updated kitchen, and a large garage – complete with a pair of howling dogs who were making their presence known to everyone within a five-km radius. Seven minutes of incessant barking had me sprinting for the front door.

Before opening your home to potential buyers, neutralize it of anything questionable. This includes the lingering aroma of last night’s fish fry, the remnants of that do-ityourself cheese-making experiment and every indication of pets. Even seemingly insignificant things can be enough to influence a prospective homebuyer’s decision – consciously or subconsciously. When in doubt, take it out.

Our home is your home?

It’s not required that the sellers vacate their home for the duration of an open house, but it’s a good idea. You’ve heard that prospective buyers can have trouble picturing themselves living in your house if they see your family photos and collections on display. Well, that goes double for seeing you in the flesh. On touring one open house, I came across the homeowners, drinking tea with their bare feet up on the coffee table. Nope, nope, nope.

Lessons learned A first impression is the only impression. Don’t waste this valuable opportunity by showing your home in a less-than-perfect light.

This also applies to photos for your home listing. A quick Google search will reveal the true horrors of unstaged properties for sale. Photos you can’t un-see.

While this all seems like common sense, some people need to be told. The funny thing about these three scenarios is, the homeowners were all represented by selling agents who likely advised them on best practices. Do yourself a favour – follow professional advice, and learn by example. Before having your own open house, visit as many as you can, take note of what you liked about them, and what you didn’t. Then, learn from other people’s mistakes and save yourself the trouble.

Lydia McNutt is an award-winning writer and the editor of New Condo Guide.

Lydia’s love of architecture, interior design and the written word have landed her happily at YP NextHome, where real estate rules. Lydia can be reached at Lydia.McNutt@ypnexthome.ca, and follow her on Twitter @LydiasTweets DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 23

Property Profile | FIELDGATE HOMES

Fieldgate Homes announces...

A new release of 38-ft. singles at Valleylands in West Brampton on Saturday, Dec. 3 at 11 a.m.

TIME AND TIME AGAIN, when we ask our homeowners why they

ABOVE

chose to buy a Fieldgate home, we get some pretty familiar answers.

Many say that the deciding factor was Fieldgate’s award winning floorplan designs, while others say it was the beautiful masterplanned community design. Whatever your reason for choosing Fieldgate, with New Releases coming soon to all three of our current new home communities, we’re confident that you will find a home that you’ll love in 2016 with Fieldgate Homes.

The Cardinal A elevation, 2,010 sq. ft.

Valleylands – West Brampton Visit the sales centre to view the floorplans that will be available in the next release of detached homes in November. Boasting a selection of single-detached 38-ft. designs from the upper $800’s, some with walk-up basements, discerning buyers will like what they see when they discover these impeccably crafted luxury homes. …continued on page 26 24 YPNEXTHOME.CA

DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 25

…continued from page 24

At Valleylands, the best of west Brampton living is literally at your doorstep.

At Valleylands, the best of west Brampton living is literally at your doorstep. The Heartland Town Centre is only five minutes away, offering major retailers such as Best Buy, Home Depot and Costco.

Nearby Erin Mills Town Centre, Trinity Common Mall and Bramalea City Centre also offer wonderful selections of shops and restaurants.

Nature lovers can soak up the Credit River landscape at nearby El Dorado Park and golfing enthusiasts will be impressed with the great selection of golf courses within a short driving distance. If that weren’t enough, the commute to Toronto is a breeze with Hwys. 401 and 407 minutes away.

Coming Soon – Stouffville, Kleinburg & West Whitby An all new release of 36- and 40-ft. detached homes will be coming in November to Stouffville’s popular Blue Sky Community. In this popular community setting, GTA homebuyers have a lot to look forward to. Register now and watch your inbox.

Impressions – Kleinburg Register for the next release at Impressions in Kleinburg coming in October, featuring a stellar collection of luxurious family residences in a charming village setting. Featuring exquisite single detached 38- and 44-ft. homes starting from more than $1 million, you can discover a lifestyle of true comfort and prestige in this exceptional family community.

Throughout all of the GTA, there’s no place quite like the Village of Kleinburg. Perfectly nestled between the east and west branches of the Humber River, Kleinburg offers all the pleasures of small town life just minutes 26 YPNEXTHOME.CA

from the big city conveniences of Vaughan and the surrounding area.

Vaughan’s many other charming neighbourhoods also offer convenient shopping destinations – such as Vaughan Mills – boasting a host of major retailers and top name brands. Commuting is made easy with Hwys. 27, 400, 427 and 407 all just minutes away.

The next master-planned community is Whitby Meadows, featuring a selection of 30-, 36-, 42-ft. single-detached homes, semis and freehold townhomes in west Whitby’s finest natural setting.

To register for the next release at any of these communities, visit fieldgatehomes.com

Trending

Growth in Ontario to exceed national average for third straight year: BMO ONTARIO’S ECONOMY is anticipated to outperform the national average for a third straight year in 2016 as it benefits from U.S. demand, a weaker loonie and a robust housing market, according to the BMO Blue Book from BMO Capital Markets Economics and BMO Commercial Banking.

Much like the U.S. Federal Reserve’s Beige Book, the BMO Blue Book combines the expertise of BMO’s economists with information on current national and provincial business conditions provided to BMO’s commercial bankers by local businesspeople.

“Real GDP is on track to expand 2.6 per cent this year, and a still-solid 2.3 per cent in 2017. Firm U.S. demand, a weaker currency, low oil prices and a strong housing market are all at work,” says Robert Kavcic, senior economist, BMO Capital Markets.

Exports and manufacturing have been supported by the macroeconomic backdrop. “Real exports have risen above previous record levels seen before the recession in 2007, and the real trade balance is steadily improving, adding to economic growth.

However, longer-term issues remain as relatively high labour costs continue to pose challenges for the auto sector versus Mexico and the Southern U.S.,” says Kavcic.

“Indeed, while manufacturing has rebounded strongly earlier in the recovery, growth has softened in the past two years as firms have filled up production capacity, but have been shy to deploy new capital investment and hiring.”

Meanwhile, Ontario’s labour market is thriving, with employment up one per cent year-over-year through August. “The jobless rate is now trending below the national rate for the first time since 2006,” he says.

The housing market continues

to perform well – particularly in Toronto, where resale prices are above average ranges and condo and townhouse demand is growing.

The provincial budget deficit is set to decline by $1.4 billion in fiscal year 2016-17, marking a third straight year of reduction and weighing in at a manageable 0.7 per cent of GDP. “The Province continues to target (fiscal year 2016-17) for a balanced budget,” Kavcic says.

The Greater Toronto Area “The Greater Toronto Area is large, diverse and a significant driver of both the provincial and national economies,” says Steve Murphy, senior vice-president, GTA division.

“With renewed economic strength visible in Ontario – particularly in the area of infrastructure from a number of both new and traditional commercial enterprises – there’s a lot of excitement in the GTA’s business community.”

Murphy adds BMO is here to help with a highly-skilled team of experts that can make lending decisions at

the local level to help its commercial clients boost productivity, expand into new markets and make strategic investment decisions that will help propel growth and drive success.

Southwestern Ontario “Southwestern Ontario businesses continue to expand, with a number of encouraging prospects on the horizon,” says Julie Barker-Merz, senior vice-president, southwestern Ontario division. “While there’s still uncertainty given commodity prices, the strength of economic growth and the impact of the U.S. election, our commercial customers continue to show cautious optimism.”

The high-tech industry continues to accelerate in the KitchenerWaterloo-Cambridge-London area and venture capital is on the rise.

In agriculture – a key component of the regional economy – David Blyth, regional vice-president, commercial banking, southwestern Ontario, sees a recess in capital spending and a trend toward diversifying and mitigating risk.

DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 27

Trending

Luxury homes selling like hotcakes

By Lydia McNutt HEFTY PRICE TAGS aren’t weighing

down sales of high-end homes in Canada’s priciest markets, according to ReMax’s 2016 Spotlight on luxury report released recently.

Sales of homes of more than $1 million were up in Toronto, Vancouver, Calgary, Victoria and Oakville, in the first nine months of 2016.

While a $1-million price tag may not seem like a big deal in reference to Toronto and Vancouver housing, these markets saw a notable spike in sales of homes priced $3 million and higher.

And with the price of homes trending ever upward in these cities, in particular, surrounding areas are seeing spill-over as buyers seek selection and value in neighbouring markets.

Greater Toronto Area Toronto area home sales in the $3-million-plus price range were up 86 per cent, which ReMax attributes to overall price appreciation driven by low inventory and high demand, putting more homes in this price category. “Additionally, significant price appreciation throughout the housing market has allowed move-up buyers to build up enough equity in first or second homes to purchase a high-end home,” according to ReMax. “Demand for luxury homes remains very strong in the GTA, driven mainly by local move-up buyers, though foreign buyers continue to play a significant role as well,” says Pamela Alexander, CEO and regional owner, North America, ReMax Integra.

“While there has been speculation that Toronto would see an increase in off-shore buyers as a result of the recently implemented foreign-buyer tax in British Columbia, we have not seen this effect to date.”

28 YPNEXTHOME.CA

MORE TRENDING ONLINE ypnexthome.ca/news

Vancouver Meanwhile in Vancouver, sales of $1-million homes were up by three per cent, but single-family homes in that price range saw a seven-per-cent drop in sales year-over-year, due to the foreign buyer tax that took effect in August and slowed demand for single-family detached homes from off-shore buyers.

“There may be other factors at play as well, such as higher inventory lessening buyers’ sense of urgency,” says Elton Ash, regional executive vice-president, ReMax of Western Canada.

Calgary Calgary’s luxury market could be on the up-swing, with sales of $1-million-plus homes up 13 per cent year-over-year. Luxury inventory is down, as sellers hold back and wait for prices to rebound. Meanwhile, demand is up as buyers try to take advantage of lower prices for luxury properties. If these trends continue, ReMax expects Calgary’s luxury market to remain stable with properties holding their value for the remainder of the year and into 2017.

Luxury in the suburbs Victoria saw sales of properties of more than $1 million increase 82 per cent year-over-year, driven by downsizers relocating from Vancouver for retirement.

In Oakville, an affluent suburb to the west of the GTA, sales of homes priced $1-million-plus were up 111 per cent year-over-year, thanks to price appreciation in the market as well as increased interest from foreign buyers.

Luxury condo sales High-end condo sales saw significant gains in Toronto and Vancouver, due to increasing demand from downsizers and limited inventory of single-family homes.

ReMax reports condo sales in the $2-million-plus price range were up by 42 per cent in Toronto, and grew 60 per cent in Vancouver over the same period last year.

ReMax expects these trends to continue through the end of 2016.

New Release of Ravine Lots

Luxury homes on

THIS WEEKEND IN INNISFIL

50’ and 60’ Ravine lots STARTING FROM

829,990

$ INNISFIL

There is a place where architectural elegance blends seamlessly with peaceful, natural wooded surroundings. Where the shimmering shores of Lake Simcoe are just a short stroll away – the perfect setting for upscale family living.

Expansive, open concept designer interiors featuring spacious, gourmet kitchens, gleaming hardwood floors and gorgeous, modern master baths. Inspired, exceptional living – only for those who act now.

SALES OFFICE: 1490 Killarney Beach Rd, Lefroy, ON L0L 1W0 | T: 705-290-0181 | TF: 844-785-0181 E: killarney@ballymorehomes.com | HOURS: Mon - Thu: 1pm - 8pm; Fri: by apt. only; Weekends: 11am - 6pm

BallymoreHomes.com Rendering is artist’s concept. Prices and specifications are subject to change without notice. E. & O. E.

29

Property Profile | BALLYMORE HOMES

cover story

RAVINE LOTS AT OUTSTANDING PRICES ATTRACT BUYERS TO KILLARNEY BEACH THE TREMENDOUS APPEAL of the Villages of Killarney Beach continues, as homebuyers flock to this signature Ballymore Homes community in the town of Innisfil. A limited collection of sprawling 60- and 50-ft. lots are still available, and with construction already begun, purchasers can be in their new homes in 2017.

“At the preview opening, we had over 1,000 people lining up to be part of this great community,” says Helen Rupolo, executive assistant for Ballymore Homes. “We still have a great selection of generous 60- and 50-ft. lots with walk-out basements, and all homes back onto a ravine, for private backyards with beautiful scenery.”

Killarney Beach home designs offer 30 YPNEXTHOME.CA

open concept spaces, with large great rooms, gourmet kitchens, luxurious master bedrooms and big backyards.

Beautifully finished bungalow and two-storey homes feature second floor balconies, second floor laundry rooms and sunken mudrooms for some models. Other design highlights include Jack and Jill bathrooms, as well as spa-inspired master ensuites, with free-standing tubs and oversized framed glass showers.

Ontario heritage themed homes feature brick exteriors, with accent cladding, vinyl siding and front porches with decorative pillars.

Interiors have several luxurious features and finishes that are all offered as standard, including rich ceramics, upgraded trim throughout,

Locations

Innisfil Builder

Ballymore Homes Developments

Villages of Killarney Beach Home Type

Single-family homes on 60- and 50-ft. lots Contact

1490 Killarney Beach Rd. 844.785.0181 ballymorehomes.com

custom finished kitchen cabinets with taller uppers, upgraded countertop and breakfast bars for some models. There is natural oak hardwood on the main floor, natural oak stairs and a cosy gas fireplace in the Great Room. Prices start from $829,990, and buyers receive even more value with a bonus package of $10,000 in decor dollars.

Situated near the corner of 20th Side Road and Killarney Beach Road (15 minutes north of Newmarket), Killarney Beach is close to Hwy. 400, and the GO stop at Hwy. 11 offers links to the Bradford Train Station and quick connections to Toronto.

A proposed GO Station just to the north will give residents even more transportation options.

Visit the Killarney Beach sales centre at 1490 Killarney Beach Rd. For hours and more information, call 844.785.0181 or visit ballymorehomes.com DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 31

Advice | MONEY MATTERS

Coming clean

By Gail Vaz-Oxlade SO YOU’RE GETTING MARRIED. Have you been completely honest with your partner about your finances?

Now’s the time to ‘fess up. If you aren’t prepared to talk about your money, about the mistakes that you’ve made, about your successes, about your dreams for the future and your hopes for your life together, then just call it off now!

Still getting married? Okay, now gather up all your financial papers, grab a notebook, pencils, a calculator and some file folders. As you do this, you might as well get your money organized, if you haven’t already done so.

What you have Get your latest statements (or if you’re planning to do this, save your next statements) for your: » chequing account(s) » savings account(s) » investments (GICs, term deposits, mutual funds, brokerage account) » pension (corporate and RRSP) » equity in any property (the value of the property less the 32 YPNEXTHOME.CA

mortgage amount) » ownership in a business » any other property you may have an interest in (like a family cottage)

you owe money, your balances, and the interest rate you’re paying. If you have an account that’s in overdraft, you’d put the overdraft amount on this list.

If you’re just starting out financially, you may only have one or two pieces of paper to work with. Lucky you. If you’ve already established yourself financially, you may have scads of paper.

List the financial institution(s) and your balance(s) for each of the statements you’ve gathered.

Other financial stuff Next, make a note of the following: » How much do you earn gross and net? What benefits do you have where you work? Whose job will take priority (if, for example, you have to move for a career opportunity)? » Do you own a car (or other vehicle)? How old is it? When will you likely need to replace it? » If you didn’t do it before because you didn’t owe the tax man any money, find a copy of last year’s tax return now. » Do you have any insurance (through work, or purchased)?

Who’s it with? What’s it for (life, disability, medical, critical illness)?

What’s the insurance benefit? Who is the beneficiary? Will you be changing the beneficiary once you marry?

What you owe Now it’s time to look at your debt, if you have any. Gather up your most recent statements for your: » credit card(s), including store cards and gas cards » line(s) of credit » loan(s), including car loans and student loans » mortgage » buy-now-pay-later purchases » pay advance loans » taxes (last year’s tax return) Again, list each company to whom

MORE ADVICE ONLINE ypnexthome.ca/news/advice

» Do you have a will and powers of attorney? (Once wed, you’ll have to re-do your will.) » Get a copy of your credit report to see how you look to lenders. The worse your credit history, the more you’ll pay in interest since you’re a higher credit risk. » How will you deal with interruptions in income as they come (which they, undoubtedly will) if one of you loses a job, you have children, if a family member becomes ill, or you decide to continue our education? » What other financial responsibilities do you have (like a commitment to support a family member, child support or spousal support, aging parents, needy siblings and the like)?

Now that you’ve each sketched a picture on paper of your financial realities, it’s time to talk.

One of the first questions you’ll want to address is: “Will we pay off debt before we get married?” If yes, then you have to make a plan for your debt repayment.

Decide how long you have till you’re getting married and then divide the amount you owe by the number of months until you tie the knot. It’s not perfect, but it’ll give you a good idea of how much you’ll have to shell out to dig yourself out of the hole before you plunge into wedlock.

If you decide to tackle the debt together once you’re married, how?

Will it come from your current joint cash flow? Will one or both of you get a second job to pay down the debt?

Don’t even think about having kids until you’ve paid off all your consumer debt. Since one or both

of you will likely want to spend time at home with your “Mini Me,” you’ll have less income to live on. Maternity or paternity leave isn’t a right, it’s a privilege, and one you exercise only if you can afford it. You won’t be able to make ends meet on less income if you’re still repaying stupid debt.

If one of you has a bad credit history, what will be done to fix it so when the time comes to buy a home (or a new car), there are no surprises (and no whopping interest costs)?

If one of you is an on-again-offagain money manager, remember that if you have a joint account, any missteps going through that account will be reported on both your credit histories.

While money is the number-one way to mess up a perfectly good relationship, I have met couples for whom relationship issues lead to money problems. While you’re in questioning mode, why don’t you answer the following 12 questions?

1. How are we going to divide up the household chores?

2. How much time will we spend at work, at home together, doing our own thing?

3. What are our expectations about how we will spend our free time?

4. Do you believe that we should be doing everything together?

5. What role will religion/spirituality play in our lives together?

6. Can we each pursue our own interests?

7. Do you need time alone?

8. What role will our families and friends play in our lives?

9. What’s your philosophy on having/ raising children?

10. How will having a child change the way we live?

11. How would you feel if I want a night out with my friends?

12. How will we make sure we have quality time together?

Now that you’ve come clean, you should be ready to move forward together without too many big surprises.

Marriage requires constant attention. Just when you think everything is going smoothly, your significant other will say or do something that takes your breath away. Know, also, that no matter how well paired you seem at first, as time goes by and you each change, you won’t be the person you were when you married and neither will (s) he. Give each other room, and revisit the questions you sense may have different answers. For while it may feel safer ignoring your differences, that’s a fool’s game. So communicate, don’t disintegrate.

Gail Vaz-Oxlade is the host of Til Debt Do Us Part and author of Debt Free Forever and blogs daily at gailvazoxlade.com

DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 33

Advice | MORTGAGE ADVICE

Savings options for buying a home

By Alyssa Furtado

IF YOU WANT TO SAVE for a home in the next five years, you should avoid stocks because you could lose money.

Instead, you should use no-risk options like a high-interest savings account or GICs. But what type of savings vehicle should you use?

There are three different types of accounts to choose from and each has its own advantages and disadvantages.

Here are your options:

RRSP An RRSP allows the money you save to grow tax-free. If you qualify as a first-time homebuyer, you’ll also be able to take advantage of the Home Buyers’ Plan (HBP).

Using the HBP, you can withdraw up to $25,000 from your RRSP as long as the money was deposited more than 90 days ago. If you’re buying with a spouse or partner who’s also a first-time buyer, you can each take out $25,000 for a total of $50,000. The money you withdraw has to be taken out no later than 30 days after the closing date.

You must repay what you borrowed the second year after the year you withdrew the funds. You have up to 15 years to repay that amount.

For example, if you borrow $24,000 from your RRSP, you’ll need to pay $1,600 a year ($24,000 divided by 15, equals $1,600).

You can pay more than the $1,600 towards your HBP in any given year and your annual payments will decrease. If you decide to pay $9,400 in the second year, then you’ll only need to pay $1,000 a year thereafter.

YEAR HBP Balance Annual Repayment Amount Your Payment

2016

2017

2018

$24,000

$22,400

$13,000

$1,600

$1,600

$1,000

($24,000

($22,400

($13,000

÷ 15 years)

÷ 14 years)

÷ 13 years)

$1,600

$9,400

$1,000

The great thing about the money you withdraw from your RRSP for the HBP is it’s tax-free. However, if you can’t afford to make the annual payment, you’ll have to declare it as RRSP income on your tax return.

TFSA Like an RRSP, a TFSA also allows your money to grow taxfree. But there aren’t as many restrictions as there are with an RRSP. If you’re buying a home for the second or third time, you can still make a tax-free withdrawal from your TFSA. There aren’t any first-time homebuyer restrictions.

You’re not restricted from borrowing just $25,000 because you can withdraw as much as you want from a TFSA. You also don’t have to pay the money back over a specific timeframe. In fact, you don’t have to repay the amount you took out and there aren’t any tax penalties.

The other good thing about using your TFSA is you keep your RRSP intact and allow your money to compound over time so you can save more for retirement.

However, you won’t get a tax refund if you save using a TFSA instead of an RRSP. If you were to get a refund, you could use that extra cash for your down payment and be able to save even more money.

Non-registered account You could use a non-registered account to save for a house but this isn’t the best option because you’ll be taxed on any interest earned.

The only reason you might use this type of account is if you don’t have any RRSP or TFSA contribution room, which is highly unlikely.

However, you can withdraw as much money as you want from a non-registered account and you never have to pay it back.

Which one to choose?

RRSPs and TFSAs allow your money to grow tax-free while a non-registered account does not. A TFSA has fewer restrictions while a saving in an RRSP will provide you with tax refunds, which can increase your savings.

The best option might be to use a combination of both.

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.

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“We place a great deal of importance on the quality of our construction materials and the techniques we use to ensure 36 YPNEXTHOME.CA

our homes are built better than Ontario Building Code, a program we’ve named Geranium Green Plus,” explains marketing and sales manager, Stephanie Lane. “The Hard Hat Tour provides important information about what goes into our homes at the framing stage which allows us to show and explain our behind-the-wall building practices.”

Geranium’s willingness to demonstrate its approach to construction and the reason for using particular materials resonated with attendees. “The tour gives our buyers added confidence in their decision to purchase from us, and those considering one of our Twelve on the Ravine homes gained additional

knowledge to help them make an informed buying decision,” Lane says.

Twelve on the Ravine is situated in the Highland Creek neighbourhood, east of Toronto’s downtown (on Military Trail near Old Kingston Road).

In a secluded natural setting the location is convenient to schools, parks, shops and only minutes to the Toronto Pan Am Sports Centre, and University of Toronto Scarborough Campus. TTC is at the door and commuting into the city is easy with quick access to Hwy. 401.

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Twelve on the Ravine is situated in the Highland Creek neighbourhood, east of Toronto’s downtown (on Military Trail near Old Kingston Road).

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interiors in four-bedroom floorplans, some with an optional five-bedroom layout, and offering a variety of desirable upgrades to customize each residence. Timeless architecture in combinations of brick, stone, and stucco are highlighted by attractive front porches and covered rear outdoor loggias. Homes range in size from 3,047 to 3,882 sq. ft., priced from more than $1.7 million.

Geranium Homes is the Housing Division of Geranium Corp., one of Ontario’s few fully integrated land development and building companies. For 39 years, Geranium has master-planned numerous communities, taking them from conception to completion and

creating neighbourhoods with families in mind. The company has an established reputation for quality design and construction. Geranium was proud to receive the industry’s 2014 Places to Grow Community of the Year Award, and in 2012, the Home Builder of The Year and Canadian Home Builder Association’s Grand Sam awards.

Geranium’s Green Plus and behind-the-walls construction ensures a long lasting well-built home. Visit geraniumhomes.com/ twelveontheravine for further information. Sales by appointment e-mail twelvesales@geraniumhomes. com or call 647.984.5677 DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 37

Trending

What will our National Housing Strategy look like?

By Wayne Karl

WHAT SHOULD OUR NATIONAL

Housing Strategy look like? The federal government tabled its report on Nov. 22, following months of consultations with the provinces and territories, industry experts and everyday Canadians, setting the foundation for a multi-lateral framework to be developed in 2017.

The issues are varied and complex, involving differing provincial and regional economies, housing markets and conditions, from affordable housing to rental markets to homeownership.

We went to a few expert sources of our own – some of whom were directly involved in the government consultations – to get some insight into what to expect as the Strategy is developed next year.

JASON BURGGRAAF Government Relations and Policy Advisor Canadian Home Builders’ Association Ottawa The biggest challenge in devising the National Housing Strategy is not that housing markets are independent.

We believe the government appreciates that fact. But a true National Housing Strategy must address all aspects of the spectrum.

It must address affordable (social) housing requirements and marketbased housing.

More than 94 per cent of Canadian households currently live in privatelyowned homes of different tenures (including rental). A complete and comprehensive National Housing Strategy must address the full housing continuum, from social housing to market homeownership and everything in between. It should focus on creating a housing system where people can move up the housing 38 YPNEXTHOME.CA

continuum towards increased independence and self-sufficiency.

It is important that governments not give the impression that supporting social housing will solve the affordability problem. Providing more options and solutions for those in housing need is essential, but this will in no way resolve affordability. Addressing marketbased affordability is essential, and doing so will also reduce demand on the social housing system.

MELANIE REUTER Real Estate Consultant Fraser Valley, BC Canada’s diversity of housing markets – in prices, vacancies, rents and rules – means a “one size fits all” program

would be difficult at best, impossible at worst.

One strategy that warrants further consideration involves foreign investors and keeping housing in the private/business sector, instead of institutionalizing it. Instead of stipulations imposed on those seeking to come to Canada on an Investor Class Visa, the federal government could allow purchases of multi-family residential properties, stipulating that they must provide a defined level of affordable housing for a set number of years. That is, all units must rent at the mandated price per square footage for 10 years. No alternative use is allowed and a minimum standard of building/suite condition is expected. Property management

A national strategy rests on the premise that every individual will only be able to contribute to a vibrant economy and a strong Canada if every Canadian has the platform of a stable and affordable place to call home.

must be carried out by a local licensed professional or company.

This allows investors to safely park their money in the Canadian real estate market, and give the government the power to dictate into which markets the investments shall land (at the moment, the unaffordable markets of Vancouver and Toronto).

These markets are the ones speculators are frothing over, with the greatest risk of “correction” and the biggest rewards for taking those risks.

This strategy also keeps the government out of the real estate business. Should Ottawa decide to impose regulations such as rent control or other such tactics devised to “cool” a heated market, it runs a large risk of messing with the supply

of rental stock.

Investing in real estate is a business – no one does it to lose money. If the investment lacks profit or the ability to invest is too cumbersome or difficult, investors will cease to buy inventory, and invest their capital elsewhere.

This will greatly affect the number of places available to rent, demand will increase and rents and prices will climb even higher.

MITCHELL COHEN President The Daniels Corporation Toronto The biggest challenge has always been establishing that housing is both physical and social infrastructure, and that a safe and

secure home for all Canadians should be a priority over investments in purely physical infrastructure.

A national strategy rests on the premise that every individual will only be able to contribute to a vibrant economy and a strong Canada if every Canadian has the platform of a stable and affordable place to call home.

A National Housing Strategy addresses housing challenges at all ends of income spectrum.

First and foremost, however, is to ensure adequate funding to create transitional housing for the 235,000 Canadians who experience homelessness each year. It is also imperative to understand that bricks and mortar alone won’t be enough, and wraparound social services will be required to positive outcomes over the long term.

ANDREW C. MACDONALD Mortgage Broker Calum Ross Mortgage Toronto The National Housing Strategy needs to keep two key points in mind: affordability and sustainability. There is no “one size fits all” solution for a country with the size and diversity of Canada. We don’t have one housing market; we have thousands, each with their own dynamics.

Affordability is relative to household income. Larger cities such as Toronto and Vancouver have much higher housing prices than smaller markets, but these cities are also home to many of Canada’s highest paying jobs.

Vancouver affordability is at an all-time low. Toronto has affordability metrics below the long-term average, but has seen much worse affordability in a historical context. In Calgary and Edmonton, affordability is better than the long-term average. This all illustrates that we don’t have a single national housing market.

Sustainability is also a key consideration. While changes may seem prudent to prevent a valuation bubble, policies need to be broad enough to apply across all markets and prove rational in a variety of circumstances and DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 39

points in the economic cycle. We can’t consider only today’s market conditions, and we certainly can’t make changes without considering both the intended and unintended consequences. The housing sector is deeply interconnected with the overall Canadian economy, so changes must be made with caution. Slowing growth or a downturn in housing prices could have dire consequences for the overall economy.

CHRIS J. POTTER Partner, National Leader, Real Estate Tax Practice PwC Canada Toronto We have to remember there isn’t one housing market in Canada – it is a large collection of individual markets, and there are lots of competing issues at play.

Taking Vancouver and Toronto out of the mix, we don’t really have an affordability issue. With policy, you’re going to have a broader impact.

We have to look at unintended consequences. The recent mortgage changes, for example, have had adverse impacts where affordability isn’t an issue.

We have to be careful that we understand what we are talking about – we don’t have one homogenous market.

There is also a need for better information – making sure that all three levels of government are working together to understand the true impact policies have on market forces.

All three levels of government must also work with industry in any given market to come up with a plan that’s going to work.

Real estate has a huge impact on the economy and jobs, and we need to make sure we have a large part of the economy sustainable and working.

First-time buyers were hit hardest by the recent changes, and we’re now making it harder for first-time buyers – forcing them into rentals, in cities where there are low vacancies and high rents. Where are they to go?

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We have to remember there isn’t one housing market in Canada – it is a large collection of individual markets, and there are lots of competing issues at play.

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Trending

NIMBYs, the development industry hears your concerns

By Lydia McNutt WE’VE ALL HEARD THE ACRONYM, yet

not everyone knows what it means – what it really means. NIMBY, or “not in my back yard,” implies just what it says. “Yes to new housing, schools and community development, just not right where I live, thank you very much.” The development industry has a few things to say about that.

Metathesiophobia – the fear of change NIMBYism isn’t just about antidevelopment. It can be viewed as “anti-change,” and the development industry says its ripple effect is far-reaching. What happens when cities stop attracting new residents and business? Let’s just say that aging populations and infrastructure typically do not support growth. “(Residents) see towers going up around the city, new retail springing up, and they experience the congestion and traffic that comes with, what seems like, constant construction,” says Bob Finnigan, president of the Canadian Home Builders’ Association and COO Acquisitions & Housing at Herity.

“Then, when they see a proposal for a building close to home, whether it’s a small infill project or a multistorey tower, they tend to view it in a negative light.”

It’s easy to sympathize with the NIMBYs when residents consider the congestion, traffic and general unrest that typically comes with construction, but Finnigan is quick to point out that once construction ends, life returns to normal and the new developments bring positive change. For example, Finnigan notes that after seeing 15 to 20 years of intensification developments in Toronto, it’s a better place today than it was before change came about.

42 YPNEXTHOME.CA

“Bringing more homes and housing choices can bring new life to established neighbourhoods. With more people come more amenities like shops and restaurants...”

Get schooled “Developers don’t just build what they want and where they want it,” Bryan Tuckey, president and CEO of the Greater Toronto Area’s Building Industry and Land Development Association (BILD), wrote in a recent column. “There are numerous government policies and plans at all levels that dictate where and how development happens.” Tuckey points to the Ontario government’s Greenbelt and Growth Plan, which has changed how development happens in the GTA by mandating that 40 per cent of all new homes be built within existing communities.

As a result, there’s now an equal split of highrise condos and single-family homes under development.

Still, there’s little understanding for the provincial plan, and even less support for intensification.

Bob de Wit, CEO of the Greater Vancouver Home Builders Association calls NIMBYism a property rights battle between today’s residents, who are numerous, well-organized and fighting to maintain a certain lifestyle, versus the growth required to house tomorrow’s residents, who are not as organized.

“Catering to a perceived majority, the loudest group, NIMBYs slow the creation of new supply and needed amenities, often creating a negative impact on the very municipalities they are trying to protect.”

Changing public perception To help educate the public and change the chants from NIMBY to YIMBY – yes in my back yard – BILD and the CHBA – UDI Calgary Region Association are both running campaigns to promote the benefits and dispel myths surrounding intensification.

“New development and neighbourhood renewal can help our communities thrive, which is something we all want,” Tuckey wrote. “Bringing more homes and housing choices can bring new life to established neighbourhoods. With more people come more amenities like shops and restaurants. All this leads to higher property values and means local governments collect more property taxes, which they can invest in things like parks and transit.”

In Toronto, Calgary, Vancouver, or any other growing municipality, the issues are very much the same.

De Wit says the impact of delaying development has negative ramifications on future homeowners and cities as a whole. “Delays in rezoning and building permits increase the estimated project completion time, and ultimate cost, which gets passed onto the homebuyer,” he says. “At the same time, a lack of housing inventory will continue to drive the price up of available housing stock as Vancouver struggles to deliver appropriate housing supply. It also puts the city in a position of catching up rather than being proactive.”

Now, replace “Vancouver” with “Calgary,” “Toronto,” “Montreal” – it still makes sense.

Guy Huntingford, CEO of CHBA – UDI Calgary Region Association, says the biggest problem with NIMBYisn is the misconceptions on which it is based – namely the belief that change and densification are negative. “In nearly all cases, it is actually a way to revitalize and drive increased property values for existing communities.

“A lot of issues are fear-based and founded in hearsay and disinformation. Therefore, a constant DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 43

and positive education and dialogue on the issues that creates NIMBY tendencies is key to success for the city and region.”

The take-aways Despite the opposing opinions of pro- versus anti-development, the home-building industry at large regards NIMBYism as an opportunity to work together, to make the looming urban evolution a smoother ride for all.

“In many cases, those who are against the projects bring forward very 44 YPNEXTHOME.CA

good ideas, which get incorporated into final approvals,” Finnigan points out. “You have to include constructive criticism and reasoning into any decisions – especially because development decisions can affect a neighbourhood forever.”

From this perspective, a NIMBY “win” could be considered a victory for all. “If they win, it implies things like an adjustment to a development proposal, made based on their concern,” Finnigan says – often valid concerns about a development proposal that may have originally

been too aggressive in nature.

“Whether it be height, coverage, use, architecture or some other item, the fact that their concerns were listened to and acted on allows us to take these concerns into consideration on our next project. This way we can use special care and attention when putting together a new proposal.”

Huntingford agrees. “One positive aspect is that a NIMBY argument fosters the need for public consultation, and many times this engagement alone turns NIMBY to YIMBY.”

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DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 45

Inspiration | DESIGNER ADVICE

THE MAGIC

CARPET GUIDE

By Yanic Simard | Photography by Brandon Barre

AREA RUGS HAVE been adding bold colour and exotic pattern to

floors of all forms since at least the 5th Century BC, and the hightech carpet industry has been booming for centuries (since 1791, to be precise, when the first woven carpet mill opened in Philadelphia).

Lately, hardwood floors (and their look-a-likes) have been the staple in condo design, but now I see rugs in all forms coming back in style to achieve the warmth, cosiness and colour that only they can provide. They’re a perfect complement to wood, so you don’t even have to choose between the two! To achieve a timeless look in your condo, just follow this Magic Carpet Guide.

Man versus machine » Hand-knotting is the traditional method of creating Persian or 46 YPNEXTHOME.CA

Oriental rugs. These rugs are hand crafted with complex knotting techniques to leave a dense, soft surface of exposed fibres. The higher the knot-count, the denser the weave, and the finer the rug. » Machine-made rugs can be created in a number of ways. Tufted rugs usually glue synthetic fibres to a backing, a bond which can degrade over time. Machine-knotted rugs better simulate hand-made versions and tend to last longer than tufting.

I see rugs in all forms coming back in style to achieve the warmth, cosiness and colour that only they can provide. They’re a perfect complement to wood, so you don’t even have to choose between the two!

Lastly, woven rugs use looms to interlock the yarns to the backing.

The quality will depend completely on the type of materials used.

Material matters » WOOL typically gives the richest look, but also comes with the highest price tag. The dense, natural fibres resist soil and dirt, but often absorb stains. » SILK is often blended with wool in fine rugs (especially true antiques) to give a luxurious feel and look, but must be treated delicately. » SISAL gives an inviting natural look

like wool, but is rougher to the touch.

It’s often used for stairs, welcome mats and other high-traffic areas. I’m especially a fan of it for a dining room. » NYLON is a very practical and cost-effective option. The synthetic fibre is resilient, and easy to clean and maintain (making it ideal for hightraffic areas). » POLYESTER is a synthetic similar to nylon, but less crush resistant, and harder to dye (which limits options). It resists water-based stains but is prone to oil-based stains. » OLEFIN is another synthetic option which is highly resistant to chemical

stains (although not oil). It is often used outdoors (especially around pools) as it resists sun and moisture. » LEATHER and hide rugs can come as single sheets or woven (typically in a basket-weave form). An organically shaped hide (real or faux) works well for awkwardly shaped rooms, or even as an accent layered over a larger rug.

TIP Ask your rug supplier about treatment options for your favourite rug type. Scotch guarding and similar treatments can increase the durability of your rug, but may also reduce the quality of the texture.

DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 47

Your brand new pad » Carpet pads are key to extending the life of your rug or carpet, so don’t skip this step. For larger areas, padding should be laid so the seams do not run parallel to any seams in the carpeting. This will prevent buckling and undue wear and tear. » A pad also helps a carpet to lie flatter (especially for larger rugs), and stay in place, so if your rug has a mind of its own, it’s probably only because it doesn’t have the proper support!

Selecting your area rug The look of an area rug is both classic and contemporary, mixing the crisp sleekness of a wood or stone floor below, with a warm and inviting stretch of carpet on top. Of course, this can often require a double investment. I believe getting the best of both worlds is worth it, so here are a few tips for choosing your area rug the right way: » As a general rule, budget the same for your rug and your sofa.

Both will take a lot of wear and be a feature you enjoy every day, so the investment should be about the same. » Area rugs are a great way to bring a splash of colour, pattern and texture, which can be moved or replaced seasonally as a way to keep your decor fresh. Don’t be scared to go bold, as you can always move or temporarily store it later for a change. » If a room has one major seating group, a rug can anchor the seating area, or fill almost the whole room. » Your area rug should reach the furniture it’s grouping together, rather than float in the middle. Get a size big enough to at least tuck under the front legs of sofas and chairs. » A dining room rug should anchor the dining chairs even when they have people sitting in them (usually about two ft. from the edge of the table). » Rugs tend to come in standard

MORE INSPIRATION ONLINE ypnexthome.ca/news/inspiration

sizes, so you can measure your space in advance and have a pretty good idea of what to look for.

Very common sizes include 4’x6’, 5’x7’,6’x9’, 8’x10’, 9’x12’, 12’x14’.

Carpet tiles » If you want to avoid investing a lot of money in a temporary accommodation, or you’re simply worried about a sudden spill or animal attack taking the value out of

your investment, carpet tiles from companies like FLOR will create either a wall-to-wall or area solution of virtually any shape and size, which you can then replace any time you like. I have the Hide and Batik tiles in my own design studio (in grey). » Buy a few extra carpet tiles beyond what you need. You’ll have spares for replacements, and if you want to move the rug to a new room (or a new home) you can size it up easily.

Yanic Simard is New Condo Guide’s design editor, principal designer of award-winning Toronto Interior Design Group (tidg.ca), and regular guest expert on City’s Cityline.

48 YPNEXTHOME.CA

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Trending

New home prices see slight decline in October OCTOBER SAW a modest increase in supply and mix of new homes in the GTA, as well as a slight decrease in average prices, the Building Industry and Land Development Association (BILD) announced today.

The average price of new lowrise homes, which includes detached and semi-detached homes and townhomes, was $937,689 in October according to Altus Group, BILD’s official source for newhome market intelligence. This is a $54,702 decline from September but a 17-per-cent increase from this time last year. The average price per square foot was $394, a slight increase from September.

“The industry is doing what it can to provide new-home buyers with ground-related choices that they can afford,” says BILD President and CEO Bryan Tuckey. “Builders brought more semi-detached homes and townhomes to market in October than in previous months and they are smaller and more affordable than single detached homes.”

Lowrise supply increased slightly from September. There were 2,282 new lowrise homes available for purchase in builders’ inventory.

Despite the increase, supply levels

are still a fraction of what they were a decade ago and offer less than two months of inventory based on recent purchase trends.

There were 1,621 new lowrise homes sold in October, down 10 per cent from the same time last year but above the 10-year average. Of those sold, 802 were detached homes, which is a 16-per-cent decline from October 2015.

“The October numbers confirm that buyer interest in the GTA new home market continues to be strong,” says Patricia Arsenault, executive vice-president of Research Consulting Services at Altus Data Solutions.

“The additional townhouse product recently released is welcome news for those seeking more affordable lowrise options.”

Two-thirds of the lowrise sales in October took place in York and Halton regions.

There were 2,421 highrise homes sold in October, which is down 27 per cent from a year ago, but overall highrise sales are still on pace for a record year, with 23,189 sales to date.

Prices of new highrise homes in October declined slightly to $483,656, but that is still 10 per cent above last year’s average. The average price per

square foot in the highrise market fell to $594, a modest decrease from September but up four per cent from October 2015.

The decline in highrise prices is due to the increasing amount of new project launches outside downtown Toronto and in other parts of the GTA where prices are lower. Ten of 15 projects launched in October were in the 905 regions compared to seven of 20 a year ago.

Supply of new highrise homes in builders’ inventory increased slightly in October to 18,210 units. The increase came as a result of several new project launches in the GTA and mostly affected pre-construction condominiums.

“While inventory has grown slightly, it’s important to understand that one month does not a trend make and constrained supply is still a serious issue in the GTA,” Tuckey says. “What we are seeing in the market is how the development industry is implementing provincial intensification policies by building more affordable lowrise homes and a variety of highrise communities all over the GTA.”

October New-Home Sales by Municipality: Oct ‘16

Lowrise

Highrise

Total

REGION

2014

2015

2016

2014

2015

2016

2014

2015

2016

Durham

265

325

351

32

32

119

297

357

470

Halton

208

248

523

103

196

322

311

444

845

Peel

520

487

157

85

197

150

605

684

307

91

61

19

1,798

2,309

1,154

1,889

2,370

1,173

York

843

686

571

154

583

676

997

1,269

1,247

GTA

1,927

1,807

1,621

2,172

3,317

2,421

4,099

5,124

4,042

Jan-Oct

15,812

17,121

15,800

18,409

18,397

23,189

34,221

35,518

38,989

Toronto

SOURCE: ALTUS GROUP

50 YPNEXTHOME.CA

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DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 51

Trending

Genworth weighs in the new “mortgage stress test”

ON OCT. 3, 2016, the Minister of

Finance announced a number of changes designed to reinforce the Canadian housing finance system.

Building on measures announced in late 2015, the Government will: » Bring consistency to mortgage insurance rules by standardizing eligibility criteria for high- and lowratio insured mortgages, including a mortgage rate stress test; » Improve tax fairness by closing loopholes surrounding the capital gains tax exemption on the sale of a principal residence; and, 52 YPNEXTHOME.CA

» Consult on how to better protect taxpayers by ensuring that the distribution of risk in the housing finance system is balanced.

“Today’s announcement by the Minister of Finance demonstrates that housing and the housing finance system remains a top priority for the Government,” says Stuart Levings, President and CEO of Genworth Canada. “As a key stakeholder, we remain committed to responsible lending practices, while helping first-time homebuyers achieve the dream of homeownership.”

Key changes to the mortgage insurance rules are described below.

Applying a mortgage rate stress test to all insured mortgages Effective Oct. 17, 2016, all insured homebuyers must qualify for mortgage insurance at an interest rate that is the greater of their contract rate or the Bank of Canada’s conventional five-year fixed posted rate, which is currently 4.64 per cent.

This requirement is already in place for high-ratio insured mortgages with variable or fixed interest rates with

terms less than five years. To qualify for mortgage insurance, debt-servicing ratios cannot exceed the maximum allowable levels of 39 and 44 per cent, for Gross Debt Service ratio and Total Debt Service ratio, respectively.

Changes to low-ratio mortgage insurance eligibility requirements Effective Nov. 30, 2016, mortgage loans that lenders insure using portfolio insurance and other discretionary low loan-to-value mortgage insurance must meet the eligibility criteria that previously only applied to high-ratio insured mortgages. New criteria for low-ratio mortgages to be insured will include the following requirements:

MORE TRENDING ONLINE ypnexthome.ca/news

1. A loan whose purpose includes the purchase of a property or subsequent renewal of such a loan; 2. A maximum amortization length of 25 years; 3. A maximum property purchase price below $1,000,000 at the time the loan is approved; 4. For variable-rate loans that allow fluctuations in the amortization period, loan payments that are recalculated at least once every five years to conform to the original amortization schedule; 5. A minimum credit score of 600 at the time the loan is approved; 6. A maximum Gross Debt Service ratio of 39 per cent and a maximum Total Debt Service ratio of 44 per cent at the time the loan is approved, calculated by applying the greater of the mortgage contract rate or the Bank of Canada conventional five-year fixed posted

rate; and, 7. A property that will be owneroccupied.

Impact of changes related to mortgage rate stress tests and low-ratio mortgage insurance eligibility requirements Based on year-to-date 2016 data, we estimate that a little over one third of transactionally insured mortgages, predominantly for first time homebuyers, would have difficulty meeting the required debt service ratios and homebuyers would need to consider buying a lower priced property or increase the size of their down payment.

Furthermore, approximately 50 to 55 per cent of our total portfolio new insurance written would no longer be eligible for mortgage insurance under the new Low Ratio mortgage insurance requirements.

Any impact on future premiums written may be partly offset by

premium rate increases, in response to the higher capital requirements resulting from the Office of the Superintendent of Financial Institutions’ draft advisory entitled “Capital Requirements for Federally Regulated Mortgage Insurers” as noted in Genworth MI Canada’s press release dated Sept. 23, 2016.

Forthcoming consultation on lender risk sharing The Government also announced that it is reviewing the distribution of risk in the housing finance framework (introducing the potential of lender risk sharing such that lenders retain a meaningful, but manageable level of exposure to mortgage default risk).

The Government is launching a public consultation process, which could take some time, and the Company will participate in these critical discussions as and when required.

It is too early to comment on the potential impact of this process and DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 53

Advice | LEGALLY SPEAKING

Why do you need a lawyer?

By Jayson Schwarz

MORE ADVICE ONLINE nexthome. yp.ca/news/advice

WHEN YOU AGREE TO purchase a

new condominium, there is a 10-day cooling-off period that allows you to back out of the deal — a get-out-ofjail-free card, if you will — should you change your mind. Lately, I have had a large number of new-home buyers come to me after the 10-day coolingoff period for condominiums, or the conditional periods in a freehold new home offer, had expired. When I ask them why they waited, I get one of three standard responses: 1. I didn’t think I needed a lawyer until it was time to close.

2. The sales agent told me I didn’t need a lawyer until it was time to close.

3. The builder said he wouldn’t change anything.

A lawyer must advise you at the time you make your offer to help you avoid all of those tricky clauses where builders look for extra money that could end up costing you thousands of extra dollars on closing. It is critical that you see a lawyer before your deal is firm. It is important that your lawyer explains all the potential costs you will face and the potential changes and delays you may encounter. Insist on this, and if you don’t get what you want or need, see another lawyer.

Once you understand these issues, you can then return to the builder and negotiate your purchase from a position of knowledge. Lawyers are service providers, and as the customer, you need to make sure 54 YPNEXTHOME.CA

“A lawyer must advise you at the time you make your offer to help you avoid all of those tricky clauses where builders look for extra money that could end up costing you thousands of extra dollars on closing.” you get the necessary information to make an educated decision. A home is one of the most important purchases you will ever make, so do your research.

You can only get this service from a real-life, breathing, lawyer who will point out the good and the bad in your Agreement of Purchase and Sale, and who is required by the Law Society rules to explain title insurance and by law, has the responsibility to

take care of you.

If a builder says he won’t change anything in the offer, it will have to be the fairest offer ever written. Do your due diligence and become an educated consumer.

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

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Trending

Investor DNA Do you have what it takes to succeed as a real estate investor?

By Kara Kuryllowicz

DO YOU HAVE what it takes to

become a real estate investor? Quite likely, yes! Anyone with access to cash or equity can invest in real estate, but if you want to succeed at it, understand this: it’s a business.

“You wouldn’t consider becoming a doctor without getting the necessary education, so before you become a real estate investor, take courses, attend seminars, find a coach or mentor, surround yourself with successful investors and at the very least, read as many good books as possible,” says Michael Ponte, founder and president, Prosperity Real Estate Investments, Langley, BC. “Invest in yourself first, because you are the key factor to your own success.”

Experts are overly familiar with 56 YPNEXTHOME.CA

the losses and challenges faced by rookie investors who acted without forethought and opted out of their due diligence. Sure, savvy investors can make money, but as in any business, a certain industry expertise, experience and a little good fortune are required. And even then, there are no guarantees.

“Educate yourself, but you can pay experts to do everything from finding the best property for you to managing the books and the property, while you focus on your existing career,” says Nick Karadza, who co-founded Rock Star Real Estate and Rock Star Inner Circle, an Oakville, Ont.-based investment group.

In 2012, Ash Srivastava, who still owns and operates an IT

consultancy, sold his first home at a profit of $80,000 just one year after purchasing it. Intrigued, he read up on real estate as an investment vehicle, then started slowly growing his portfolio. His first small rental condo proved a learning opportunity, and after the third of his now seven investment properties (in Waterloo, Mississauga, Toronto and Brantford), he joined Rockstar.

There are investors who make big money quickly, but not many who do it consistently. And if you’re risk adverse and want to protect your earnings, the strategy known as “buy, hold and rent” is the best route. The “fix and flip” method is rife with risk, and even buying pre-construction condos aren’t a sure thing.

INVESTMENT STRATEGIES: 1. FIX + FLIP High risk. It’s a gamble, particularly for novice investors. Can you make money? Yes – but you need cash, expertise and luck to make it work.

“It can be profitable for knowledgeable, experienced investors, but there is a lot involved and it’s not the easy money people think it is,” says Karadza. “There are far too many variables – the profit margins tend to be small, so one misstep or unforeseen issue and your profit becomes a loss.”

DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 57

2. PRE-CONSTRUCTION CONDOS Worth a look. A condo, particularly a studio or one-bedroom, will cost less than a single-family home, and may appreciate during the preconstruction phase.

“It’s an amazing concept that has proven very successful, provided the investors selected the right building in the right city,” says Sharon Golberg, president, Dash Property Management, Toronto. The company advises investors and manages property for investors who live in Canada and about 25 other countries.

Focusing on the building’s appreciation during the wait time can be fun, but it’s more important to 58 YPNEXTHOME.CA

consider the net post capital gain, once the capital gains taxes, realtor, legal and other fees associated with the sale have been paid.

Golberg Karadza, meanwhile, is not a fan. As he sees it, “Why would I give someone else my money and watch my money work for them? I’d rather watch my tenant pay down my mortgage.”

Banking on your condo to appreciate during the sales and construction phases could backfire or net you less

than anticipated; no one knows what the future holds in a world where global events increasingly affect national and even local economies and real estate markets.

“You’re gambling that the future price will hopefully remain the same or increase, but no one has a crystal ball,” says Ponte, who has seen just how hard the decline of the oil and gas industry has hit Alberta real estate investors in the past 18 to 24 months.

If your down payment is limited, pre-construction may be the only way to buy, hold and rent. As Golberg notes, condos are more affordable and straightforward with predictable costs.

“Do you know all of the rules and regulations – do you have the interest and time required to learn the ins and outs?”

3. BUY, HOLD + RENT Excellent idea. Experts suggest the most successful real estate investors focus on their time in the market, versus timing the market. Buy, hold and rent is generally the experts’ preferred strategy.

“Our investment strategy is 95 per cent buy, hold and rent, as we found this to be the safest strategy and more importantly, provides some of the best returns,” says Ponte.

Why? If you do it properly, your tenants pay down your mortgage and cover all of your operating expenses, including property management and taxes, insurance, utilities, maintenance and repairs and even the emergency

funds set aside for unexpected repairs and vacancies.

“This is my preferred property type because of the GTA’s appreciation rates,” says Srivastava, who typically devotes six to eight hours a month to his real estate investments, with the bulk of this time spent analyzing new opportunities. “Positive cashflow is key to my investment strategy, and to maximize the cashflow, I self-manage my local properties and pay for services as needed.”

Experts highly recommend setting up to five per cent of the monthly rent aside for contingencies, and having $5,000 to $7,000 per property on hand to cover temporary vacancies, repairs and unforeseen events.

Looking at that extra cash every month, investors might be tempted to treat themselves to a motorcycle or a dream vacation, but our experts highly recommend more practical, responsible plans. For example, you can set aside a set percentage or even an entire property to fund young children’s education.

While the perfect investment property may not exist, according to Karadza, there are winners and losers. Does it consistently generate positive cashflow? Will it do so over the long term?

Buy a property with positive Srivastava cashflow and make sure that either you know how to analyze the deal, or that your advisors do, so that you’re not kicking in $700 a month to carry your socalled investment. This is something our experts see far too frequently from inexperienced investors.

“I do the due diligence to make

sure (properties) meet my specific criteria, and I hire professionals to tackle the cleaning and touch-ups required before showing a unit,” says Srivastava. “A clean, fresh-looking unit warrants more rent and tends to attract tenants who stay longer and take better care of it.”

Rather than risk a costly and stressful tenant-related error and take time and energy away from your primary career and family, outsource the property management to the professionals.

“Do you know all of the rules and regulations – do you have the interest and time required to learn the ins and outs?” asks Golberg.

As Ponte says, “If the property can’t support a property manager, it’s a crappy deal to begin with.”

4. BUY, RENOVATE, HOLD + RENT Proceed with caution. Unless you get an outstanding deal on a property and have the cash to renovate, it’s a risk and your return on the renovation won’t be seen for so many years that by the time you’re ready to sell, it will likely be time for another major upgrade.

An upgrade beyond a refresh will warrant a higher rent, which typically attracts better tenants, but know that tenants are hard Ponte on properties and their various finishes.

“After the first year with the tenants, it won’t have the pristine shine, which is why I save the big renovation with the high-end finishes until right before you sell it,” advises Ponte.

DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 59

Neighbourhood Profile

Lakeside living in Mimico

By Wayne Karl

Fast facts

MORE PHOTOS ONLINE nexthome.yp.ca/mimico

Average household income

$74,144 FROM KIPLING AVENUE on the west, to the Gardiner Expressway on the north, Lakeshore to the south and to where Lakeshore and Gardiner intersect on the east, this historic community has long been “blue collar.” From the Goodyear factory (1917-87) to Campbell Soup (1930-present), Mimico wears this heritage on its sleeve. It’s been an “area in transition” for decades, but is now showing real progress.

The vibe Mimico shows its age in spots, particularly along Lakeshore, where you will find lowrise rentals mixed with small retailers. But residential development – condos and townhomes on the former Goodyear site and several new highrises on the east, is breathing new life into the area. Though still in transition, Mimico, given its proximity to downtown and higher priced areas, is a comparative bargain.

Real estate The majority of residents are working age (25 to 64), with a sizeable seniors population. Condos and townhomes are the most prevalent housing type, 60 YPNEXTHOME.CA

including the new highrises around Lakeshore and Park Lawn Road, as well as lowrise apartments built in the 1950s and ’60s. Head north off Lakeshore into streets around Royal York, and you’ll find character homes, 1940s-era bungalows and some larger all-brick homes.

Dollars and sense This is where Mimico proves its mettle. With average prices about $433,000, Mimico is a bargain.

Don’t expect huge lots and ultramodern features in existing homes, but you’ll be surprised by the variety and affordability. Combined with new condo and townhome options, buyers can get in the market under the average price. And there’s plenty of affordable options for renters.

Planes, trains and automobiles TTC streetcar service along Lakeshore is among the oldest and most established in the city, and GO Transit’s Mimico stop on the Lakeshore West line is at Royal York.

For those who drive, QEW/Gardiner is right there, affording quick access into the city or to the burbs. Noted traffic issues permitting, of course.

Family structure

SINGLES

FAMILIES

COUPLES

38%

34%

28%

Own vs. rent

36%

RENTERS

64% OWNERS

Cheers!

Corona

TOP BEER BRAND

SOURCE: ENVIRONICS

DECEMBER 3 - 17, 2016

central north SHOWCASING NEW HOMES IN THE GTA’S CENTRAL & NORTH REGIONS

IN THIS SECTION

» MAPS AND LISTINGS FOR NEW-HOME COMMUNITIES IN THE CENTRAL AND NORTH REGION » BUILDER NEWS AND THE LATEST IN NEW HOMES IN THE CENTRAL AND NORTH REGION

61

Advice | INVESTING

Over-reaction the new normal

By Don R Campbell

MORE ADVICE ONLINE ypnexthome.ca/news/advice

IT’S INTERESTING, given the outcome

of the Nov. 8 U.S. election, how a theme at recent Real Estate Investment Network Workshops was all about “focus on policy, not personality” and “deal with the rules and changes as they are, not as you wish them to be.” It is critical that we remove our politically tinged glasses to see reality.

Being strategic and pragmatic, and attempting to be unemotional (not always possible), is how to have the world work in your favour, no matter what policy, politician or rule is changed or thrown our way.

I don’t deal in conjecture. I’m good at forecasting, extrapolating and adjusting – and making changes work in my favour. But this can only be done when facts arise or policies are enacted.

But, in order to do so, one must remove oneself from the screaming, the moaning and the fear mongering (even if some of it is justified – and it is), step back and wait for reality.

So, until any actual policy is announced or enacted with Donald Trump’s new government, there’s nothing to say that wouldn’t just be conjecture. (Well, it seems a lot of people can find things to say, including a lot of remarkable fiction that is being perpetuated in mainstream media, social media and blogosphere.)

No matter who won, it wasn’t going to be the best choice for Canada. But that is what democracy is all about. Many Albertans awoke to 62 YPNEXTHOME.CA

this reality after their last provincial election, and many Canadians felt the same sense of wonder after our own recent federal election.

Strategically, you must understand that there is a long wait until policies are announced and longer for them to get enacted. Campaign rhetoric doesn’t translate into policy (as we’ve seen in our recent election), and even when it is enacted, it takes time for their impact to be felt.

Some of it will be bad, some of it will be good and most of it will be innocuous posturing.

So breathe, check out some other commentary that isn’t dragging you into this debate, fear and conversation.

You have a life to live, a family to look after, a business to run, a job

to be the absolute best at and some fun to be enjoyed.

Smile, laugh and watch the firm grip of establishment be shaken up again. No one, not even the new president, knows what the future holds or what the reality of their policies will be. Everything takes time, especially in government.

Will we like all of the policies our provincial, federal and international governments invoke upon us? No, but can we adjust to find out how we can make them work for us? In most cases, yes.

Don Campbell is a real estate investor, educator, author and founding partner and senior researcher at the Real Estate Investment Network. donrcampbell.com facebook.com/thereinman

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Inspiration

CABIN FEVER

COLIN + JUSTIN

by Stephanie MacDonald

A BALANCE between saucy and

sophisticated, yet rugged and practical, making you feel both comforted and amused with a European charm — are we talking about an award-winning designer home?

Actually, this is an introduction to Colin McAllister and Justin Ryan.

Stars of a myriad of design and lifestyle shows since the 1990s, this dynamite duo is currently everywhere on your television, presenting both W Network’s Game of Homes and Cottage Life’s Cabin Pressure.

Veterans of both reality (I’m a 64 YPNEXTHOME.CA

Celebrity… Get Me Out of Here!), and home improvement (How Not to Decorate), they have now combined the two in their current shows, as well as having their own product line, writing books and a syndicated design column, and making many personal appearances along the way; these are two busy people.

Prior to their visit to the Vancouver Home + Design Show main stage in October, we were lucky enough to catch up with them to discuss their new foray into cottage design.

NHG: What things can you do to make a cabin chic yet efficient that would also work really well for condo dwellers? Are there other similarities in designing your cabin and making your home more livable?

C and J: Believe it or not, condos and cabins are actually very similar.

After all, isn’t every living space about sharing good times with good people in good spaces? Create a living/ dining/kitchen/outside space if you can, treat it as one life arena and zone it accordingly to delineate function.

Use colour or style to link each

area. For example — a timber floor throughout the interior with a similar colour of timber outdoors will read like one continuous space.

NHG: People who live in Vancouver inevitably get a lot of guests. What can you do to make guests feel comfortable sharing your space? If you’re in the market and expect a lot of guests, what are some attributes you should be looking for in a townhome or a condo?

C and J: The golden rule with guest rooms is to spend the night in there yourself – this will help you know exactly what the experience is like.

Not everyone has the space for a dedicated guest room, but you could transform your TV den or home office by installing a proper sofa bed to give the room two functions. The new Vallentuna sleeper sectional from Ikea Canada is a smart modern sofa that doubles as a comfortable bed.

In terms of condo shopping, you ideally want guests to have their own bathroom and be on another floor in a townhome or at a discrete distance in a condo – this gives both parties the privacy they need.

NHG: When you’re on a design budget you have to make choices.

What are the things you should really splurge on and what you can “cheap out” on? What kinds of small touches make the most impact?

C and J: Spend on comfort as you MUST feel rewarded and relaxed at home – don’t scrimp on your bed or sofa, buy the best you can and save money elsewhere. It’s worth creating a nest first, so why not start with the bedroom? Simple to do (paint, new bedding etc) and essential as a reward for your hard work as you renovate the rest of the home. Quality timber floors are a must (Kentwood has an amazing range) but you can cheap out on wall tile – get the look with ceramic rather than real stone and you’ll create the feel you want for less. …continued on page 66 DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 65

…continued from page 65

NHG: What are your favourite storage solutions that work for cabins and condos or townhomes?

C and J: Double duty is always worthwhile in any home – a storage trunk that’s a coffee table or any wall mounted storage solution that frees up floor space. Don’t be afraid to go high with shelves and wall mounts – an entire wall of storage can look attractive and obviously it’s a practical way to champion space. Edit your life by paring back on clothes you no longer wear, items you have duplicates of, broken items and things you just don’t like anymore. Remember, you 66 YPNEXTHOME.CA

live in a condo or townhome, not a cupboard – life space is just as important as storage space.

Creating systems costs next to nothing but can dramatically improve your home life – if your bathroom and bedroom get overloaded with laundry, then invest in a basket and timetable a laundry day to deal with the backlog. Properly store home paperwork in dated files and avoid piling up your favourite magazines – weed out the things you like and lose the rest.

NHG: How do you make the most of a view without overwhelming it?

C and J: How do you make the most of a face without overwhelming it?

With great glasses, that’s how! Yes, great frames work for all great views – imagine your window view is a painting and frame it accordingly.

We painted out our condo frames in black to create a border for our downtown view. Choose blinds over drapes (to keep windows simple) and avoid overhanging from above if you can by positioning blinds above the glass rather than in front of it – a simple pelmet can disguise the mechanism. Don’t cramp your view with obstructions like a huge television in front of your mountain vista, and arrange furniture to make the most of the natural beauty. Imagine the view as the focal point of your decor and embrace it!

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DOWNLOAD THE APP DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 67

Inspiration | STYLE FILE

FAMOUS NAMES ON

HOME FURNISHINGS [ How design collaborations work ]

OVER THE YEARS, we’ve seen tables

by Lenny Kravitz for CB2, Priscilla Presley bedding, a King Coil mattress collection by Charlie’s Angel Jaclyn Smith. Ellen DeGeneres has a clothing and homewares collection, ED by Ellen. Ken Fulk recently did a collection for Pottery Barn. Luxury Interior Designer Brian Gluckstein has GlucksteinHome, a full housewares brand. Colin & Justin have their own line of products – and Designer Samantha Pynn is launching her first collection for Simons. So what does being famous and having a collection or product line mean?

There’s a huge difference between collaborations and endorsements.

Many companies have tried the celebrity endorsement. Did Britney Spears have anything to do with Pepsi? No, but she sure could sell it. Michael Jordan, however, did know a thing or two about what he wanted in a basketball shoe. It’s about selling lifestyle – the connections are aspirational.

BRIAN GLUCKSTEIN photo: Naomi Finlay

68 YPNEXTHOME.CA

GlucksteinHome by BRIAN GLUCKSTEIN

With Kravitz Design – his own design company – Lenny Kravitz paired up with CB2 to create a collaborative collection. Launched in the fall of 2015, Ryan Turf, managing director of CB2, describes Kravitz as being very passionate about design. More than just an aspirational style, he was involved as both a designer and a collaborator. For CB2, says Turf, it was a way to incorporate the music into their furnishings, since music is an important part of the demographic – and in reverse, Kravitz is a fan of CB2 so he appreciated being part of a brand he enjoys.

The collection is earthy. It’s rock and roll. It’s geometric and reminiscent of great 1970s design. It definitely exudes that part of Kravitz that his music fans know, relate to and love.

While this was a one-off collaboration, when pairing iconic names in the design world with furnishing and home decor lines, you find a more organic development.

Interior decor and design is all about creating beautiful spaces, some designers have that desire to create furnishings they envision for these spaces.

While designers can do this on a client-by-client basis – creating custom textiles, customizing the shape, size or finish of a sofa or table – creating a whole cohesive line for mass consumption is much more of an undertaking.

Decorator, stylist, columnist and CityLine expert, Samantha Pynn is also the host of Open House Overhaul on HGTV Canada. She’s just completed a new decor line – The Samantha Pynn for Simons collection, which launched in February. This is especially exciting as Simons, the much-adored trends and fashion retailer from Quebec, arrived in the GTA in March at Square One Shopping Centre in Mississauga, Ont.

PHOTO: MARK OLSON

By Elisa Krovblit

Kravitz Design by LENNY KRAVITZ X CB2

Kravitz Design by LENNY KRAVITZ X CB2

GlucksteinHome by BRIAN GLUCKSTEIN

PHOTO: LENOX AUDREY

LENNY KRAVITZ photo: Susan Legge

Pynn’s collaboration is the authentic design experience – creating the prints, selecting the colours, textiles, materials and developing the pieces to the perfect specifications. “A lot of times they want to put your name on a collection.

I wanted to be designing this from scratch,” says Pynn. “I wanted to have a say – a huge say.

“Simons understood my editorial and design background, and let me take the lead.”

The collection combines classic pieces with contemporary style. There are great patterns, textures and textiles. “The patterns, most are really rooted in the classics – lattice, floral.” There are florals, but not traditional little flowers, they’re big and stylized. There are animal prints.

There are geometrics, neutrals and punches of colour.

“People are really looking for something that will feel fresh for a long time, but still want something to be classic, have longevity, have legs,” Pynn says. “I don’t like disposable design. I didn’t want to go uber feminine.” It’s a ‘something for everyone’ collection, and you can see the strength of pieces as they work alone or with others.

Consumers can take pieces into different directions depending on the way they introduce them into their own decor.

“A collection,” she explains, “that makes pulling a room together easy.”

DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 69

SAMANTHA PYNN photo: RTR Media

Stores pull collections together all the time, buyers do their jobs and curate, but when connecting a well known designer’s name with a collection, consumers have an expectation – a reference to that name. It’s a challenge to design a large collection. The client is broader than a unique design done for an individual client. Price point needs to be a part of the equation, but quality has to be key.

Quite attuned to the quality, from the selection of fabrics to the feel of the texture, Pynn’s quality control was to test drive products. She’d take home the throws and try them out, sleep on them, see how they’d feel to her. She’d try out the mats to see how they’d perform. “A well-decorated home makes people’s lives better,” she says, but ultimately, as a professional, to put your name on a collection as a designer is to share your design concepts and vision with everyone – and it needs to measure up.

Completely different from endorsement, it’s a statement about your talent, about your vision and your design sensibilities.

The collaboration process was a consolidated effort. “We pushed each other in a positive ‘Okay, I’ll try that’ kind of way,” says Pynn. “Price was an issue but not a limitation.”

Internationally known, and highly acclaimed for his clean, stunning, luxurious design, Brian Gluckstein has done numerous collections – and has gone beyond to create his own brand.

GlucksteinHome was launched in 1999 and has grown and endured.

While the price point makes his 70 YPNEXTHOME.CA

SAMANTHA PYNN FOR SIMONS

SAMANTHA PYNN FOR SIMONS

products more accessible than his interior design fees, the intended consumer is broader. He describes the brand as being for “someone who loves design and wants to elevate the aesthetics of their home.”

As the brand, Gluckstein designs all of the products. “I love all home product and I’m inspired so much every day to design more. It’s important that I keep pushing the quality of product, through elevated design elements and beautiful materials, while keeping the price points sensible. ”Aligning with Hudson’s Bay has made GlucksteinHome very accessible to consumers. “With Hudson’s Bay, we’re able to work with factories all over the world and develop products in a scale that allows for that.”

The next time you shop, take a closer look at that famous name and you’ll be able to get a better feel for who you’re bringing into your home.

Ballymore Homes has been featured as “Model HOME Of The Month� as seen in the New Home Guide model home calendar

www.briarwoodhomes.ca

Model Home Photo Compliments of Ballymore Homes

www.ballymorehomes.com

In the village of Tottenham, amidst the rolling green hills and valleys, this stunning open-concept home reflects the superior standard of elegant, contemporary design found in all homes at Mill Street Village.

DECEMBER 2016

Advice | DESIGNER TIPS

Shopping for your small space

1. Quality over quantity MORE ADVICE ONLINE ypnexthome.ca/news/advice

LIVING IN A SMALL SPACE comes with practical challenges – a lack of storage being the main complaint from my clients. This lack of storage often means that everything is on display – so make it count! When I am shopping for my small-space 72 YPNEXTHOME.CA

In a small space, you don’t have the luxury to amass a great deal of stuff. Thus, I am pretty rigorous regarding what comes in and what exits a home. When selecting pieces I always ask: Will this improve my client’s quality of life? Will it enhance

organization in the home? Will it add to the enjoyment of the space? And once pieces come in, I try my best to ensure other unused things go out.

2. Be organized Professional organizers have taught me that a small space can be maximized with the right organizational tools. In a recent client’s project, we outfitted kitchen shelves with clear, stackable storage

In small spaces, I prefer to use large-scale art pieces as opposed to collections of multiple frames.

PHOTOGRAPHY BY TANJA TIZINA-BURDI; PORTRAIT BY ARNAL PHOTOGRAPHY

By Lisa Canning

dwellers (and by the way, I am one too), I keep a few principles in mind to set them up for success.

If you need to purchase a product for purely utilitarian usage, make sure it looks good too. I’ve recently been introduced to the Dyson Air Multiplier. Not only a powerful fan, its slim and sleek design doesn’t take up visual weight – a huge plus when square footage is at a premium.

bins, which increased the usable space by 40 per cent. To do this, group like items together and then assess the size of bin that you’ll need.

Retailers like Solutions and Neat offer diverse products to help increase shelf storage space.

3. Function, meet fashion If you need to purchase a product for purely a utilitarian usage, make sure it looks good. I’ve recently been introduced to the Dyson Air Multiplier.

Not only a powerful fan, its slim and sleek design doesn’t take up visual space – a huge plus when square footage is at a premium. I’m also a big fan of Scandinavian and Japanese designed dishware. Mjölk is a great resource for kitchen accessories that look beautiful while serving their function.

4. Measure your visual weight

Dyson Air Multiplier is practical and beautiful, and takes up little floor space

Overlooking the visual weight of a piece is a large reason I get called in for design consultations. In a small space, a large sofa and a large chair will look cluttered and feel cumbersome. The same principle applies to using several dark, bulky, wooden pieces in close proximity.

To lighten a space, pair a large sofa with two smaller chairs, and swap out the wooden coffee table for a glass surface. Glass or acrylic pieces can balance out some of the larger pieces in a room. For these more delicate pieces, I love retailers like CB2 and Urban Barn.

5. Go large with art in a small space In small spaces, I prefer to use large-scale art pieces as opposed to collections of multiple frames. I love the impact that is created by one piece, as it can ground the colour scheme of a room and provide a stunning focal point.

Lisa’s favourite small space shops For beautiful accessories: » 1212 Décor 1212decor.com For organizational elements: » Solutions solutions-stores.ca » Neat neatspace.ca Well designed function: » Dyson dysoncanada.ca » Mjölk mjolk.ca

Lisa Canning is a designer and owner of Lisa Canning Interiors. lisacanning.ca, 416.587.9780 DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 73

Hot Properties

Find your next home! This page features a few of the latest properties to keep your eye on in the Toronto area. Find more properties at ypnexthome.ca

LATEST LISTINGS

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IMPRESSIONS IN KLEINBURG By: Fieldgate Homes City: Vaughan Housing type: New release of 38- and 44-ft. singles from $1 million fieldgatehomes.com

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CORNELL ROUGE By: Madison Homes and Forest Hill Homes City: Markham Housing type: Freehold townhomes and single-family homes from the mid-$800s cornellrouge.com

PARK RIDGE By: Tribute Communities City: Oshawa Housing type: Detached community offering 36-, 40- and 50-ft. designs mytribute.ca

…continued on page 76 74 YPNEXTHOME.CA

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DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 75

LATEST LISTINGS

Find your next home! Find more properties at ypnexthome.ca

…continued from page 74

preview registration

DOWNSVIEW PARK – STAFFORD HOMES

TIMBERLANE By: Brookfield Residential City: Aurora Housing type: Limited release of 56 estate homes in a gated community setting auroratimberlane.ca

HILLSBOROUGH HOLLAND LANDING By: Great Gulf City: East Gwillimbury Housing type: 36-, 40-, 45-ft. detached homes on Highway 7, north of Davis Drive greatgulf.com

GLENWAY PHASE 2 By: Andrin and Lakeview Homes City: Newmarket Housing type: Two- and three-storey townhomes, and 50- and 55-ft. singles glenwayliving.com

GEORGIAN SANDS By: Elm developments City: Wasaga Beach Housing type: towns and singles starting from the high $230s georgiansands.com

AFFINITY CONDOMINIUMS By: Rosehaven Homes City: Burlington Housing type: Two contemporary mid-rise condominium buildings from the high $200s rosehavenhomes.com

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

VICTORY HEIGHTS By: Treasure Hill Homes City: Vaughan Housing type: 40- and 42-ft. luxury singles at Eagles Landing Road and Dufferin Street treasurehill.com

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

LAKE POINTE By: Rosehaven Homes City: Stoney Creek Housing type: Five 60-ft. singles coming soon. rosehavenhomes.com

By: Ballymore Homes City: Innisfil Housing type: Detached homes on 40- and 50-ft. lots. Prices starting from the mid-$500’s ballymorehomes.com

DOWNSVIEW PARK By: Stafford Homes City: Toronto Housing type: Three- or four-storey townhomes staffordhomes.ca

REAL TOWNS By: Madison Homes City: Thornhill Housing type: Townhomes starting from $1 million madisonhomes.ca

SEATON TAUNTON By: Mattamy Homes City: Pickering Housing type: Affordable townhomes alongside greenspaces and other amenities mattamyhomes.com

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76 YPNEXTHOME.CA

THE VILLAGES OF KILLARNEY BEACH

THE BROOK By: Delpark Homes City: Oshawa Housing type: Single-family homes on 30-, 36- and 40-ft. lots thebrookhomes.com

OAK PARK By: Ballantry Homes City: Oakville Housing type: One- to three-bedroom condominium suites. ballantryhomes.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

Homebuyers’ Help

Compare mortgage rates for your best deal CHARTERED BANKS

variable

ATB Financial

2.5

Alterna Bank

2.45

Bank of Montreal

2.6

Bank of Nova Scotia

2.9

Canadian Western Bank CIBC

6 months

1 year

2 years

3 years

4 years

5 years

4.1 4.10op 4 6.30op

3.04 4.10op 2.79 6.30op 3.09 6.95op 3.29 6.50op 3.14 6.30op 2.84 6.35op 3.14 3.14 6.35op 2.94 3 3.20op 3.14 6.70op

2.39 4.10op 2.74

2.59

2.69

2.79

2.59

2.74

2.59

3.19

3.59

4.09

2.59

3.09

3.39

3.89

4.49

3.04

3.65

4.2

4.74

2.79

2.49

4.09

4.79

3.04 2.45

3.65 3.39

4.39 4.09

4.64 2.65

2.94 2.94

2.94 2.84

2.99 2.79

2.99 2.89

3.04

3.39

2.79

2.94

2.79 2.59

3.34 2.69

3.99 2.79

4.44 2.94

2.84

3.44

2.44

2.69

3.24

3.49

3.69

3.79

6.95op 4.55 6.45op 4 6.45op

2.7 6.95op

Equitable Bank HSBC Bank Canada

2.65

ICICI Bank Canada Manulife Bank

2.75 2.6

National Bank

n/a

President’s Choice Finan Royal Bank

2.7 2.7

TD Canada Trust

2.6

Tangerine

2.7

4.45 6.20op 4.45 4.4 6.70op

7.00op

2.99 7.00op 3.04 4.00op 3.19

TRUST COMPANIES Community Trust Effort Trust

n/a n/a

Home Trust Investors Group Trust

2.35 n/a

MTCC

2.9

6.5 4.45 6.30op 3.95 4.2 6.50op 4.55 6.45op

3.14 3.35 6.30op 2.69 3.14 6.30op 3.29 6.50op

3.25 3.5

3.95 3.7

4.39 4.3

4.64 4.35

2.14 3.09

2.34 3.39

2.59 3.89

2.59 2.45

3.09

3.39

3.89

4.49

4 6.30op 6.2 6.40op 3.1 4.25 6.50op 4.2 6.50op

2.79 6.30op 2.84 6.30op 2.29 2.89 6.50op 3.14 6.30op 3.25 6.25op 2.84 6.30op 2.99 6.30op 2.8 2.95op 2.39

2.74

2.59

2.74

2.59

2.89

2.95

2.99

2.89

2.24 2.79

2.39 2.89

2.49 2.95

2.69 2.89

3.09

3.39

3.89

4.64

3.2

3.65

4

4.5

2.79

2.64

3.89

2.44

2.69

3.49

3.99

4.54

2.85

2.95

3.05

3.15

2.39

2.39

2.49

2.49

OTHER FINANCIAL INSTITUTIONS Alterna Savings

2.45

Comtech Fire C.U.

2.45

First National Fin. LP IC Savings

2.7

London Life

n/a

Luminus Financial

3.25

Meridian Credit Union

2.4

PACE Savings & C.U.

4 5 6.70op

Parama Credit Union

2.65

Steinbach Credit Union

2.25

ONLINE CALCULATOR ypnexthome.ca/mortgage-calculator Notes: **Interest rate charged subject to adjustment during term mortgage. Please consult institution for term of years available. All rates are prime rates and subject to change without notice.

R.O.R. RATES ON REQUEST op OPEN ----- NOT QUOTING N/A NOT AVAILABLE Nov 21, 2016. Prepared By Fiscal Agents Financial Information Services 905.844.7700

DECEMBER 3 - 17, 2016 | NEW HOME GUIDE 77

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projects & communities MAP LISTINGS IN THIS ISSUE PAGE

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continued from page 80 PROPERTY TYPE

PRICE RANGE

PIN

MAP FINDER

East 25

Fieldgate Homes

Whitby Meadows

fieldgatehomes.com

D

T

31

28N

BC

Mattamy Homes

Queen’s Common

mattamyhomes.com

D

T

91

27O

Mattamy Homes

Seaton

www.mattamyhomes.com

D

T

44

24N

Treasure Hill Homes

Shift

treasurehill.com

70

25N

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Urban Town Living

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from $390,000

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25N

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D

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D

18

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D

Ballymore Homes

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29

Ballymore Homes

The Villages of Killarney Beach

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63

ELM Developments

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17

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D

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Mayfield Village

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D

S

T

Fieldgate Homes

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fieldgatehomes.com

D

S

Fieldgate Homes

Lotus Pointe Caledon

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D

Fieldgate Homes

Valley Lands

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D

Great Gulf

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Great Gulf

Westfield

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Mattamy Homes

Cranberry Hill

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Mattamy Homes

Hawthorne South Village

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T

Mattamy Homes

Mount Pleasant North

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T

Mattamy Homes

The Preserve

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Mattamy Homes

Topper Woods

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T

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T

from $195,000

Primont Homes

16 Mile Creek

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T

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Starlane Home Corporation

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D

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S

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D

S

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21

from $350,000

T

North

S

T

from $550,000

46

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T

from $560,000

20

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from $750,000

51

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from $600,000

65

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from $700,000

52

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74

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26

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from $724,000

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23

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78

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from $830,000 S

T

from $240,000

D T D T D

S T

from $2360,000

West

25

7

41

S

D

from $325,000

D

C

T C

T S

T

from $715,000

T

T

from $1090,000

Property Type D Detached S Semi-Detached T Townhome

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Andrin Homes

Glenway in Newmarket Phase II

GlenwayLiving.com

D

IFC & 1

Aspen Ridge Homes

Chelsea Maple Station

aspenridgehomes.com

D

1

Aspen Ridge Homes

Corporate

aspenridgehomes.com

D

Aspen Ridge Homes

Kleinburg Hills

aspenridgehomes.com

D

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Jarvis St

University Ave

40

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35

34

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Bayvi w

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Bloor St W Harbord St Wellesley St College St Carlton St Gerrard St

Queen St W King St W Front St W

E

3

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Bro adv iew

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Lansdowne Ave

Browns Line

Laird Dr

Avenue Rd

36

Mt Pleasant Rd

St Clair Ave W

Davenport Rd Dupont St

Ossington Ave

Roncesvalles Ave Weston Rd Keele St Parkside Dr High Pk

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Eastern A

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Post Lawrence Ave W

Eastlake

d ell R rtw Cha

Edgewood Rd

York Mills Rd

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Prince Edward Dr Royal York

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Barrie St

Jane St

407

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82

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Keele St

Jane St

Weston Rd

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Renforth Dr

Norseman St

53

Langstaff Rd

Tre the wey Dr

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4

55

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Carlingview Dr

Rd thra Caw

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Wanda St

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Wilson Ave

Etobicoke

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McNaughton Rd

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Gamble Rd

Teston Rd

49

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Kipling Ave

400

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8

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Evans Ave Horner Ave

Jane St

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Martin Grove Rd

Finch Ave W

Bloomington Rd

King-Vaughan Rd

Langstaff Rd

Weston Downs

74

Kirby Rd

Rutherford Rd

73

Rexdale

Burnhamthorp eR d Bloor St W

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11

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Cooksville

17

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Rupke Rd

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Salem

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Washington Rd

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59

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P

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Old Scugog Rd

Ormiston Rd Langmaid Rd

Grandview St N

Olive Ave

Solina

Mitchell’s Corners

62 hi

Union School Rd Wotten Rd

Enfield Rd

Grandview St N

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58 King St

22 rth St Went wo

60

Hoyer Rd

Nestleton Rd

Cartwright West Quarter Line

Sandy Rd

Graham Rd Russell Rd

35

Bond St

Park Rd

Stevenson Rd

Hopkins St

Halls Rd

Pickering Beach Rd

Shoal Pt Rd

Westney Rd

Harwood Ave

Henry St

Burns St

54 Adelaide Ave

Gibb St

34

Sand Bar Rd

Ogemah Rd

Washburn Island Rd

Rd

53

Valentia Rd

Eldon Rd

Beacroft Rd

Mississaugas Trail

He ad

Wilson Rd

Ritson Rd

Harmony Rd

52

3

Concession Rd 7

Oshawa

Dundas St

Mariposa/Ops Bdry

Bush Rd

White Rock Rd

Fingerboard Rd

Sim coe St

Simcoe St

Stevenson Rd N

4

Mountjoy Rd

Concession Rd 10

Enniskillen

G

Fallis Rd

Cadmus

Devitts Rd 57

Byers Rd

3

Conlin Rd

Nestleton

McKee Rd

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33 16

Thickson Rd

Anderson St

Cochrane St

Brock St

Garden St

McQuay Blvd

Halls Rd

Salem Rd

Victoria St

Harmony Rd N

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Columbus

Bradburn Rd

Burketon

Boundary Rd

Winchester Rd

2

28 Ma nn in g Rd 36

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Duffs Rd

Cochrane St

Cedarbrook Tr

Ashburn Rd

Columbus Rd

Whitby

Taylor’s Rd

Barry’s Rd

Station Rd

Stevenson Rd N

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24

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91

41

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26

19

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7 12

3

3143

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Myrtle

Lyndebrook Rd

Taunton Rd

Ajax

Scugog Line 3

Malcolm Rd

Edgerton Rd

Church St

2

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Brooklin

Rossland Rd 31

2

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Greenwood

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Ashburn

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Roseville Siloam

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Farmstead Rd

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Grasshill

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Linden

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Udora

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Ashworth Rd

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Farr Ave

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Centre St

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Zephyr

Hollingers Rd

Doane Rd

Bridle Path

Ravenshoe Rd

Brewster Rd

3rd Concession Rd

Sand Rd

77

Hornes Rd

Cedarbrae

39

Meyers Rd

Orchard Ct

Queensville Sideroad

Queensville

28 13th Concession

Rd

Q u a r ter

Lorneville

46

Brock-Thorah Townline East

Concession

21

Old Shiloh Rd

5th Concession Rd

48

Cedarbrook Dr Rd

Old Homestead Rd

Foot Dafoe St St

Holborn Rd

Morning Glory Rd

Georgina

Leitch Rd

Cole Rd

27

Concession Rd 3 Thorah

Concession Rd 2 Thorah

48

14th

81

Brown Hill

Boag Rd

Maple Hill

8

26

Smith Blvd

Prout Rd

Ravenshoe

46 East Gwillimbury Doane Rd 86

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Boag Rd

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Frog St

2nd Concession Rd

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Holborn Rd

Leslie St

Holland Marsh

32

25

18

Audubon Way

Miles Rd Blake Ave

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10th Line

Carley Rd

The Queen sway

West ury

Rd st re nc ve Ra

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Dr

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Lake Ridge Rd

Glenwood Ave

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Point

Weir’s Sideroad

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Cryderma n’s Rd

Pollock Rd

Rd

Island View

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Park Rd

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Lasher La Valley Vie w Dr

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COOK’S BAY

River

Duclos Point

P e ff e r l a w

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Morton Ave

Briars Pk

Sutton

Stoney Batter Rd

21

Black 80 Hi

Rd 9 ing

Lockie Sd Rd

Old Homestead Rd

Fennell

Morning Sdrd

Base Line Rd

8A

Church St

Gilford Rd

Ho us eR d

Jacksons Point

3

Rd

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Park Rd

20

Rd

Maple Beach

Lloyd Sdrd

Boyers Sideroad

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St gh

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Deer Park Rd

The Que ensw ay

Harbour St Pine Ave

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Island Grove

Metro Rd

Willow Beach

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H

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Line

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RELAXED URBAN LIVING IS COMING SOON IN QUEEN’S COMMON Our new Whitby community of Queen’s Common will offer you a genuinely inspiring collection of Townhomes and Detached Designs. Mattamy’s thoughtful designs considers the needs of modern, energetic families.

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