BC New Home and Condo Guide - May 13, 2016

MAY 13 - 27, 2016 VOLUME 1, ISSUE 10, FREE

METRO VANCOUVER EDITION

INSIDE THIS ISSUE

2016 OVATION MULTI-FAMILY AWARD WINNERS

APRIL WAS ANOTHER RECORD-BREAKING MONTH

ULTIMATE IN GREEN DECOR: DECORATE WITH PLANTS

48+ Years 60+ Projects Over 4,000 Homes OVER 50% SOLD! PHASE 5 JUST RELEASED!

ACT NOW FOR BEST SELECTION!

BY LAKEWOOD

TOWNHOMES

CONDOS

14555 68th Avenue

2855 156th Street

778-590-7283 | syncliving.ca

778-545-8737 | theheightsliving.ca

Open daily 12 - 5 pm (except Fridays)

Open Sat & Sun 12 - 5 pm (or any time by appointment)

L A K E W O O D . C A

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 7

Rainbow Creek

240 St

Way ka na Ka

8窶ズPNEXTHOME.CA

112 Ave

T H E

GR AND F INALE YOUR LAST OPPORTUNITY TO OWN STAT I ON S Q U A R E

STATIONSQUARE.CA

The developer reserves the right to make changes and modifications to the information contained herein. This is not an offering for sale as an offering can only be made after the filing of a disclosure statement, and only in jurisdictions where qualified in accordance with applicable local laws. E. & O. E..

Station Square and the Station Square logo are registered trademarks of Metro Shopping Centre Limited Partnership, and used under license.

NOW IS THE TIME TO MAKE YOUR MOVE.

HOME STORE

NOW OPEN

Boulevard is proud to present the Residences at Gateway, a contemporary yet timeless collection of 1, 2 and 3 bedroom condominium homes coming to Abbotsford. Generous sized suites, plenty of storage and parking.

Uncompromising Quality. Unparalleled Value. Design that Prevails.

Visit the Home Store open 12-5PM (closed Tues & Fri) Suite 101 - 2031 McCallum Rd, Abbotsford (Gateway 3) A K A R E N M AT T Y S I G N AT U R E C O L L E C T I O N .

boulevardgroup.ca

604.855.8116

Š Boulevard Group Residences Limited Partnership 2016. Rendering is an artist’s conception and intended as a general reference only. This is not an offering for sale which can only be made with a disclosure statement. Sales by Fifth Avenue Real Estate Marketing Ltd. Fifthave.ca E.&O.E.

contents MAY 13 - 27, 2016 | VOLUME 1 ISSUE 10

20

ON THE COVER

Connaught

Come home to Edgemont Village

70

+ online NEIGHBOURHOOD

HOME SEARCH

MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

MAPS

advice

Park Ridge

24 Inside mortgages

Close to home and adventure in Chilliwack

8X ON THE PARK

Bold and innovative in downtown Vancouver

LOOK FOR THE CIRCLE

neighbourhood

by Kris Grasty

34 Queen of Green

Getting rid of mould in the air

by Lindsay Coulter

36

Money matters

Owning versus renting

by Gail Vaz-Oxlade

22 North Vancouver

A city in the middle of nature

12 YPNEXTHOME.CA

Why the new down payment rules are no big deal

80 The Grayson

A coveted West Side address

WITH

DYNAMIC

77

project profiles

(continued on page 14)

NOW OPEN

•

Balance of strength & beauty

VISIT US TODAY!

Virtuoso embodies Adera’s mastery of the modern form. Their 10th building in UBC’s coveted Wesbrook Village, these residences embrace a central zen garden.

Quiet Home technology keeps life so serene you’ll never be sure if the neighbours have even moved in. Consummate living in the spirit of the west coast.

Virtuoso@Adera.com | 604.221.8878 118-6033 Gray Ave, Vancouver

*LIMITATIONS APPLY. SALES BY DISCLOSURE STATEMENT ONLY. E&OE. VIRTUOSO ADERA PROJECTS LTD. ADERA REALTY CORP. 2200 – 1055 DUNSMUIR ST., VANCOUVER V7X 1K8 | 604.684.8277

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill

(continued from page 12)

88 Style file

Designer/artist collaborations create great home decor

40 Condo sense

How do you know which multi-family builder to choose?

by Cameron McNeill

54 Fundamentally speaking

by Elisa Krovblit

by Andrew la Fleur

50 REBGV April 2016

Another record-breaking month for real estate

by Hellen Buttigeig

62 Mind over mortgage Protect yourself against mortgage and title fraud

buyers’ resource section

46 Hot Properties

Find out what’s new and hot in Metro Vancouver’s real estate marketplace

by Alisa Aragon

82 On the move

Change homes safely and quickly with professionals

by Susan Boyce

94 Taxing issues

Buy when you’re ready, don’t try to time the market

by Henry Choo Chong

in every issue

16

Editor’s Note

58

district maps

inspiration

18

30 The 2016 Ovation Award Winners!

26 Burnaby/New Westminster

GVHBA celebrates the best of our region’s builders

by Dawn Sondergaard

66 Designer advice

For the ultimate “green” home; decorate with plants

by Jamie Banfield

72

Double duty design

Decor that works for indoors and outdoors

by Yanic Simard

14 YPNEXTHOME.CA

38

Stephanie MacDonald

Wayne Karl Elisa Krovblit Lydia McNutt (on leave) STAFF WRITERS

Susan M Boyce Michelle Hopkins

MEDIA CONSULTANTS

Dave Bird 604.319.7102 Ricardo Hernandez 604.319.7103 SALES COORDINATOR

Justin Salvador PRODUCTION MANAGER

GRAPHIC DESIGNER

Miguel Cea PRODUCTION CO-ORDINATOR

Hannah Yarkony Published by

North Shore

Richmond

48 Surrey/Langley 60 South Surrey/White Rock 68 Abbotsford/Chilliwack 76

EDITOR

Bala Gnanapandithan

96 Listings Directory

by Chuck Resnick

Edwin Rizarri

Yanic Simard

What’s going down online at ypnexthome.ca

5 organizational myths

SENIOR SALES MANAGER, WESTERN CANADA

DESIGN EDITOR

99 What’s Online

58 Organizing

Moe Lalani

CONTRIBUTING EDITORS

We have to watch out for overvaluation and over-building

Planning for occupancy fees

DIRECTOR OF SALES, NATIONAL

Megan Pike

44 CMHC Report:

56 Investor insights

Susan Legge

ART DIRECTOR

trending

6 important things to know for first-time buyers

by Wayne Karl

72

EDITOR-IN-CHIEF / DIRECTOR OF CONTENT

Vancouver

86 Maple Ridge/Pitt Meadows 92 Tri-Cities

4180 Lougheed Highway Suite 102 Burnaby BC V5C 6A7 T 604.519.6080 F 604.519.6088 ypnexthome.ca ADVERTISING Call 604.519.6080 for advertising

rates and information.

Copyright covers the contents of this publication and prevents reproduction in whole or in part: offenders will be prosecuted. We reserve the right to refuse any advertising, to make changes or edit advertising as necessary. Care will be taken to ensure copy accuracy but no warranty is implied or given by the publisher.

The views and data expressed by columnists do not necessarily represent those of the publication.

17 Luxury Townhomes NOW PREVIEWING REGISTER TODAY

marcon.ca /maisonette 604.325.8111

Copyright © 2016 Marcon W 57 (GP) Ltd. All Rights Reserved.

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 15

Editors’ Notes

VICTORIA/FRASERVIEW

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

EXCLUSIVE PROFILE ONLINE http://nexthome.yp.ca/new-homes-for-sale/bc/vancouver/west-end

Deciding to move is easy!

Looking for a new place can be overwhelming. The stress of finding something suitable, plus the pressure to sign legally binding contracts can create a lot of anxiety.

However, anxiety can be controlled — if not eliminated — by managing two important factors: how prepared you are financially and how knowledgable you are about the process. This includes the details of your transaction, what is expected from you from a legal standpoint and all of your financial obligations.

With so much information available these

days on the web, it’s easy to get distracted.

For tips and financial advice, and the latest property listings available across Canada, check out this issue and our website, YPNextHome.ca. Not only will you find an easy way to connect with prospective properties, you’ll be able to dig deep on details such as costs, neighbourhood information and much more.

Deciding to move is easy, finding a place that matches your criteria can be the tough part. Let us help. Drop us a line and let us know if you have any questions or comments. We’d love to hear from you.

Selling to Millenial buyers

STEPHANIE MACDONALD Editor, Yellow Pages NextHome Email: Stephanie.MacDonald@ypnexthome.ca Twitter: @stephmacYP

+ get social 16 YPNEXTHOME.CA

Considering that 75 per cent of first-time home buyers are Millennial, this is clearly a demographic that, though still young, has got to be understood and catered to by marketers, builders and city planners well into the future.

Millennials are smart. But in order for these young people to get their foot in the ownership door in this heated marketplace they need some help.

City planners need to address affordability through smaller, entry-level housing options with diverse amenities, as well as re-zoning for more creative uses for currently industrial areas, especially around transit hubs. This can

be accomplished through the creation of more micro-lofts, live/work spaces and the creation of a supply of new homes that acknowledges the large market for these type of entry-level living spaces.

Marketing programs also need to change their strategy to connect with Millennials, who get their information and engage with their communities through a variety of evolving platforms, including social media, print and traditional advertising.

Whether you’re a Millennial or not, New Home & Condo Guide, as always, has everything you need to find your perfect place to live. Happy home hunting!

Interact with us on social media: ypnexthome

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Presentation Centre 238 Fell Ave 604-980-0016

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NEW CONDOS: Edgemont Blvd & Ridgewood Dr 604-699-0036

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590 Raven Woods Dr. 604-924-0818

6. CONNAUGHT Edgemont Blvd. & Ridgewood Dr. 604-699-0036

NORTH SHORE/SQUAMISH/WHISTLER

NOW PREVIEWING

Connaught in Edgemont Village.

One of a Kind.

Connaught’s boutique collection of 1, 2 and 3 bedroom homes that range up to 1,600 sq.ft. are now ready for previewing. These elegant concrete residences feature air-conditioning, gourmet kitchens with integrated premium appliances by Bosch, custom Italian cabinetry and dramatic marble slab backsplashes. Connaught offers a variety of amenities including a landscaped rooftop courtyard, concierge, and new shops that complement the established and highly walkable Edgemont Village, located just 15 minutes from downtown Vancouver. Register today.

Book your private appointment today: connaughtliving.com or call 604.699.0036 to

Artist rendering only

speak with a sales advisor.

VD BL

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P R E S E N TAT I O N C E N T R E

N O EM G LVD ED B T

PRESENTATION CENTRE 3044 Edgemont Boulevard, North Vancouver, BC (By Appointment)

D

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W QUEENS RD This is not an offering for sale. Any such offering can only be made with a Disclosure Statement. E.&.OE. Prices are subject to change without notice

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 19

Property Profile | CONNAUGHT

cover story

Connaught Come Home to Edgemont Village “THAT’S IT, THAT’S MY SUITE RIGHT THERE. It’s going to be so quiet, and

just look how I’ll be able to walk right out from my patio onto this wonderful courtyard with all those trees and gardens. And I won’t have to get anyone in to mow the lawn ever again.”

The woman in Connaught’s presentation centre is glowing with excitement as she points to a corner home about midway down the lavish 20 YPNEXTHOME.CA

second-level terraced garden. Her friend, Carol, is equally enthused and in no time they’re sharing notes on where to get the best deals on outdoor furniture and how great it will be to meet for lunch.

Deepening the Love Affair “Edgemont Village truly is such a beloved community,” says Michael Ward, Senior Vice President of Development and General Manager for

Grosvenor Americas’ Vancouver office, the company behind this captivating, innovative development. “People, especially downsizers, really want to stay here, but there have been very few options other than single-family houses until now. The fact that over 70 percent of our sales to date are to people who already live in the neighbourhood attests to the demand for other housing types.”

As one of the five Grosvenor senior management who live within a few blocks of Connaught, Michael says the company spent three years in the planning phase to ensure the mixed-use design — a combination of townhomes and three levels of apartment residence

Location

Edgemont Village, North Vancouver Builder

Grosvenor Americas Development

Connaught Home Type

Residences and townhomes Sales Centres:

3044 Edgemont Boulevard Contact

connaughtliving.com or 604.699.0036

above street-level retail — would be a perfect complement to Edgemont Village’s charming ambiance. “We want to take all the things people love about the Village and enhance them,” he explains.

Clearly the company went above and beyond to get input from the neighbourhood. “During the rezoning phase, we opened a community information centre in the space where we have the presentation centre now.

We held many special events there and last year, it was open with regular retail hours most weekends. It was a great way to engage the community and get a good sense of what they wanted.”

It soon became apparent that there was huge demand for a full-service grocer and another premium casual

restaurant. Five major grocery chains came forward with proposals, but ultimately is was Thrifty Foods that will be opening their doors. “Thrifty Foods is a BC homegrown retailer and therefore was a perfect fit,” Michael says. While the new restaurant is still a closely guarded secret, his smile suggests it will be another welcome addition.

City Savvy Style Inside, Connaught is poised to continue the contemporary style that has long been a Grosvenor tradition. Standard features include integrated premium appliances by Bosch, smooth-finish ceilings, quartz counters by Caesarstone, rain showerhead and invisible pencil drains in ensuite showers, imported Italian cabinetry and a built-in recycling

centre. Plus every home is air conditioned for extra comfort.

The Connaught presentation centre is now open by appointment at 3044 Edgemont Boulevard in the heart of the Village. This rare collection of 82 concrete homes includes one-, two-, and three-bedroom apartments plus a select offering of three-bedroom townhomes with private rooftop decks.

When you visit be sure to allow yourself time to indulge in a latté and treat one of the local coffee shops — a great way to pause, watch the world go by and bask in the ambiance of this one-of-a-kind neighbourhood.

For more information visit connaughtliving.com or call 604.699.0036.

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 21

Neighbourhood Profile | NORTH VANCOUVER

North Vancouver Boundaries The City of North Vancouver is a small community located at the base of the North Shore Mountains. It is bounded to the south by Burrard Inlet, and the District of North Vancouver to the east and west. With a land area of approximately 12 square kilometers, the city is blessed with an abundance of Mother Nature’s best outdoor playgrounds.

The Vibe It’s safe to assume residents are pretty happy. Who wouldn’t be? Mother Nature blessed the city with some heavy hitting natural attractions – skiing, snowboarding, and hiking on Grouse, Cypress, and Mount Seymour; boating, kayaking, and canoeing near Deep Cove, walking Lynn Canyon and Capilano Suspension bridges, fishing, golfing, and 22 YPNEXTHOME.CA

mountain biking. Add a lively art scene, great restaurants, fabulous shopping, and quaint villages and yes, residents here are often sporting big smiles!

Meet the Neighbours Home to approximately 50,926 residents, the city’s median age is 41.2. Seniors 65+ make up 13 per cent of the population.

This is a culturally diverse city, with 44 per cent with a Mother Tongue other than English or French – that’s greater than the rest of Canada (20.6 per cent).

For the first time, Tagalog (Filipino) replaced the Chinese language/dialects as third most prevalent first language behind Persian (Farsi).

Dollars & Sense North Vancouver is considered a fairly affluent city thanks to sweeping mountain, ocean and city vistas. Prices

for nearly everything are slightly above average compared too many other municipalities, but not as expensive as West Vancouver. Vacancy rates keep shrinking; therefore rents are rising. A one-bedroom rental apartment will cost you about $1,005 a month. On the upside, the city is seeing an increase in the number of new condo and townhome developments.

Planes, Trains and Automobiles Highway 1 is at the north of the City limits – which links into West Vancouver and over into Vancouver and Burnaby.

Good transit exists but one of the most beautiful and relaxing way to get downtown is on the Seabus from Lonsdale Quay. Your leisurely commute takes 15 minutes. There are also good bike lanes which interconnect with others in the region.

In the Area North Vancouver features a plethora of parks, fields, trails and recreational centres, including the Harry Jerome and John Braithwaite community centres. It is also home to the Lions Gate Hospital, a whopping 25 elementary schools and seven high schools. For shopoholics no need to worry – there are great shopping hubs along Lonsdale Avenue and also along Marine Drive, including Capilano Mall and Park and Tilford.

The Good, the Bad & the Rest This alpine suburb came to realize that the single-family homes its residents were able to buy decades ago are out of reach for many young adults and families. While rising home values benefit the owners, it’s not allowing for a diverse age group to live here. The good news is that its historical downtown core – Lonsdale – is emerging as a walkable waterfront with several lowrise mixeduse towers. Traffic congestion? YES!

Quick Facts

Hot Spots

Fishworks Housed in a beautiful heritage building, Fishworks delivers in spades – inventive chef, fabulous cuisine, great atmosphere, contemporary décor and exceptional service. If you love fresh seafood, you are in for a treat! www.fishworks.ca

» Average Home Price: $930,000 » Average family income: $77,000+ » Apartment, condo, detached, townhomes » Distance from North Vancouver City Hall to the District of North Vancouver City Hall = 2.5km » Distance from North Vancouver to District of West Vancouver City Hall = 6.8km

Real Estate Market The City of North Vancouver spent three years hosting open houses to find out the needs of its residents. Its 2014 Official Community Plan includes objectives such as “considering the needs of households with children in the design of multi-family projects” and “providing opportunities for a range of housing densities, diversified in type, size and location.” Forty-four per cent of its real estate consists of low-rise apartment structures with fewer than five storeys.

Condo Buying: City of North Vancouver was historically single family homes and townhouse complexes with older condos in the central and Lower Lonsdale area. Today, the city is reinventing itself with a number of residential towers that have either been built and/or planned within the City boundaries. These have/will provide much-needed additional condo/apartment living within the city, allowing those young professional who grew up here to afford coming back!

Lifestyle: North Vancouverites enjoy great dining, eclectic shopping districts, theatre, and many cultural events and festivals – think the wildly sexy Caribbean Days Festival, North Shore Jazz Festival and the Artists for Conservation Festival up on Grouse Mountain. North Vancouver had its share of homegrown celebrities including singer/songwriter Bryan Adams, who began rehearsing in his mom’s basement and the late Food Network’s chef Anthony Sedlak, who started his career working at Grouse Mountain’s café.

Street Corner “When you cross the bridge there is a feeling of serenity and calm; and yet you’re only 15 minutes from downtown.” – Yolande, retired human resources manager “I love the air, full of oxygen and the gorgeous mountains so close by… North Vancouver is an oasis.”

– Bill, international oil and gas president “You live in the mountains … how cool is that? I have a real affection for the North Shore and I love trail running, so what city could be better?” – Greg, VP of sales and marketing

Lonsdale Quay With more than 90 boutique shops and services, you can spend a leisurely afternoon at the Lonsdale Quay. The Market also boasts fresh produce, international cuisine, a play area for kids and a hotel. www.lonsdalequay.com Arms Reach Bistro Boasting spectacular waterfront views in the heart of Deep Cove, Arms Reach Bistro serves wonderful west coast cuisine. www.armsreachbistro.com Capilano Suspension Bridge & Park Located in a rain forest, meet visitors from around the globe who come for the thrill of crossing the 450foot swaying bridge and its newest attraction, The Cliffwalk – which is not for the faint of heart! www.capbridge.com Seymour Mountain Having hiked here often, I can tell you its majestic! Besides, wonderful ski trails it has an excellent variety of hiking and biking trails, which criss-cross the southern and eastern slopes of the mountain. www.mountseymour.com Moja Coffee When North Vancouverites crave a really good cup of java, they find their way here. Moja Coffee’s baristas are passionate about good coffee. You might want to indulge in one of their fresh pastries! www.mojacoffee.com MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 23

Advice | INSIDE MORTGAGES

Worried about the downpayment increase?

The truth is, the new down payment rules will affect very few buyers

By Kris Grasty

MORE ADVICE ONLINE ypnexthome.ca/news/advice

MANY PEOPLE ARE CONFUSED by the

media and think that 10 per cent down is the new rule. It is a blend of five per cent on the first $500,000 and 10 per cent down on the additional amount. Please read below for more details and to see the chart of what the down payments really look like.

I have set up an online Down Payment Calculator site for you. Your new Down payment amount will be clearly shown to you based on price entered, it is that simple, just go to downpayment.ca/ krisgrasty.

This change came out in December when the finance department said the change would “dampen somewhat the pace of housing activity over the next year.”

Effective February 15, 2016 the minimum down payment rose — up to 2.5 percentage points — on homes between $500,000 and $1 million. Since February, both Toronto and Vancouver markets have seen the opposite of this intended slowdown. Why? These two prominent Canadian housing markets are seeing some of the largest appreciation in values, however, most clients buying into more expensive properties are either upgrading from their current homes seeing similarly relative value increases, or are coming from a higher equity position.

24 YPNEXTHOME.CA

Minimum Down Payment by Home Purchase Price: Existing and new Eligibility Rules Existing Eligibility Rules Home Purchase Price

Minimum Down Payment %

Eligibility Rules Effective Feb. 15, 2016

Minimum Down Payment Amount

Minimum Down Payment %

Minimum Down Payment Amount

$5000,000 and 5.0 %

5.0 %

up to $25,000

5.0 %

up to $25,000

$6000,000

5.0 %

$30,000

5.8 %

$35,000

$700,000

5.0 %

$35,000

6.4 %

$45,000

$800,000

5.0 %

$40,000

6.9 %

$55,000

$900,000

5.0 %

$45,000

7.2 %

$65,000

$999,999

5.0 %

$50,000

7.5 %

$75,000

$1,000,000 and above

20.0 %

$200,000 and up

20.0 %

$2000,000 and up

When this was announced, I took a look at all of my Lower Mainland market files over the last two years and surmised that at most only a fraction of one per cent of those two year’s worth of files would have been affected. My broker reality is: the changes have made zero impact to any of my clients since their implementation.

Most first-time home buyers coming in with lower down payments are not typically buying above the affected price ranges. First-time buyers purchasing above the $500,000 threshold in this change are coming in with larger down payments and/or gifted funds at or near the 20 per cent range already.

The main point here is that most buyers in our market buying in the $700,000 to $800,000 range typically have access to the 1.4 per cent to 1.9 per cent additional down payment required, thus negating any real intended effect of this year’s most “significant” regulatory change. The new Property Transfer Tax exemption on new builds up to $750,000

is good for first time buyers and repeat buyers alike, offsetting the down payment change in this range.

To quote RBC Economist, Robert Hague, “While it is still premature to reach a verdict on the efficacy of this measure to cool Canada’s two hottest markets, the early evidence suggests that it has had little effect to date.”

People may have to save just a little while longer in these increasing markets.

With homeownership being a large life priority for so many people, the added time to save in order to achieve this milestone in a city they want to live in will be of little consequence. The reward of increasing equity and having a place to call home will continue to be their focus.

Kris Grasty is a mortgage broker with Dominion Lending Centre’s Canadian Mortgage Experts and an active member of the MBABC. Kris maintains a strong focus on educating clients on all options.

For more information visit his website at www.krisgrasty.ca or reach him at kris@cmexp.com.

NORTH SHORE/SQUAMISH/WHISTLER

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 25

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260 Salter St 778-398-1344

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6377 McKay Ave goldhouseliving.com

Presentation Centre #104 - 552 Clarke Rd 604-939-8868

A9. CAMERON Presentation Centre 150A - 3355 North Rd 604-379-2191

A10. THE PEAK 8955 University High Street 604-559-5795

Presentation Centre 659 Columbia Street Open Daily 12-5pm 604-522-2583

B4. THE ROYAL 203 – 20 E Royal Ave. 604.523.0733

B5. THE PENINSULA Port Royal 604-544-2258

80% SOLD WITHIN THE FIRST TWO WEEKS A GREAT SELECTION OF 2 AND 3 BEDROOM HOMES STILL AVAILABLE

COME SEE FOR YOURSELF TODAY.

PRESENTATION CENTRE:

503 12TH STREET, NEW WESTMINSTER OPEN DAILY 12-5PM (EXCEPT FRIDAYS)

LIVE. GROW. ENJOY.

Family-Size Townhomes

KIN

GSW AY

2 & 3 bedrooms from the high $400’s

THIS IS NOT AN OFFERING FOR SALE. ANY OFFERING CAN ONLY BE MADE WITH A DISCLOSURE STATEMENT. PRICES ARE SUBJECT TO CHANGE WITHOUT NOTICE E.&O.E.

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REGISTER TODAY

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BUILDING TRUST FOR THREE GENERATIONS

VIEWS WORTH SHARING

With its location at the crest of Burnaby Heights, every homeowner at Modena will enjoy spectacular views of your favourite neighbourhood and beyond thanks to the fabulous Roof Top Lounge. Pack up your hot meal prepared in your deluxe chef’s kitchen and head up to the roof to enjoy dinner surrounded by the city lights of downtown to the snow-capped peaks of the North Shore Mountains.

Modena homes include built in heating and air conditioning for year round comfort.

1 Bedroom homes from: $434,900 2 Bedroom homes from: $544,900 TRIUMPH ST

TRIUMPH ST SEA TO RIVER BIKEWAY

NOW SELLING PANDORA ST

GILMORE AVE

HASTINGS ST

Disclaimer: Pricing is subject to change. Renderings are an artist’s conception and are HASTINGS ST intended as general reference only. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement. E&OE

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CALL TODAY FOR A PRIVATE APPOINTMENT MODENABURNABY.COM 604.294.9919

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Trending

CELEBRATING THE BEST OF BUILDING GVHBA’s Ovation Awards IT WAS A DRESSED-UP, SOLD-OUT CROWD

that gathered at the Marriott Pinnacle Hotel on the evening of Saturday, April 23rd to witness the Ovation Awards celebrate Metro Vancouver’s best builders, renovators and designers. The GVHBA announced the winners at this year’s gala, presented by FortisBC with Patron Sponsor Homeowner Protection Office, Branch of BC Housing, and hosted by Fiona Forbes of Shaw Television.

In the multi-family categories, Adera Development Corporation pulled in four awards, including the coveted MultiFamily Home Builder of the Year Award, and Excellence in Building Science in

Residential Construction for “Shore Projects Ltd.” JDL Homes won the prestigious BC Housing Award for Excellence in Creating Innovative Housing Choices with “Cypress Mews”.

“Vancouver’s diverse culture, unique geography and growing demand for real estate are factors shaping our neighbourhoods and housing choices.

Homeowners are renovating in record numbers as it is often more desirable and affordable to renovate versus relocate, and builders are looking to technology and design to address concerns around green living and densification” said Bob de Wit, CEO GVHBA. De Wit continued, “The housing supply being built in Vancouver is as diverse as our local culture. Developments are built to appeal to a broad range of buyers, delivering outstanding opportunities and choices for homeowners. The issues around affordability and densification are actually great drivers for builders, developers and renovators to look at new ideas, and push the building envelope with leading-edge, award-winning solutions. It’s an exciting time for housing choice in Vancouver. “

2016 Multi-family GRAND OVATION AWARD WINNERS (Member company location in parentheses): Best Townhouse/Condominium Renovation: Under $200,000 Intermind Design Inc. for Gentleman (New Westminster) Best Townhouse/Condominium Renovation: $200,000 and over RodRozen Designs for Yaletown Prestige (Vancouver) Best Single-Family Detached Home (Production): 2,000 s.f. and over Portrait Homes Ltd. for Nelson Peak Phase 1 Hummingbird Homeplan (Richmond)

Best Townhouse/Rowhome Community: (In-Fill) 1,500 sf and over, and BC Housing Award for Excellence in Innovative Housing Choices – JDL Homes for “Cypress Mews”, Vancouver (existing home converted into four separate homes)

30 YPNEXTHOME.CA

Best Single-Family Detached Home (In-fill): 2,000 s.f. and over NRT Development for W18 (North Vancouver) • Associate: Powerhouse Tile Best Townhouse/Rowhome Community: Less than 1,500 s.f.

Adera Development Corporation for Breeze Adera Projects Ltd. (Vancouver) Best Townhouse/Rowhome Community (Production): 1,500 s.f. and over Zenterra Developments Ltd. for Hyde Park (Surrey) Best Townhouse/Rowhome Community (In-fill): 1,500 s.f. and over JDL Homes for Cypress Mews (Surrey) • Designer: Architrix Design Studios Inc. (Vancouver) Best Multi-Family Lowrise Development Adera Development Corporation for Sail Adera Projects Ltd. (Vancouver)

Best Townhouse/Rowhome Community: (Production) 1,500 sf and over – Zenterra Developments Ltd. for “Hyde Park”, South Surrey (Morgan Heights) – Best Single-Family Detached Home (In-fill): 2,000 sf and over – NRT Development – not sure if this is your market, however, in-fill is a new category. We are seeing more in-fill development as Vancouver redevelops with limit land resources.

Best Single-Family Detached Home (Production): 2,000 sf and over - Portrait Homes Ltd. for “Nelson Peak Phase 1”, Maple Ridge (Portrait Homes Ltd. also noted as Single-Family Home Builder of the Year) Adera Development Corporation winner of Multi-Family Home Builder of the Year – three projects below:

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 31

Best Interior Design Display Suite: Multi-Family Home Forge Properties Inc. for Royce - L Plan (White Rock) Best Interior Design Display Suite: Single-Family Home Marble Construction Ltd. for 948 Belmont (North Vancouver) Shaw Cablesystems Award for Best Marketing Campaign Metrics Project Marketing for Walter’s Place (North Vancouver) • Builder: Milori Homes (North Vancouver) Excellence in Building Science in Residential Construction Adera Development Corporation for Shore Projects Ltd. (Richmond) BC Housing Award for Excellence in Creating Innovative Housing Choices JDL Homes for Cypress Mews (Surrey) • Designer: Architrix Design Studios (Vancouver) Single-Family Home Builder of the Year Portrait Homes Ltd. (Richmond) Multi-Family Home Builder of the Year Adera Development Corporation (Vancouver)

Best Townhouse/Rowhome Community under 1,500 sf - Adera Development Corporation for “Breeze”, Surrey Best Multi-Family Lowrise Development – Adera Development Corporation for “Sail”, Westbrook, UBC Excellence in Building Science in Residential Construction – Adera Development Corporation for “Shore Projects Ltd.”, North Vancouver (Built with an innovative QuietHome system, test results performed onsite by acoustic engineer are equal to, or in some cases better than concrete construction built to code using standard metrics.)

The Ovation brand is a symbol consumers can trust and should look for when building or renovating their home. The GVHBA Ovations Awards, now in its seventh year, honour excellence in the design and construction of new single and multifamily homes as well as the renovation of existing homes across Metro Vancouver. Learn more about the Ovation Awards at www.ovationawards.ca.

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1,400 HOMES SOLD IN 21 MONTHS – THANK YOU! The excitement isn’t over. The next opportunity to own within this world-class community comes in Spring 2017.

All-new shopping, dining and entertainment at The Amazing Brentwood coming Fall 2018.

The 8 fundamentals behind Brentwood’s success:

THE VISION:

T R A N S I T AT YOUR DOOR:

SHOPPING & DINING:

A RT S , C U LT U R E & E N T E RTA I N M E N T:

A 28-acre master-plan with everything you need

Seamlessly integrated SkyTrain is on site

250+ shops & restaurants opening Fall 2018

In the one-acre event plaza opening Fall 2018

SERVICE & S E C U R I T Y:

HOMES & AMENITIES:

ENDLESS VIEWS:

VERIFIED VA L U E :

24 hours a day, every day on site

Next opportunity to own Spring 2017

From every home in all directions

Get unprecedented long-term investment value

BRENTWOOD ONE: SOLD OUT BRENTWOOD TWO: SOLD OUT

BRENTWOOD THREE: SOLD OUT

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REGISTER FOR NEW HOMES, COMING SPRING 2017 AT THEAMAZINGBRENTWOOD.COM 604.563.8386

PRESENTATION CENTRE OPEN DAILY 4567 LOUGHEED HIGHWAY, BURNABY (BRENTWOOD MALL) RENDERINGS ARE REPRESENTATIONAL ONLY. PRICES SUBJECT TO CHANGE WITHOUT NOTICE. THE DEVELOPER RESERVES THE RIGHT TO MAKE CHANGES TO THE INFORMATION CONTAINED HEREIN. E.&O.E.

Advice | QUEEN OF GREEN

Breaking the Mould Moulds can wreak havoc on indoor air quality

Lindsay Coulter

MORE ADVICE ONLINE ypnexthome.ca/news/advice

I WAS BEGINNING TO WORRY about mould in my home — airborne spores can be inhaled and become a health concern. I wasn’t feeling sick, but we discovered mould during a recent bathroom renovation, my husband had been rather sneezy and we have a child (children and the elderly can be more vulnerable).

Did you know mould comes in all colours — not just black and white?

I called two companies to ask what was involved in a home indoor air quality test AND the cost. Within a day, a professional showed up to walk through my house with hand-held meters to test for levels of carbon monoxide (CO), total volatile organic compounds (tVOCs), and formaldehyde (HCHO). He also took an air sample and sent it for laboratory analysis to compare mould spore concentrations inside my home to concentrations outdoors.

The $500 I spent gave me peace of mind. My home does not have dangerous levels of mould that are allergenic, pathogenic or more serious toxigenic species. Everything else checked out safe, too!

I also asked about mould prevention.

Guess what’s likeliest culprit in my home (and probably yours)? Drying clothing 34 YPNEXTHOME.CA

indoors during winter (you know I like to save energy)!

Tip: If you dry clothing inside, run a fan.

Luckily my bathroom fan is the next room over and it’s Energy Star rated.

Ventilation is key!

Mould prevention tips: » Run a fan (that’s vented to the outside) when cooking or showering » Keep furniture away from exterior walls to allow air to circulate » Don’t store goods in cardboard boxes (use mould-resistant options like plastic bins) » Don’t store firewood inside the home » Own less stuff See a full list from Health Canada.

If you’re concerned about indoor air quality, contact a professional.

You’ll receive an air quality assessment report and prevention or mitigation suggestions.

How have you solved or prevented indoor air quality problems where you live? Let the Queen of Green know about your experience and what you learned.

As David Suzuki’s Queen of Green, Lindsay Coulter courageously leads and inspires others to live more gently on the Earth. She answers fan and follower questions, offers DIY recipes and tips without judgment and guilt, and regularly appears as a “green” expert in the media — she’s even been on Dr. Oz. See more Queen of Green at davidsuzuki.org/blogs/queen-of-green.

SAVE UP TO $15,000

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Burnaby Mountain

Presentation Centre Open daily 12-5pm except Fridays at 8955 University High St., Burnaby

2 BEDROOM + DEN FROM $414,900 VISIT US TODAY 604 559 5795 · PEAKATSFU.COM *SFU is rated Canada’s No. 1 comprehensive university in Maclean’s annual review of Canadian universities in 2015. Price & availability subject to change without notice. This is not an offering for sale. Any such offering can only be made with disclosure statement. E.&O.E.

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Own a premium home at Metro Vancouver’s best value. Enjoy SFU’s established master-plan community amenities, including an award-winning daycare and elementary school, and grocery store complete with retail shops. Offering stunning views from the highest point of land in Metro Vancouver, The Peak has over 10,000 square feet of private residential amenities. Don’t miss your opportunity to own at SFU’s most successful project.

THE BEST CONCRETE VALUE AT CANADA’s #1 UNIVERSITY*

OVER 75% SOLD

Advice | MONEY MATTERS

Owning versus renting

By Gail Vaz-Oxlade

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THE HOUSING MARKET has gone

wild with people panting for good investments opportunities. Slow down and consider all the angles before you dive into homeownership.

There’s something about money Did you see that? The issue has shifted from “shelter” to “profit.” That’s because people believe that a home is a good investment.

While money is a key consideration, it shouldn’t be the only consideration.

If you’re going to make the move from renting to buying, look at the dollars and cents.

First there’s the straight calculation that compares the cost of carrying your own home (your principal and interest payments and property taxes) with the cost of renting one.

Renters aren’t responsible for maintenance. Homebuyers also need to consider closing costs which include legal fees, land transfer tax, and other miscellaneous expenses that you avoid by renting. First and last months’ rent is also a ways smaller than the typical down payment on a home.

Of course, when you own, no matter how small the principal portion of your mortgage is (and it’s minuscule in the early years), as long as the market is stable, and you’re not looking to make a quick sale, homeowners are building equity and increasing their net worth with every mortgage payment. And when you sell your principal residence one day, the money earned is tax free.

While money is a key consideration, it shouldn’t be the only consideration. If you’re going to make the move from renting to buying, look at the dollars and cents.

It’s a wonderful life When I was in my 20s, I lived in a neighbourhood that was suited to a single girl hell bent on a good time.

Back then, renting was the perfect solution: one of limited responsibilities and commitment. Renting is virtually a worry-free existence — assuming you have a decent landlord.

Homeownership is a responsibility that also brings a ton of warm, fuzzy feelings. It means you can put down roots. You have complete control of your environment so, yes, you can paint your living room red.

Location, location Buying a home in a neighbourhood you don’t know well is one a common mistake. If you’re new in town, consider renting for six months or a year to get a feel for the area. If you like living there, you’ll feel more comfortable buying a home.

Steady as she goes Your employment prospects should be stable before you consider buying a home. Homeownership requires a number of regular payments — mortgage, property taxes, utilities, maintenance and insurance. Missing any of these payments can trigger dire consequences.

There are a number of financial factors to consider when it comes to buying versus renting. But the decision involves much more than just running the numbers. You’ve also got to look at the emotional rewards and challenges of each alternative. I’ve been a renter and I’ve been an homeowner, and overall I like ownership more.

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.

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6511 Buswell St ellerichmond.com Display Home 6160 London Rd. Steveston 604-274-7326

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No. 2 Rd. and London Rd. 604-274-7326

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8311 Cambie Road 604-276-9186

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A9. DAYTON AVENUE 9055 Dayton Ave 604-518-8396

A10. ALEXANDRA COURT 9399 Alexandra Rd Suite 101 604-278-5809 B

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NEW HOMES: B1. TSAWWASSEN SHORES 604-943-6677

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Delivering successful results with award winning creative for project marketing for over 25 years.

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Book your no obligation initial consultation designforrealestate.ca

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28TH AVE 38窶ズPNEXTHOME.CA

NEW HOMES:

48TH AVE

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ENGLISH BLUFF RD

12 AVE

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ISLAND No.3 and LansdowneDEAS REGIONAL PARK orchidbybeedie.ca

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MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 39

Advice | CONDO SENSE

How to find a great condo: Choosing a quality developer should be key to your decision

By Cameron McNeill

MORE ADVICE ONLINE ypnexthome.ca/news/advice

WHEN BUYING A HOME in a hot real estate market, it is easy to get caught up in the excitement and the urgency, however, it’s still important to understand who you are buying from. Choosing the right developer can be just as important as the new home you select. Consider the following attributes of a great condo builder when doing your research.

Reputation and Track Record The best way to learn about any developer is to visit their past communities or speak with previous owners, property managers and realtors to get informative feedback.

It is important to look for developers with a long, proven track record or strong partnerships with other reputable consultants (ie. Construction, Architect, Interior Design, Sales and Marketing firms). Not all developers build their own homes, many of them partner with a general contractor so it is a good idea to understand who the contractor is as well.

Attention to detail When visiting display homes, be attentive to the builder’s craftsmanship and their commitment to building a quality home. Look for small details such as tile installation – are the tiles lined up and flush? A quality builder will avoid cutting corners and provide thoughtful features and finishes. In addition, educate yourself on the different brands and materials builders use to ensure you are getting 40 YPNEXTHOME.CA

a quality home. Just because a home is less expensive, it doesn’t necessarily mean you are getting the best value.

Customer care excellence and warranty The peace of mind that comes with a builder with a strong customer service department and warranty program is invaluable. It is important to learn about the developer’s reputation for taking care of deficiencies. Don’t be shy about asking sales representatives about home warranty details and the developer’s customer service team.

Community Involvement As part of the development process, builders are often required by city planners to provide community amenity contributions (i.e. building green spaces, infrastructure upgrades, public art, etc) but some builders go beyond

requirements by supporting local organizations, community events, and other social initiatives. A builder who is a good social corporate citizen makes a long-term commitment to build a better environment for us all to live in. The more they care about building a better place and strengthening their brand reputation the more unwilling they are to risk it with poor construction.

Doing your homework to find a developer with a great track record, community involvement, customer service, and attention to detail can help ensure your home will be built with the quality and care you deserve.

Cameron McNeill is the owner of MAC Marketing Solutions, one of B.C.’s and Alberta’s leading real estate sales and marketing firms. Email him at cm@macmarketingsolutions.com or follow him on Twitter @mac_marketing

RICHMOND/DELTA/LADNER/TSAWWASSEN

OCEANSIDE LIVING FROM ONLY $589,900

1,300 sq.ft. Townhomes Conveniently located only minutes away from Hwy 17 and the future Tsawwassen Mills and Tsawwassen Commons shopping centres

NOW SELLING

Presentation Centre 1875 Tsawwassen Drive (last right before the ferry terminal) Open 12-5 daily, except Friday

VISIT US TODAY tsawwassenshores.com | 604 943 6677 Artistic rendering. The developer reserves the right to make changes and modifications to the information contained herein without prior notice. E.&O.E.

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 41

MAXIMUM S I Z E | WAT E R V I E W | VA L U E

CANADA’S MOST SIGNIFICANT WATERFRONT COMMUNITY Aspac’s Max Collection, a finite reserve of Aspac’s most luxurious waterfront condominiums, featuring maximum square footage, maximum water views and maximum value.

In a continuing effort to meet the challenge of product improvement, the developer reserves the right to modify or change plans and specifications without notice. Pictures, drawings, digital renderings and landscape plans are for illustrative purposes only and are subject to change. This advertisement is not an offering for sale. Such an offering can only be made with a disclosure statement. E. & O. E.

BEDROOMS

3BR + Den

INDOOR LIVING

1,800 SF

~ 4BR + Den ~

3,500 SF

OUTDOOR LIVING

Up to 2,600 SF

PARKING

Up to 3 car Private Garage

2 & 3 BEDROOM HOMES Starting from

604.233.2633 www.rivergreen.com Presentation Centre Open Daily 12pm-5pm 5111 Hollybridge Way, Richmond V7C 0A3

$2.13 Million

Starting from

$798,000

Trending

CMHC Reports:

Overvaluation and overbuilding remain prevalent in Canada’s housing markets OVERVALUATION IS DETECTED in nine Census Metropolitan Areas (CMAs) and overbuilding in seven, according to the latest Housing Market Assessment (HMA) released today by the Canada Mortgage and Housing Corporation. Nationally, CMHC detects moderate evidence of overvaluation.

The HMA serves as an early warning system, alerting Canadians to areas of concern developing in our housing markets so that they may take action in a way that promotes market stability.

Report Highlights » Overvaluation and overbuilding remain the most prevalent problematic conditions observed across the 15 centres covered by the HMA. » Overvaluation is detected in nine centres while overbuilding is detected in seven. » The evidence of overvaluation has increased since the previous assessment in Vancouver, Hamilton, and Saskatoon. » Strong evidence of problematic conditions overall is seen in Toronto, Calgary, Saskatoon and Regina. In Toronto, this is due to the combination of price acceleration and overvaluation. In Calgary, Saskatoon and Regina, this is due to the combination of overvaluation and overbuilding. » Moderate evidence of problematic conditions overall is seen in Vancouver, Montreal, Edmonton, Ottawa, Winnipeg and Quebec.

CMHC defines evidence of problematic conditions as imbalances in the housing market. Imbalances occur when overbuilding, overvaluation, overheating and price acceleration, or combinations 44 YPNEXTHOME.CA

“While we see weak evidence of problematic conditions overall nationally, we do detect moderate evidence of overvaluation, meaning house prices remain higher than the level personal disposable income, population growth and other fundamentals would support.”

– Bob Dugan, Chief Economist, Canada Mortgage and Housing Corporation

MORE TRENDING ONLINE ypnexthome.ca/news

thereof depart significantly from historical averages. For examples, please consult the Overview section of the national report.

The complete HMA, including national, regional and CMA insight and analysis, is available here.

In order to access future Market Analysis Centre publications from CMHC, please subscribe to Housing Observer Online by visiting the following link: https://www. cmhc-schl.gc.ca/observer/ As Canada’s authority on housing, CMHC contributes to the stability of the housing market and financial system, provides support for Canadians in housing need, and offers objective housing research and information to Canadian governments, consumers and the housing industry.

For more information, follow us on Twitter, YouTube, LinkedIn and Facebook.

Hot Properties

Find your next home! These pages feature a few of the latest condo, townhome and single-family properties to keep your eye on in the Metro Vancouver area.

Find more homes at ypnexthome.ca

by Susan M Boyce

LATEST LISTINGS:

UPTOWN Like its predecessor (kitchen shown here) Bosa Properties’ second tower at Uptown will feature a sleek, contemporary design.

previews and registration INFINITY Home type: Condominiums Developer: Dimex Group On the Street: 5355 Lane Street Presentation Centre: Kingsway and Grimmer On the Web: infinityburnaby.com Contact: 604.330.8838

46 YPNEXTHOME.CA

Info: Hot on the heels of an overwhelming success in phase one, Infinity’s second phase of lowrise apartment homes is anticipated to launch this fall with some exciting new floorplans and finishings. Great location near SkyTrain Metrotown, and Central Park. Priority registration underway.

MAISONETTE Home type: Townhomes Developer: Marcon On the Street: Granville at 57th Avenue, Vancouver On the Web: marcon.ca/maisonette Info: An exclusive collection of just 17, two-

and three-bedroom townhomes is coming to prestigious Kerrisdale. More information will be released soon, but be sure to priority register now as these homes won’t last long.

MONT BLUE Home type: Highrise Developer: Newgen On the Street: Lougheed and Blue Mountain On the Web: montbleu.ca Contact: Info: This collection of studio to three-bedroom residences will the first highrise located in the historical French Canadian neighbourhood of

218-282 WEST 62ND

Traditional architecture with a modern twist is coming to West 62nd in Marpole with these rowhomes from Intracorp.

Maillardville. Easy access to SkyTrain, schools, outdoor amenities as well as the always popular Festival du Bois. This project is still waiting for final municipal approval, but be sure to priority register now as interest is already strong.

ETON Home type: Highrise Developer: Polygon On the Street: Wesbrook Village, UBC On the Web: polyhomes.com Contact: 604.221.5898 Info: Coming to UBC’s vibrant Wesbrook Village neighbourhood, Eton will bring one, two- and three-bedroom apartment residence to this much-loved university campus. Great access to top level elementary and secondary schools, a plethora of leisure and shopping opportunities, as well as a location that puts you just steps from the lush greenery and trails of Pacific Spirit Regional Park. Many homes also have views of the Georgia Strait. Priority register now.

extensive landscaping as well as brick detailing in entry monuments, cornices and window trim.

Parks, schools and transit options are nearby.

WOODLAND PARK Home type: Developer: Infinity Properties On the Street: 8570 – 204th Street, Langley On the Web: woodlandparkliving.com Contact: 604.532.6060 Info: Preparing for a grand opening soon, this newest offering of townhomes from Infinity Properties is situated beside Yorkson Creek with direct access to trails and outdoor enjoyment.

Timeless Craftsman-style architecture with contemporary interiors that provide plenty of room for your family to grow. Register now.

new releases and grand openings

218-282 WEST 62ND Developer: Intracorp On the Street: 218-282 West 62nd Avenue, Vancouver On the Web: intracorp.ca/townhomes/c/ west62nd Info: Not a lot of detail yet, but priority registration is underway for this new addition to Intracorp’s Townhome Collection. Located in Marpole, these two and three-bedrooms are a contemporary take on the classic rowhome.

Features include secured underground parking with direct access, rooftop decks, high quality brick and stucco cladding with wood trim,

MAHOGANY AT MILL LAKE Home type: Highrise Developer: Quantum Properties Starting price: Mid $200,000s On the Street: On the Web: livingmahogany.com Contact: 778.255.9990 Info: Sales commence soon for East Abbotsford’s first highrise residential tower in many years.

Homes range from one-bedroom to three-andden. Dazzling views in all directions including across Mill Lake directly adjacent to the property.

CHARTERHOUSE Home type: Townhomes Developer: Polygon Starting price: From the mid $600,000s On the Street: 5510 Admiral Way, Ladner On the Web: polyhomes.com Contact: 604.946.1848 Info: The premier collection of 84 executive homes in the Hampton Cove master planned community that’s nestled between a marina and golf course in the heart of picturesque Ladner. Three- and fourbedroom, three-storey townhomes designed with graceful efficiency plus ample space for growing families and entertaining. Minutes to schools and the Summer Farmer’s Market. Owners also have access to the 12,000-square-foot Hampton Club featuring outdoor pool, barbeque terrace, fitness studio, gym, and guest suites. Register today.

UPTOWN Home type: Highrise Developer: Bosa Properties On the Web: bosaproperties.com Presentation Centre: 104 – 552 Clarke Road, Coquitlam (in the Burquitlam Mall) Contact: 604.939.9337 Info: Due to overwhelming demand, Bosa Properties has re-commenced sales at Uptown in a brand-new sales centre. Check out the diverse selection of floorplans. Move-in starting late this year.

Tell us your news Got a new development you’d like us to feature in On the Horizon? Drop me a note at susan@ suntrackercafe.com, and we’ll do our best to get you in the next edition.

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 47

Surrey | Langley

SEARCH ONLINE

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NEW HOMES:

SERPENTINE FEN NATURE RESERVE

A7. MACKENZIE ESTATES

NEW CONDOS:

Display Home 6945 185th St. Surrey 604-574-7077

A1. THE WAVE

TH 8 - 13303 103A Ave 604-951-9283

A2. VENUE

604 581 8000 Venuelife.ca

A3. MUSE

9015 120th Street liveatmuse.com

A4. UNIVERSITY DISTRICT 104th & University Dr 604-588-5795

A5. CHROMA

15628 – 104 Avenue 604-581-5399

A6. THE RIDGE AT BOSE FARM 16390 64th Ave. 604-888-5514

48 YPNEXTHOME.CA

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B4 152ND ST

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A8. DAWSON + SAWYER GUILDFORD THE GREAT 15340 Guildford Dr 778-293-2222

A9. DAWSON + SAWYER KINGS LANDING 8130 - 136A Street

A10. ASHBURY + OAK 8138 204th Street 604-539-6281

A11. SYNC

14555 - 68th Ave 778-590-7283

A12. SUMMIT

Panorama Heights hayerlifestyle.com

AD

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LANGLEY NEW CONDOS: B1. ELEMENTS

48TH AVE

40TH AVE

20211 66th Ave. 604-533-7718

NEW HOMES: B2. HYDE CANYON

61 Ave. & 244 Street 604-636-7082

B3. PRESTWICK AT MILNER HEIGHTS 7059 210 St. 604-371-0928

B4. WOODLAND PARK 205 – 6360 202nd St. 604-532-6060

Trending

Another month, another sales record Last month was the highest selling April on record for Metro Vancouver

RESIDENTIAL PROPERTY SALES in the

region totalled 4,781 in April 2016, an increase of 14.4 per cent from the 4,179 sales recorded in April 2015 and a decrease of 7.6 per cent compared to March 2016 when 5,173 homes sold.

April sales were 41.7 per cent above the 10-year sales average for the month.

“Home buyer competition remains intense across the region,” Dan Morrison, REBGV president said. “Whether you’re a home buyer or seller, it’s important to work with your local Realtor to get the information you need and to develop a strategy that will help you navigate today’s market.”

New listings for detached, attached and apartment properties in Metro Vancouver totalled 6,127 in April 2016.

This represents an increase of 3.9 per cent compared to the 5,897 units listed in April 2015 and a 2.4 per cent decline compared to March 2016 when 6,278 properties were listed.

“While we’re seeing more homes listed for sale in recent months, supply is still chasing this unprecedented 50 YPNEXTHOME.CA

MORE TRENDING ONLINE ypnexthome.ca/news

surge of demand in our marketplace,” Morrison said.

The total number of properties currently listed for sale on the MLS system in Metro Vancouver is 7,550, a 39.3 per cent decline compared to April 2015 (12,436) and a 2.6 per cent increase compared to March 2016 (7,358).

The sales-to-active listings ratio for April 2016 is 63.3 per cent. This is indicative of a seller’s market.

Generally, analysts say that downward pressure on home prices occurs when the ratio dips below the 12 per cent mark, while home prices often experience upward pressure when it reaches the 20 to 22 per cent range in a particular community for a sustained period of time.

The MLS Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $844,800. This represents a 25.3 per cent increase compared to April 2015.

Sales of detached properties in April 2016 reached 1,979, an increase of 9 per cent from the 1,815 detached sales recorded in April 2015. The benchmark price for detached properties increased 30.1 per cent from April 2015 to $1,403,200.

Sales of apartment properties reached 2,107 in April 2016, an increase of 33.4 per cent compared to the 1,579 sales in April 2015.The benchmark price of an apartment property increased 20.6 per cent from April 2015 to $475,000.

Attached property sales in April 2016 totalled 695, a decrease of 11.5 per cent compared to the 785 sales in April 2015. The benchmark price of an attached unit increased 22.1 per cent from April 2015 to $608,600.

SURREY/LANGLEY

THERE’S STILL TIME...

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MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 51

89

Townhomes with Rooftop Patios in Panorama Heights.

Designed to Fit Your Lifestyle.

LIMITED RELEASE! CALL FOR A PRIVATE APPOINTMENT:

hayerlifestyle.com | 778.591.6685 In our continuing effort to improve and maintain the high standard of the Summit development, the developer reserves the right to modify or change plans, specifications, features and prices without notice. Materials may be substituted with equivalent or better at the developer’s sole discretion. All dimensions and sizes are approximate and are based on preliminary survey measurements. As reverse plans occur throughout the development please see architectural plans. Renderings and photographs are an artist’s conception and are intended as a general reference only and not to be relied upon for making a purchase decision. E. & O. E.

Advice | FUNDAMENTALLY SPEAKING

6 homebuying tips for first-timers

By Wayne Karl

MORE ADVICE ONLINE ypnexthome.ca/news/advice

PLANNING TO BUY YOUR FIRST home

and not sure where to begin? Here are six homebuying tips to help you prepare.

1. Get with the programs There are various government programs available to help you buy a home.

Home Buyers’ Plan (HBP): The HBP allows first-time buyers to withdraw up to $25,000 from their RRSP to put toward a down payment on a home. You have up to 15 years to repay the funds.

First-Time Home Buyers’ Tax Credit (HBTC): Eligible first-time buyers can apply for the FTHB to help offset the costs associated with purchasing a home, such as legal fees, disbursements and land transfer taxes. The credit can provide up to $750 in federal tax relief.

More information on these programs is available at cra.gc.ca 2. Explore your options First-time buyers can buy a home with as little as five per cent of the purchase price as a down payment – as long as the property is less than $500,000. Anything higher than that, and the minimum down payment for the portion of the price higher than $500,000 is 10 per cent.

So, assuming your price range is at that threshold, you’ll need to come up with at least $25,000.

At that purchase price, depending on the market you’re in, this could mean you’d then be looking at a townhome, semi-detached or even a condo, instead of a detached home.

54 YPNEXTHOME.CA

3. Check with the bank of mom and dad If your parents are baby boomers who have had the good fortune of building equity over the years as they paid down their mortgage while the value of their property multiplied, well… they may be in a position to help. Many buyers are hitting up the bank of mom and dad. In the last two years, 28 per cent of firsttime buyers called on the bank of mom and dad to help finance their purchase; from 2010 to 2014, only 17 per cent did.

4. Become tech savvy Mortgage consumers are becoming very tech savvy. In Canada Mortgage and Housing Corp.’s 2015 Mortgage Consumer Survey, 78 per cent of respondents researched online, with 70 per cent using an mortgage calculator to help determine their payments. And social media is playing a more important role – 20 per cent used sites such as Facebook to learn more, 17 per cent used a mobile device, and of those, 22 per cent used a mortgage related app.

And all of these figures are growing.

5. Befriend a broker or banker Like many things in life, it’s all about relationships. And whether you use broker or a banker to secure a mortgage, you’ll

likely come to value the relationship. In the same CMHC survey, consumer loyalty strengthened the longer people stayed with their lender. But since we’re talking about money, people are willing to switch lenders to get a better rate and save – a fact which is much more prevalent for bankers than brokers. And because brokers are able to offer products from multiple lenders, as opposed to bankers who offer only the products of their own institution, the market share held by brokers is growing notably, particularly among repeat buyers.

6. Research, research, research These days, with prices rising as they are and uncertainty in some markets, thorough research is an absolute must.

Everything from your target area, desired housing type, builder or realtor, finances, how much you can afford, who you borrow from and the structure of your mortgage – take your time. Take months.

Don’t rush anything. Anything.

Wayne Karl is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics 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.

Advice | INVESTOR INSIGHTS

Five things every investor should know about occupancy fees

By Andrew la Fleur

MORE ADVICE ONLINE ypnexthome.ca/news/advice

ARE YOU AFRAID OF the dreaded

“phantom mortgage?” Phantom mortgage is another name for occupancy fees, which are payable from the date that you take occupancy of your condo unit until final registration of the building when your mortgage kicks in. You pay for the right to occupy your unit but you don’t have a mortgage yet. There is a lot of misinformation out there about occupancy fees. Before you decide that occupancy fees are something to fear as a condo investor, here are five things to know: 1 | Occupancy fees are unavoidable (with one exception...)

Occupancy fees will have to be paid to the developer every time you purchase a new condo. There is no way around it, except if you pay the full balance owing to the developer on your occupancy date.

Since you can’t get a mortgage on an unregistered building, the only way to do this is with cash or other non-registered loans. If you want to do this, make sure you include a clause in your agreement to allow for full payment of balance owning on occupancy.

2 | Occupancy fees are lower if you are higher What I mean by this is, the higher up your unit is in the building, the shorter the occupancy period will be because 56 YPNEXTHOME.CA

buildings are constructed and finished from the ground up. So, if you buy a unit on the second floor, you can expect a long occupancy period compared to someone who bought the penthouse. Consider that when choosing a floor to buy into preconstruction. Occupancy periods are typically three to six months.

3 | Better developers mean shorter occupancy periods Often but not always, there is a relationship between the length of the occupancy period and the experience level of the developer.

The more experienced the developer, the shorter the occupancy period.

Buying from a developer with a bad reputation or little experience can sometimes result in delays — and an extended occupancy period.

4 | A short occupancy period is best for you and the developer This is the most important thing to remember. Developers want to register the building as quickly as possible and to have the occupancy

period as short as possible because they don’t get their money from the banks until the building is registered and all the unit owners have their mortgages commence.

5 | Occupancy fees are prescribed Rest assured that developers can’t simply pull an amount out of the air to charge you for occupancy fees.

In fact, they are simply this: interest payable on the remaining balance owing on your unit (interest rate is prescribed and based on Bank of Canada rates), plus property taxes, plus maintenance fees.

Ultimately, if you are an investor and you intend to rent out your property, your occupancy fees will be paid for by your tenant — just be sure you have the developer’s permission to lease your unit during the occupancy period. Until next time, happy investing!

Andrew la Fleur is an award-winning realtor with Re/Max. Andrew’s expertise is in helping investors make money in the Canadian condo market. Contact Andrew at 416.371.2333 or andrew@truecondos.com.

CONSTRUCTION STARTING SOON. LAST CHANCE FOR PRE-CONSTRUCTION PRICING!

1 Bedrooms starting at $199,900 2 Bedrooms starting at $298,900

A HOME THAT MAKES SENSE 1 BED – 2 BED + DEN CONDOS Everything about Muse is just right — from the location and timing to the quality, variety of floor plans, and exceptional value. The mid-rise building is centrally located in North Delta, an area that is being revitalized with a vibrant mix of new residential and commercial development. Suites are spacious and beautifully finished, with stunning city and mountain views. Fitness and social amenities complete the Muse lifestyle, and there’s retail convenience at your doorstep.

It’s everything you wanted, and an opportunity you can’t afford to miss.

778-590-8178

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PRESENTATION CENTRE This is not an offering for sale. Any such offering may only be made by disclosure statement. E. & O.E.

9015 120th St, Delta, BC Open Daily 12–5pm Closed Fridays

Advice | QUICK TIPS

Four organizing myths that keep your life in disarray

By Hellen Buttigieg

MORE ADVICE ONLINE ypnexthome.ca/news/advice

IT’S TIME TO DISPEL some organizing

myths that may be keeping you stuck in your mess: 1 | Multi-tasking is always productive.

False. Although useful in some situations, multi-tasking can cause you to lose your focus and make costly and timeconsuming mistakes. When working on important tasks, multi-tasking is probably not a good idea. Some things require your undivided attention.

Multi-tasking distracts us from being in the present moment, which can drain our energy and leave us feeling exhausted and unfulfilled. Next time you are participating in an activity, be with that activity rather than thinking about all the things you should be doing instead, or have to do later. Resist the habit of trying to do two things at once.

2 | Being messy automatically means you are disorganized. False. Organizing is not about how it looks, it’s about how it works. Visual, creative types need to have things out where they can see them because out-of-sight is out-of-mind for them. This may cause their spaces to appear disorganized to others, but they probably know exactly where everything is. On the flip side, visual types lose focus when there is too much to look at, so they need products that allow them to contain their belongings to minimize the visual clutter. For example, a literature sorter allows them to contain their papers while still keeping them within view.

58 YPNEXTHOME.CA

3 | You have to toss everything to get organized. False. I often hear people say to me, “There’s no way I could get organized because I am too sentimental.

I don’t want to get rid of everything.”

Although you shouldn’t keep things you don’t like or will never use, there’s always a way to either display or store the things that matter. For example, shadow boxes or display cases allow you to protect as well as showcase the possessions that truly mean something to you.

4 | If you write it on a to-do list, it will get done. False. I had a client who was so proud of her to-do list.

It was prioritized, colour coded and categorized, yet she was frustrated and overwhelmed at how many things on the list were not getting done. To get anything done, you have to actually schedule time to do the things on your list. Simply putting a task on a list is not a commitment. Blocking time on your calendar to do it is.

Hellen Buttigieg is a certified professional organizer, life coach, TV host and owner of We Organize U. Visit her website, weorganizeu.com, or email Hellen at info@weorganizeu.com

SURREY/LANGLEY

Ily w g a D nollIN- 5pm UrBan flats: stUdIo - 2 BeDrOom sNenoON

E Op

from $164,900 - $299,900 * Own frOm as low as $869 per month

Don’t delay on this amazing opportunity

visit 114 - 10768 whalley Blvd call 604.581.8000 venUElIFE.ca toKp F O roDec

· 5 minUte walK to gateway sKytraIN statIon · EasY aCcess to simon frasEr UNIvErsitY, DoUglas collEgE aND KwaNtlEN polYtechnic UNIvErsitY · shOpping centre clOsE BY · 2,100 sq. ft. roOF DecK to ENtertain yoUr familY & frIends

Open daily: noon-5pm

* This is not an offering for sale which can only be made with a disclosure statement. In our continuing effort to improve and maintain the high standard of Venue development, the developer reserves the right to modify or change plans, specifications, features and prices without notice. Materials may be substituted with equivalent or better at the developer’s sole discretion.

All dimensions and sizes are approximate and are based on Architectural measurements. Renderings are an artist’s conception and are intended as a general reference only. Payment example of $869 per month is based on a 5% downpayment, 25 year amortization, 3.68% interest rate, with a 24 month rate hold provided by a partner financial institution. Please refer to the disclosure statement for exact offering details. Sales and marketing by Fifth Avenue Real Estate Marketing. E.&O.E.

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 59

176TH ST

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SOUTH SURREY / WHITE ROCK NEW CONDOS: 1. BEVERLEY 1458 Vidol St beverleybycressey.com 604.560.0075

2. HEIGHTS CONDOS 2855 156th Street, Surrey 778.545.8737

NEW HOMES: 3. DAWSON + SAWYER OLD SCHOOL 15268 28 Ave

4. WESTPOINTE

5. THE CROSSING

9. SOUTH RIDGE CLUB

288 171 St. 604-542-2883

Moutain View Dr 604-582-1113

6. HYDE PARK Presentation Centre #30 - 2411 - 160th St 15811-28th Ave 604-506-1852

7. HYCROFT ROWHOUSE 16467 - 24th Ave. 604-541-2495

10. NOTTING HILL 24th Ave & 165th Street 778-291-2828

11. SOHO Grandview Heights 778-945-2050

8. THE SMITH 24th Ave & 168th Street meetthesmiths.ca

1551 - 130 ST. 604-833-9193

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BEST SELECTION! 2855 156 Street, Surrey | Open Saturday & Sunday 12-5 pm (or any time by appointment) | www.theheightsliving.ca | 778-545-8737

8TH AVE

W FE AIN A Y REM L ON ES M O H

Advice | MIND OVER MORTGAGE

Beware of mortgage and title fraud Protect yourself, and your credit, with these important steps

By Alisa Aragon

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THESE DAYS, WITH THE AMOUNT of

information that is shared on the internet and social media, identity theft and Ponzi schemes are a regular occurance.

Homeowners now have to take newly necessary steps to protect one of their largest investments: their home. Buying a home should be exciting; the last thing you want to worry about is yet another way to lose your hard-earned money.

But as a homeowner, you need to be aware of these crimes on the rise; known as mortgage fraud and real estate title fraud.

Mortgage fraud Some borrowers may think that providing false documents and making false statements is not a big deal. However, the Criminal Code clearly states that obtaining funds, including mortgages, by providing false information is a crime.

The most common type of mortgage fraud involves a criminal obtaining a property, then increasing its value through a series of sales and resales involving the fraudster and someone working in cooperation with them.

A mortgage is then secured for the property based on the inflated price.

Following are some red flags for mortgage fraud: » Someone offers you money to use your name and credit information to obtain a mortgage. » You are encouraged to include 62 YPNEXTHOME.CA

false information on a mortgage application. » You are asked to leave signature lines or other important areas of your mortgage application blank. » The seller or investment advisor discourages you from seeing or inspecting the property you will be purchasing. » The seller or developer rebates you money on closing, and you don’t disclose this to your lending institution.

Title fraud When you purchase a home, you purchase the title to the property. Your solicitor registers you as the owner of the property in the provincial land title office.

Title fraud normally starts with identity theft. This occurs when your personal information is collected and used by someone identifying themselves as you.

There are several ways criminals can steal your identity without your knowledge, including: » Dumpster diving » Mail box theft » Phishing » Computer hacking Sadly, the only red flag for title fraud occurs when your mortgage mysteriously goes into default and the lender begins foreclosure proceedings.

Even worse, as the homeowner, you are the one hurt by title fraud, rather than the lender, which is often also the case with mortgage fraud.

Unlike with mortgage fraud, during title fraud, you haven’t been approached or offered anything – this is a form of identity theft.

Here’s what happens with title fraud: A criminal – using false identification to pose as you – registers forged documents transferring your property to his/her name, then registers a forced discharge of your existing mortgage and gets a new mortgage against your property. Then the fraudster makes off with the new home loan money without making mortgage payments. The bank thinks you are the one defaulting – and your economic downfall begins.

The following are ways you can protect yourself from title fraud: » Ensure you keep personal information confidential when on the internet or

phone until you know who are dealing with, how it will be used and if it will be shared with anyone. » Only carry minimal information and identification in your wallet, don’t have your social insurance card with you. » Check your credit report regularly. You can get them free when you request them from the Equifax and Transunion when they mail them to your home.

If you notice anything suspicious, contact the credit bureau right away. » Check your financial, bank and credit card statements regularly for any inconsistencies and unknown charges. » Consider obtaining a title insurance policy, as title insurance protects against many title risks associated with real estate transactions. » Check your mailbox for mail on regularly, if not every day. » Shred and destroy any financial and personal identification documents, as well as any unsolicited credit card applications rather than just simply throwing them away. » If you don’t receive your bills or other mail, follow up with your creditors. » If you receive credit cards that you didn’t apply for, or if you did apply for them and didn’t receive them. » Contact your mortgage lender first if you are having difficulty making your mortgage payments.

The following are ways to protect yourself from title fraud when purchasing or refinancing a home: » Make sure you work with a licensed real estate agent and is familiar with the area you are interested in buying.

Select to work with someone that can provide trusted referrals and check on them. » Check listings in the community where the property is located – compare features, size and location to establish if the asking price seems reasonable. » Always view the property you are purchasing in person, don’t buy without seeing it first. » Beware of a real estate agent or mortgage broker who has a financial interest in the transaction. » Ask for a copy of the land title or

»

»

»

» » »

»

»

»

go to a registry office and request a historical title search.

In the offer to purchase, include the option to have the property inspected and appraised.

When giving a deposit when purchasing a property ensure the funds will be held “in trust” with a solicitor or a real estate agency and not directly with the seller.

Insist on a home inspection to guard against buying a home that has been cosmetically renovated or formerly used as a grow house or meth lab.

Ask to see receipts and permits for recent renovations.

Consider the purchase of title insurance.

Review and make sure you are comfortable with the terms and conditions with the mortgage commitment letter or approval.

Review the “cost of borrowing disclosure statement” and be aware of any additional fees or charges.

Ask questions if you are not sure.

Know and understand what you are signing. If you have questions, ask. If you are not comfortable or something is not right, do not sign the documents.

You might want to consider using your own solicitor for legal advice if you are asked to use the same lawyer as the seller.

Other types of criminal activity often dovetail with mortgage fraud or title fraud. For example, people who run “grow ops” or meth labs may use these forms of fraud to “purchase” their properties.

It’s important to remember that if something doesn’t seem right, it usually isn’t – always follow your instincts when it comes to red flags during the home buying and mortgage processes.

Alisa Aragon is a Mortgage Expert who develops short & long term strategies that are customized for each client. Her strategies include the best mortgage with the most favourable terms and rates to suit your needs. DLC Mountain View. www.YMSG.ca or aaragon@dominionlending.ca MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 63

10 TS LY FLA E N L O D B N LA RA I G AVA

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Flex

Grand Flats are walk-up, single level residences with a street facing front door and private outdoor courtyard entrance. A condo that lives like a townhome and lower maintenance fees. If you are in the market for an affordable new home in South Surrey, you will want to check these exclusive homes out before it’s too late!

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nottinghilltownhomes.com 778.291.2828 | 16520 24A Avenue, Surrey

Your home is your castle. You deserve to be treated like a Royale.

Master Bedroom

Royale Properties is an award-winning builder focused on delivering a customer service approach that gives homeowners peace of mind.

Street Entry Entry

Open 12-5PM daily, closed Fridays.

Prices exclude tax and are subject to availability at time of visit and/or to change without notice. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca

s the right to modify or change plans, specifications, features and prices without notice. Materials may be substituted with equivalent or better at the developer’s sole discretion. All dimensions and sizes are

Inspiration | DESIGNER ADVICE

IT’S GOOD

TO BE GREEN See the Difference Nature Can Make

By Jamie Banfield

IF YOU’RE LOOKING TO FRESHEN UP YOUR KITCHEN and can’t

decide what accent colours to use, why not add some live greenery to your space.

One of the most popular “green” trends at the moment is Living Walls or Live Plant Art. You may have seen these popping up everywhere - from local cafes and restaurants to libraries and community spaces. They add a natural look to any room, and help bring the outdoors in.

If you’re looking for additional ways to add colour and life to your kitchen, here are some other suggestions.

Meyer Lemon Tree (or any small citrus tree for that matter!)

A fresh new addition to any interior space, lemon trees will not only brighten up your room but make it smell nice too! As an added bonus, these beautiful trees are self-pollinating, and can produce fruit year-round. You just need to make sure you water them regularly and place them in an area with lots of sun exposure.

it’s never been easier to breathe new life and colour into your home.

66 YPNEXTHOME.CA

MORE INSPIRATION ONLINE ypnexthome.ca/news/inspiration

Air Plants Easy to maintain and perfect for those not in possession of a green thumb, air plants are just as their names suggests - they literally live in the air with no dirt required! There are many ways to display these plants. A favourite option is to put Air Plants in a combination of hanging glass capsules (of different shapes and sizes), creating a stunning chandelier effect, and an impressive work of art.

Windowsill Herb Garden Easy, practical, aromatic, and multipurpose, herb gardens are one of the simplest ways to add a splash of green to your kitchen. As an attractive window display, these plants are not only beautiful but easy to grow! Plus, you’ll always have fresh herbs on hand to add to your favourite recipe.

Urban Cultivator For those of you who are serious culinary connoisseurs, you can take the windowsill herb garden to a whole new level with the Urban Cultivator. This all-in-one indoor gardening unit can easily be integrated into your kitchen.

Giving you access to fresh herbs 24/7, these units can be set up with custom watering/light schedules, and basically take care of themselves. A favourite among celebrities such as Martha Stewart and Jamie Oliver, the Urban Cultivator is the perfect addition to any gourmet kitchen.

With all of these great options available, it’s never been easier to breathe new life and colour into your home.

Jamie Banfield Principal Designer, Jamie Banfield Design and currently serves as an officer, as well is an allied member of the National Kitchen + Bath Association. First earning his recognition as a creative force in design in the kitchen and bath industry, Jamie has since taken his eye for colour and space into the rest of the home.

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 67

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East Abbotsford 604.746.OAKS (6257) 2031 McCallum Road 604.855.8116

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2180 Gladwin Road 778.255.9990

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B1. RIVER’S EDGE Intersection of Peach Rd. and Dyke Rd. 604.824.5062

STEVENSON RD

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45761 Stevenson Road 604.703.9292

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NEW CONDOS:

68 YPNEXTHOME.CA

HIGGINSON RD

ON H T 4T EN Y 1 EV A S Ym LE DA SA UR T SA

VANCOUVER LUXURY. ABBOTSFORD PRICES. FROm THE mID $200’S GENEROUSLY SIZED 674 SF TO 1,680 SF*

Presentation Centre is now open daily (except Fridays) from 12 – 5 pm at 2180 Gladwin Road, Abbotsford.

LIVINGmAHOGANY.COm

778.255.9990 MAhOgANY, A SPECTACULAR NEw COLLECTION OF LUXURY hOMES. wITh 26 STOREYS OF CONCRETE CONSTRUCTION, INCREDIBLE VIEwS AND gENEROUS AMENITIES OVERLOOkINg BEAUTIFUL MILL LAkE. Marketed by gLOBEwEST - Multiple Realty Ltd. and Quantum Realty Inc. Managed by the Quantum Properties group of Companies.

This is not an offering for sale. Any such offering may only be made by disclosure statement. The developer reserves the right to modify plans, prices, features and specifications without notice as may be necessary and at their sole discretion. E. & O.E. * Balcony space is included in specified square footages.

Property Profile | PARK RIDGE AT SARDIS VILLAGE

Park Ridge at Sardis Village Close to home and adventure

Location

Chilliwack Development

Sardis Home Type

Condominium Sales Centres:

45761 Stevenson Road Contact

parkridgeatsardisvillage.com or 604.703.9292

IT’S OFFICIAL. BUYERS HAVE fallen in

love with Park Ridge at Sardis Village in Chilliwack. “We sold more than a third of these homes in the first month,” says Wayne Temple, sales manager. “And demand just keeps getting stronger.”

The Style You Crave Wayne credits Park Ridge’s eye-catching architecture and stylish finishings as part of the condominium’s resounding success. “These homes come with all the bells and whistles,” he says. “Things like heated floors, under-cabinet lighting in the kitchen, stainless steel appliances and state-of-the-art vinyl plank flooring are typically extras. At Park Ridge they’re all included.”

The exterior too is fresh and exciting — 70 YPNEXTHOME.CA

brick and timber accents, glass balcony railings and a sweeping, circular driveway to create a grand sense of arrival.

And here’s another bonus: six, distinctive floorplans to choose from.

So whether you’re a first time buyer looking for a well-appointed, cozy 611-square-foot one-bedroom or a downsizer on the quest for 1,315 square feet of elegant living space, there’s a home to satisfy.

Connect with Life “The Sardis Park neighbourhood is an ideal location because it’s so close to everything,” Wayne says. “For day-today necessities, there’s Sardis Village Shopping Centre right next door. You’re minutes from Cultus Lake, the Blue

Heron Reserve, the Rotary Trail along the Vedder River and Cheam Leisure Centre.

Plus you’ve got schools at all levels nearby including the University of the Fraser Valley, and the growing amenities of downtown are just a short drive away.”

Even better, with groomed walking trails right outside your door, Park Ridge sends an open invitation to enjoy the great outdoors every day.

The Park Ridge presentation centre and display suite are open 1-3 p.m. daily except Sundays at 45761 Stevenson Road in Chilliwack. Priced from $154,900 with move-in anticipated in August 2016. For more information visit parkridgeatsardisvillage.com or call 604.703.9292.

ABBOTSFORD/MISSION/CHILLIWACK

OVER 50% SOLD!!

OCCUPANCY - MID AUGUST 2016

$159,900 OPEN HOUSE

MON - SAT 1-3PM

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MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 71

Inspiration | DESIGNER ADVICE

STYLE FOR ALL

seasons

By Yanic Simard

72窶ズPNEXTHOME.CA

WITH CANADA’S LONG WINTERS (AND

come-and-go springtime), it can feel hard to invest in your balcony or patio, knowing you may not be able to enjoy your outdoor accoutrements for long.

To help you get the most of your exterior environment with a clear conscience, I’ve gathered some furniture ideas you can start using right away, and enjoy all year round—even when the summer is far from in season.

Folding Is In » While the idea of a “folding table” might make you think of a college dorm, sleek modern folding furniture carries a European air—especially lines like the Parisian-styled “Arc En Ciel” collection (French for “rainbow”). » In crisp silvery aluminum, these tables and coordinating park chairs can be stored in a slim niche (say, the narrow cabinet next to your refrigerator) and pulled out at any time, whether that be a sunny summer day or a winter cocktail party. » Folding chairs can also be a great opportunity to introduce a daring accent colour. Try a bold red, bright yellow, or striking black—the airy form

of most folding seats means the dose of colour will be minor even when supersaturated. » Use it Now: For games night, or in a compact dining nook.

Go for Gold » The trend of gold and copper tones for interior furnishings is rapidly growing—so much so it’s expanded into the outdoors as well. Mid-century modern seats are timeless addition to any interior. With an emphasis on simple forms in bent metal, many styles can work outdoors just as well as in, adding a sophisticated hint of luxe glamour. » The classic Walter Lamb armchair (originally designed in the 1940s) in waterproof brass is a perfect choice for those who want to go glam with a light touch. Brass carries the warmth of gold, but typically in a more toned-down hue. We chose one with a rope seat, the result is a perfect nautical accent that can make your patio feel like the deck of a private yacht. » Use it Now: Paired with a deep grey sofa, or to add drama in the bedroom.

The trend of gold and copper tones for interior furnishings is rapidly growing— so much so it’s expanded into the outdoors as well.

Martini Side Table

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 73

MORE INSPIRATION ONLINE ypnexthome.ca/news/inspiration

colour, and introduce a new texture to contrast both your soft interior fabrics and your solid patio surfaces. » Grouped together in clusters, stools make for an excellent coffee table alternative, as you can gather them together to hold a spread of summery dishes or break them up to hold extra guests—plus, if you have to steal one away for another room, you won’t leave a hole in your plan. » Use it Now: As a compact bathroom accent, at the foot of the bed, or tucked up to a chair.

Bronze Rose Tea Light Holder

All Season Accents

Wire Husk Lantern

Light Up the Night » It’s hard to remember a time before we lived with wireless electronics, and once you pick up a rechargeable lantern you’ll wonder how you lived without that too. A perfect way to add a soft glow to your bedroom (or anywhere, really) during grey winter days, a wireless light with no batteries to change will revolutionize how you enjoy nights on the patio. » If you do have access to an outlet outdoors, a weather-ready floor lamp redefines an outdoor space in an unexpected way, making it feel that much more like part of your home.

Just be sure to anchor it back to a wall, or move it indoors during wild wind.

» Wire-cage lanterns are another sophisticated way to add an inviting glow that feels as appropriate on the patio as it does on your dining table (or vanity). Find one in my Yanic Simard Selected collection (YSSelected.com), as well as bronze and golden tealight holders for an extra-radiant glow. » Use it Now: Fill in a dark corner with an extra layer of light for fewer harsh shadows.

Stock up on Stools » Playful plastic stools are already a multifunctional must-have, and move between inside and outside effortlessly. They make either a quick seat or a cocktail table, and are another excellent way to add

» Don’t forget the little things that make patio living the thing we crave all winter long—most of which, to be honest, tend to revolve around delicious outdoor dining! Striking tableware effortlessly dresses up even the simplest space; try upgrading to an eye-catching black, gold, or brass cutlery set, and get your hands on some great design every day. » Between paper plates and your traditional stark whites, you’ll find sophisticated outdoor dinnerware that even brings a garden-party atmosphere to a compact patio.

Choose an earthy, hand-crafted plate in a loose, imperfect shape and fun colour (or sumptuous deep gray), and punch up anything from homemade barbecue to Sunday afternoon take-out. » Use it Now: Mix and match your new finds with everyday basics for fun looks that change with the seasons.

Got a must-share indoor/outdoor idea?

Tweet me (or Instagram a pic) at @yanicsimard!

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.

74 YPNEXTHOME.CA

MODEL HOMES - OPEN MAY 14, 2016 CALL TODAY FOR PRIVATE PREVIEW A LIMITED COLLECTION OF 54 NEW SUBURBAN TOWNHOMES LOCATED IN A PRIVATE PARK-LIKE SETTING IN EAST ABBOTSFORD. Crafted with timeless Prairie style architecture and designed with room to spare. All homes feature a walk-out front or rear yard, gas appliances and parking for as many as four cars! Homes range in size from 1293 – 2584 sq ft. Starting from the mid $300’s.

Find out more by registering TenOaks.ca 1- 604-746-OAKS (6257)

In our continuing effort to improve and maintain the high standard of the Elements development, the developer reserves the right to modify or change plans, specifications, features and prices without notice. Materials may be substituted with equivalent or better at the developer’s sole discretion. All dimensions and areas are approximate and are based on Architectural measurements. As reverse and/or mirrored plans occur throughout the development phases please see latest set of architectural plans for current layout if material to your decision to purchase. Illustrations and renderings are an artist’s conception and are intended as a general reference only. Please see disclosure statement for specific offering details. E. & O.E.

Vancouver | Downtown Vancouver SEABUS

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NEW CONDOS: 1. ARC 88 Pacific Blvd.

604-899-8800

2. 1555 WEST EIGHTH 1555 W 8th 604-828-3998 1555w8.com

3. SHANNON WALL CENTRE PRESENTATION CENTRE 2126 41st Avenue 604-267-2888

4. AVALON MEWS 5808 Wales 604-438-5050

5. JERVIS Sales Centre 1295 Davie Street 604-998-8989

6. TATE DOWNTOWN 1265 Howe St 604-568-8283

7. PROXIMITY 2nd Ave & Ont 604-731-3500

MA

10. RENFREW & 2ND 1831 Renfrew St 604-830-3938

11. 8X ON THE PARK Richards & Helmcken 8xonthepark.com

12. R+R 3202 Riverwalk Avenue, 604-434-2205

NE

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12

NEW HOMES: 12. ASTON Oak and 38th 604-418-6809

13. THE REGENT AT KING EDWARD STATION 523 W. King Edward Ave 604-273-1313

16. SHAUGHNESSY RESIDENCES 8123 Shaughnessy Street 604 558 5848

17. MAISONETTE SW corner of Granville & 57th marcon.ca/maisonette

18. MCKINNON

14. OAK + PARK

8. THE CREEK

604-558-5851

95 East 1ar Ave thecreekbyconcert.com

DR

West Boulevard & 48th Ave. mckinnonbycressey.com

15. GRAYSON 26th and Cambie 604-558-1907

9. STERLING 49th & West Boulevard 604-428-8858

WWW.THEAGENCYREM.COM PROJECT SALES AND MARKETING PROFESSIONALS 604-453-6600

76 YPNEXTHOME.CA

BOUNDARY RD

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@THEAGENCYREM

/THEAGENCYREM

Property Profile | 8X ON THE PARK

where you’ll find children playing, couples strolling hand in hand along the pathways, dogs romping in the off-leash area and a bubbling “creek” with concrete-slab stepping stones conveniently located along its entire length.

Then there’s the dramatic architecture.

Designed by world renowned GBL Architects, “The building rises in eightstorey bands inspired by the scale of the neighbouring heritage building,” Tracie explains. “On the Richards Street facade, there will be an intrinsic and distinctive X-pattern creating natural solar shading.

This was the genesis for the name — 8X ON THE PARK.” And here’s something truly unexpected —“Of the 200 homes at 8X ON THE PARK, more than 100 of them will be three-bedrooms,” Tracie says.

“This is an exciting alternative for families who want to live downtown and for downsizers who need plenty of space.”

Now really, how cool is that?

8X ON THE PARK A Bold Statement of Innovation WANT TO LIVE IN THE DYNAMIC heart of

Location

Yaletown Builder

Brenhill Development

8X ON THE PARK Home Type

Highrise Sales Centres:

1149 Hamilton Street Contact

8xonthepark.com or 604.801.6861

downtown Vancouver near everything that makes this city great? Want a home that’s adjacent to one of the City’s most intriguing urban parks and just steps from the famous Seawall?

Well say hello to 8X ON THE PARK, a 35-storey tower that’s going to wow you big time.

One of a Kind “There are so many things about 8X ON THE PARK that make it unique,” says Tracie McTavish, executive director of Rennie Marketing Systems. “8X is situated on Emery Barnes Park, an urban park encompassing an entire city block.” A true gem in the city, Emery Barnes is

Amazing Amenities Amenities too will be a cut above: a 24/7 concierge to simplify your life, a penthouse-level SkyLounge with a 3,800-square-foot rooftop patio, and the SkyFitness Centre so you can ditch that expensive gym membership and stay fit right at home.

To top it off, you’re surrounded by Yaletown’s eclectic boutiques and restaurants, cultural venues including the Orpheum Theatres and Commodore Ballroom, Rogers Arena, BC Place, as well as the brand new Nordstrom’s for when you need a little retail therapy.

The 8X ON THE PARK presentation centre opens for previews starting Saturday May 14th at 1149 Hamilton Street in Vancouver and will be open noon to 6 p.m. daily after that.

Prices start at the low $500,000s with floor plans ranging from junior onebedrooms to spacious three-bedrooms.

For more information visit 8xonthepark. com or call 604.801.6861.

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 77

3 & 4 BEDROOM TOWNHOMES

Craftsman inspired Westside Residences coming soon to Marpole.

Designed by esteemed Formwerks Architectural, with modern interiors by Occupy Design.

Close to Sir Winston Churchill Secondary School, and steps from Oak Park.

Available May 2016. Register now.

ALABASTERHOMES.CA

604 558 5852

THIS IS NOT AN OFFERING OF SALE.

S U C H O F F E R I N G C A N O N LY B E M A D E B Y W AY O F D I S C L O S U R E S TAT E M E N T, E . & O . E .

T I M E L E S S C L A S S I C A L LY I N S P I R E D D E S I G N B Y C I C C O Z Z I A R C H I T E C T U R E

W E S T S I D E 3 BEDROOMS & DEN TOWNHOMES

A D D R E S S S TA R T I N G F R O M T H E L O W $ 9 0 0 , 0 0 0 s

Available June 2016. Register now.

ALABASTERHOMES.CA

THIS IS NOT AN OFFERING OF SALE.

604 558 5851

S U C H O F F E R I N G C A N O N LY B E M A D E B Y W AY O F D I S C L O S U R E S TAT E M E N T, E . & O . E .

Property Profile | THE GRAYSON Location

Vancouver’s Westside Builder

Pennyfarthing Homes Development

The Grayson Home Type

58 homes, including condominiums and townhome collection Sales Centres:

3373 Cambie Street, Vancouver, Grand Opening May 2016 Contact

604.588.1907, info@thegrayson.ca, or www.thegrayson.ca The Grayson residences promise to deliver everything discerning buyers expect and more

Pennyfarthing Homes introduces

The Grayson – a coveted Westside address REAL ESTATE IN VANCOUVER’S Westside

is hard to find. One of the most exciting new condo and townhome developments to be built in the neighborhood is The Grayson.

Pennyfarthing’s The Grayson is a six-storey concrete building offering a sophisticated collection of 58 homes, from one-bedroom through to three bedrooms, including a townhome collection at Cambie Street and 26th Avenue.

“The location is absolutely extraordinary,” says Anthony Hepworth, president and CEO of Pennyfarthing Homes, a developer with five projects in the Cambie Corridor. “We are on the slope of the hill, so the views are truly spectacular.”

From seascapes to skylines, the upper floor residences at The Grayson deliver 360-degree sweeping vistas of Mount Baker, the North Shore Mountains and the Strait of Georgia. With floor-to80 YPNEXTHOME.CA

ceiling windows and stunning, large outdoor patios, residents can enjoy their coffee while taking in the vistas.

A courtyard walkway between the townhomes and condominiums features a children’s playground and access to garden walk-up units on the main floor.

Raymond Letkeman Architects Inc. designed the distinctive urban architecture, which incorporates a mixture of brick façade with expansive windows to convey timeless beauty.

Inside, the attention to detail is second to none. Designed by awardwinning Cristina Oberti, each residence showcases engineered hardwood floors throughout main living areas, energy efficient air conditioning, over-height nine and 10-foot ceilings within the Sub and Penthouse Collection, quartz countertops and a premium integrated Bosch appliance collection. There is a decidedly ageless, yet modern look, with luxury detailing throughout The

Grayson’s contemporary interiors.

In addition, the four street-access townhomes can be accessed from the courtyard as well as directly through the parkade. Adjacent to the hotel-inspired lobby is an amenity lounge with full kitchen and party room.

Pennyfarthing Homes is an awardwinning builder with several thousand homes under its belt. Over the last three decades, the developer has built several multi-family projects on the Westside of Vancouver – most notably the signature Bennington House, Kitsilano Townhouses, Clipper and the award winning Harbour Cove located along False Creek.

The Grayson is just steps away from the Canada Line for easy access to downtown Vancouver, Richmond and YVR. Head over to Queen Elizabeth Park for a picnic or leisurely walk or take a ride along one of the nearby bike paths.

This prime Vancouver address offers plenty of amenities, including top-rated schools, great shops and restaurants, all within easy walking or driving distance.

Contact the sales team directly or register to learn more about The Grayson and be one of the first to buy into what is a sought-after address along the Cambie Corridor. The Grayson’s grand opening is scheduled for May 28th. Tentative occupancy is Summer 2018.

VANCOUVER

P A R T B Y

O F

T H E

C A M B I E

P E N N Y F A R T H I N G

C O L L E C T I O N

H O M E S

Located at Cambie Street & 26th Avenue on Vancouver’s West Side, these spacious 1, 2 and 3-bedroom homes are a statement in refined elegance, uncompromising quality and masterful design. Some of the best views on Cambie Street are framed by expansive windows. Intimate outdoor patios and private rooftop decks exclusive to the luxurious Penthouse Collection create a seamless connection with one of Vancouver’s most coveted neighbourhoods.

A R R I V I N G

M AY

28

REGISTER TODAY 6 0 4 . 5 5 8 .19 0 7

TheGrayson.ca This is not an offering for sale. Any such offering may only be made with a Disclosure Statement. E.&O.E.

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 81

Advice | MOVING ADVICE

Aim for a safe, secure move

By Chuck Resnick

MORE ADVICE ONLINE ypnexthome.ca/news/advice

WHEN YOU MOVE your home or office, of course you want your belongings to arrive at their destination safely, with nothing broken or misplaced.

But there are other forms of safety and security that are also worth important consideration, whether you are moving with or without a professional mover. For example, items that are being transferred to and from the truck or vehicles. How can you ensure that nothing will go missing while all of the movers are in the house or apartment?

At Two Men and a Truck Canada, we dispatch movers in teams of three so that one person can be with the truck at all times, supervising the job and keeping an eye on your belongings. When moving with friends and family, make sure you don’t get too caught up in carrying items in and out that you leave vehicles unattended. This is particularly important when moving in or out of an apartment building or condominium, as elevator trips may mean that those carrying the items are away from the moving vehicle for extended periods of time.

Another safety aspect is ensuring that no one gets hurt during your move.

Professional movers are trained to lift correctly and have strapping and other aides that help to move bulky items.

We also understand fragility and treat delicate items with the care they deserve.

Untrained people who help you may inadvertently cause damage because they don’t know how to move certain items. Movers have special packing materials, labels and loading/unloading 82 YPNEXTHOME.CA

techniques in place to protect these cherished pieces.

If you are planning a business move, it is wise to hire a professional mover and sit down with the move consultant to develop a plan. For example, long before the actual move, begin shredding unneeded documents to save time and money, and to avoid unwanted confusion at either end.

Moving electronic storage equipment and servers can be tricky. Does your mover have a strategy in place with information security as a goal? One approach may be to move critical servers in separate trucks so that all of the information would not be damaged in the unlikely event of a traffic accident.

Speaking of sensitive or expensive cargo, whether moving to a new home or office, it’s a good idea to have specific items appraised and insured personally to protect them. Be sure to create an inventory of these items, take photos of them and provide a copy to the mover.

Another aspect of a move that clients may neglect is the ability of the drivers.

People who choose a DIY move usually rent a truck or trailer, but do they have the skills, experience or training to drive the vehicle safely? If you are not used to driving with a heavy load in a vehicle it can be risky. A professional moving company provides trained drivers who are used to driving safely from point A to B with your belongings in tow. If you need to store items for a period of time, ask your mover if they have a storage facility that is climate controlled and insured against floods, fire, theft, and the like.

A mover who offers full insurance with professional and bonded employees relieves you of the worry and stress of these kinds of safety and security issues.

You can DIY, but in the end, is it worth it?

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

H CO IS M SU IN M G M E R

VANCOUVER

T

M O R E B R E ATHI N G R O O M

Spacious Parkside Homes on the Seawall Following the unprecedented popularity of VODA , Concert is proud to introduce NAVÍO , phase two of The Creek. NAVÍO ’s front yard is a 2.7-acre park—a true breath of fresh air. At its doorstep is the seawall—the world’s longest uninterrupted waterfront path and a tranquil route downtown.

Follow it home to NAVÍO and enjoy more breathing room indoors and out.

False Creek’s largest selection of homes over 900 square feet

Register Today TheCreekbyConcert.com

This is not an offering for sale. Such offering may be made by Disclosure Statement only. March 2016. E.&O.E. Concert Realty Services Ltd. CONCERT, and all names of Concert’s residential properties, associated taglines and designs, are trademarks of Concert Properties Ltd., and are used under license by Concert Realty Services Ltd.

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 83

VANCOUVER

84窶ズPNEXTHOME.CA

HE EL LE EGACY OF CCOONNTTIINNUUIINNGG TTH DA L E C O L L E CT CCRREESSSSEEYY’ ’SS KKEERRRRIISSDA CTIIO ON N spaciousconcrete concreteresidences residencesfeaturing featuring one one of of the the largest, 4040spacious largest, most most functional functionalCresseyKitchens™ CresseyKitchens™ ever built, expansive private outdoor patios, and living spaces designed to entertain. ever built, expansive private outdoor patios, and living spaces designed to entertain.

H& & W WE E SS T T B BO OU CCOOMMI INNGG SSOOOONN TTOO 4488TTH UL LE EV VA AR RD D REGISTER NOW REGISTER NOW

604.428.8858 604.428.8858

McKinnonByCressey.com McKinnonByCressey.com

This is not an offering for sale. Any such offering can only be made with a Disclosure Statement E.& O.E. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement E.& O.E.

CEDAR DR

Pitt Meadows | Maple Ridge

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240TH ST

PITT M EADOWS

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NEW CONDOS:

NEW HOMES:

1. REFLECTIONS ON THE RIVER

3.

22327 River Road 604.477.1500

2. MEADOWS POINTE

20331 Dewdney Trunk Rd. 604-807-2423

SEARCH ONLINE ypnexthome.ca

86 YPNEXTHOME.CA

MONTGOMERY ACRES

24405 112 Ave 604-477-2959

4. MYRON'S MUSE 23651 132nd Ave 604-380-1801

5.

MAPLE HEIGHTS

Open Daily 12-5 (except Fridays) 104–11305 240th Street 604-380-1215

6. FALCON HOUSE Presentation Center 12011 224th Street 604-477-1500

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Distinguished 1, 2 & 3 Bedroom Condo Homes

PRESENTATION CENTRE DEWDNEY TRUNK RD

• Parklike setting backing onto dedicated greenspace to the west

DOWNTOWN MAPLE RIDGE

• Large patios or balconies and expansive, luxurious interiors

LOUGHEED HIGHWAY

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C A L L 6 0 4 . 4 7 7 . 1 5 0 0 • R E G I S T E R T O D AY !

www.falconhouse.ca This is not an offering for sale. Any such offer can only be made with a disclosure statement. E & O.E.

12011 224th Street Maple Ridge, BC Open daily 12pm – 5pm

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.

With Kravitz Design – his own design company – Lenny Kravitz paired up with CB2 to create a collaborative collection.

BRIAN GLUCKSTEIN photo: Naomi Finlay

88 YPNEXTHOME.CA

GlucksteinHome by BRIAN GLUCKSTEIN

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

GlucksteinHome by BRIAN GLUCKSTEIN

Kravitz Design by LENNY KRAVITZ X CB2

Kravitz Design by LENNY KRAVITZ X CB2

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.”

Stores pull collections together all the MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 89

SAMANTHA PYNN FOR SIMONS

SAMANTHA PYNN photo: RTR Media

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.

90 YPNEXTHOME.CA

SAMANTHA PYNN FOR SIMONS

GlucksteinHome was launched in 1999 and has grown and endured.

While the price point makes his 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.

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520 Como Lake Ave Presentation Centre #104 - 522 Clarke Rd 604-939-8868

A2. CHARLAND 2102 - 963 Charland Ave 604-492-3388

A3. UPTOWN2 bosaproperties.com 604-939-2677

A4. EVERGREEN 3007 Dlen Drive 604-942-2672

HARRIS RD

COQUITLAM A1. CROWN

DEWDNEY TR

HAMMOND RD PITT MEADOWS AIRPORT

NEW CONDOS:

123RD AVE

PORT COQUITLAM A5. NOVELLA 711 Breslay St Presentation Centre #170 - 3355 North Rd (at Cameron St) 604-563-5777

A6. LLOYD AT WINDSOR GATE 3096 Windsor Gate 604-942-8416

A7. LOUGHEED HEIGHTS Presentation Centre 581 Clarke Road (at Como Lake Ave) Open daily noon to 5pm 604-939-2677

A8. BURQUITLAM CAPITAL 513 Clarke Road 604-681-8220

NEW CONDOS: B1. FREMONT GREEN

GOLDEN EARS BRIDGE

Fremont Connector 604-468-0084

NEW HOMES:

NEW HOMES:

A9. CRISTALLO HOMES

B2. FREMONT INDIGO

828 Gauthier Ave. 604-939-6816

A10. NELSON ON FOSTER North Road & Foster Ave. 604.998.8998

2332 Ranger Lane 604-552-0319

207TH ST

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2 bedroom homes priced from $469,900

MAY 13 - 27, 2016 | NEW HOME & CONDO GUIDE 93

Advice | TAXING ISSUES

Don’t try to time the market...

By Henry Choo Chong

MORE ADVICE ONLINE ypnexthome.ca/news/advice

Q.

This year, my wife and I would like to get into our first home.

We have saved almost $65,000 for a down payment. This was three years of eating mac and cheese, and no vacations. Is now the right time to buy?

- Steve and Kathy, North York

A.

First-time homebuyers should not try to time the market, but buy when they are ready and able.

Remember: a home used as your primary residence is always a great investment.

First of all, in Canada, the sale of a family home is tax-free. When you sell your principal residence at a profit, that income is tax-exempt. Secondly, through home ownership, you pay yourself first — not a landlord! Mortgage payments are sort of “forced savings.” Thirdly, you can decorate and enjoy the home as you please. No money saved, but gratifying to the soul.

Before venturing into the land of homeownership, do some homework: » Buy what you can afford. Many times, the heart is bigger than the pocketbook. Know what price range is comfortable and try not to deviate. » Get the best interest rate and terms.

Shop for the best rate and terms. A half point rate differential can cost you thousands. So can a mortgage that is closed or not portable. » Put down as much as possible to avoid a high-ratio mortgage. » Ensure your monthly mortgage payments are manageable and will

94 YPNEXTHOME.CA

continue to be so even if interest rates rise as early as next year and payments increase. » Consider closing costs. Set aside an additional two to three per cent of the purchase price of the home to cover closing costs like Land Transfer Tax, legal costs and moving expenses. You do not want to end up short several thousand dollars on closing day. Speak to a real estate lawyer and he or she will give you some ideas. » Don’t forget about HST and Land Transfer Tax. Under certain circumstances, first-time homebuyers can qualify for Toronto Land Transfer Tax and HST rebates. Remember, you pay 13 per cent HST on new homes, not resale. If you’re buying a new home, check if HST is included in the price quoted. What happens to the HST rebate? Who gets it?

» Use your RRSP as part of the down payment. Under the federal government’s Home Buyers’ Plan (HBP), an individual and their spouse, provided they qualify, may withdraw up to $25,000 each, tax-free, from their RRSPs. You then have 15 years to repay the amounts to your RRSP, starting after the second year of your withdrawal.

The opinions and views expressed herein are those of the author and not those of New Condo Guide. New Condo Guide does not necessarily endorse or encourage any specific tax strategies. Please consult a tax professional for advice specific to your particular situation.

Henry Choo Chong, CGA, sits on many committees and provides accounting and tax services to individuals and businesses in the GTA. He can be reached by phone at 416.485.5225 or by email at choochonghcga@yahoo.ca.

start your search here.

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

BRITISH COLUMBIA’S NEW HOME & CONDO DEVELOPMENTS PROJECT

TYPE

CONTACT

PRICE

PROJECT

ABBOTSFORD Abacus Uptown Cedar Landing Eagle Estates Eagles Gate Falcon Ridge Foxwood Mahogany at Mill Lake Ten Oaks Residences at Gateway

LR TH SF SF SF SF HR LR LR

604-309-7155 604-850-5040 604-859-3141 604-309-7729 604-309-0540 604-850-5040 778-255-9990 604-746-OAKS (6257) 604-855-8116

Call From 274,900 inc net GST From $599,900 From $373,500 From $789,000 From $524,900 Call Call Call

BURNABY Aldynne on the Park Brentwood Bucci by Villo Churchill Fulton House Gold House Ivory Mews Kings Crossing Midori Milano Modena Novella OakTerra Paddington Mews Pixel Station Square The Park Metrotown The Peak Trio Veritas

HR HR TH TH HR HR TH HR HR HR LR MR LR TH LR HR HR HR LR LR

604-451-9517 604-563-8386 bucci.com/villo 604-363-2627 604-871-4124 goldhouseliving.com 604-528-6935 cressey.com/kingscrossingbycressey 604-439-8852 604-294-8989 604-294-9919 604-536-5777 604-431-6033 604-438-9922 pixelburnaby.com 604-438-1113 604-936-1888 604-559-5795 604-218-3338 604-871-4194

Call From $299,900 Coming Soon Coming Soon Call Coming Soon From $289,900 Coming Soon $577,900 From $298,900 Coming Soon Call Call From $334,900 From $399,900 Call Call Call From $249,900 Call

SF TH SF SF/LR/TH LR LR TH

www.livethefalls.com 604-795-6938 604-534-5079 604-824-5062 604-858-7179 604-703-9292 604-991-5151 604-991-8250

From $389,900 From $242,900 From $249,900 Call From $269,900 Call From $149,900 From $449,900

HR SF HR HR LR TH HR TH SF HR HR HR

604-472-1123 604-514-4359 604-681-8220 604-259-5991 604-492-3388 604-939-6816 604-939-8868 intracorp.ca 604-514-4359 604-942-8416 604-939-2677 montbleu.ca

Call Coming Soon From $200,000 Now Previewing Call Call From $280,000 Coming Soon Coming Soon $469,900 $279,900 Coming soon

CHILLIWACK / SARDIS Camden at The Falls Centre Field Englewood Village Garrison Crossing Heron’s Landing Park Ridge at Sardis Village Radius Seasons at Cedar Sky COQUITLAM 1123 Westwood Amberleigh Burquitlam Capital Brookmere Charland Cristallo Homes Crown Foster Ave Rowhomes Kingston The Lloyd Lougheed Mont Bleu

Penthouse (PH)

Live Work (LW)

City Home (CH)

High Rise (HR)

TYPE

CONTACT

PRICE

Nelson on Foster Novella Sterling

TH MR SF

604-998-8998 604-563-5777 604-464-2260

Call Call From $689,900

DELTA NORTH DELTA Charterhouse Muse South Pointe

TH LR SF

604-946-1848 liveatmuse.com 604-584-2908

Call From $199,900 From $699,900

LR LR SF SF SF/LR

604-943-8811 604-274-7326 604-271-7288 604-943-6677 604-948-HOME

Call Coming Soon Call From $499,900 Call

From $199,900 Call From $314,900 Call Call From $139,900 Call From $179,900 From $440,000

TSAWWASSEN Brio Harbour Walk Tsawwassen Heights Tsawwassen Shores Tsawwassen Springs LANGLEY Ashbury + Oak Elements Hyde Canyon Mission Green Murrayville House Prestwick at Milner Heights Varsity Woodland Park Yorkson Creek Yorkson South

LR TH LR TH LR SF

604-539-6281 604-533-7718 604-636-7082 604-871-4288 778-808-6563 604-371-0928 604-539-2200 604-532-6060 yorksoncreek.com 778-785-1673

MAPLE RIDGE Albion Station Falcon House Grant Hill Estates Magnolia Grove Maple Heights Montgomery Acres Nelson Peak Pointe, The River’s Edge Robertson Heights Station One Summit at Grant Hill The Terraces Wellington Station

TH TH SF TH TH SF SF SF FR SF LR SF TH LR

604-351-3261 604-477-1500 604-230-3935 604-534-1234 604-380-1215 604-477-2959 604-466-9278 604-999-2452 604-453-4965 604-380-4708 778-878-1347 604-405-4437 604-351-3261 604-380-0300

From $254,900 Call Call Call Call From $534,980 Call From $489,900 From $157,900 From $459,900 From $164,900 From $769,900 inc gst From $369,900 From $189,000

MISSION / HARRISON Horizons

TH

1-888-826-1177

From $319,800

NEW WESTMINSTER Duo at Port Royal Glass House Lofts Grove, The Lookout at Victoria Hill, The Lotus Parkside at Victoria Hill Portage RiverSky

LR LR LR LR LR HR MR HR

604-520-9890 604-520-9890 604-523-0733 604-523-0733 604-782-1706 604-523-0733 778-398-1344 604-522-2583

From $218,900 Call Call Call Coming Soon Call Call Call

Mid Rise (MR)

Low Rise (LR)

TH LR SF

Loft (LO) Duplex (DP) Townhouse (TH) Row Home (RH)

BRINGING PEOPLE HOME CONNECTING BUYERS TO THE BEST NEW HOME OPPORTUNITIES IN METROPOLITAN VANCOUVER

FIFTHAVE.CA

N E W H O M E S A L E S AND MARKETING EXPERTISE

The listings included on the following pages are meant to offer a comprehensive overview of those new home developments currently being marketed throughout Greater Vancouver and the Fraser Valley.

Pricing is subject to change; you should contact the specific development for current details or special promotions. To report any changes or corrections to this information, please contact our office at 604.519.6080, fax 604.519.6088, or email homes@ypnexthome.ca PROJECT

TYPE

The Peninsula The Royal at Victoria Hill Thompson Landing Westbourne NORTH VANCOUVER Anchor, The Atrium at the Pier CentreView Connaught Edgemont Village First Street West Juniper at Timber Court Latitudes Maplewood North Maplewood Place Northlands Parkgate Pinnacle Residences at the Pier The Residences at Lynn Valley Tatlow Trophy at the Pier Seymour Village Shore, The x61

CONTACT

PRICE

MR LR SF LR

604-544-2258 604-523-0733 604-520-3226 westbourneliving.com

Call Coming Soon From $476,900 Coming soon

LR MR/TH HR LR/TH LR LR TH LR TH LR/TH TH MR MR LR MR TH LR LR/TH

604-988-8800 604-983-9065 604-998-8540 604-699-0036 604-770-0791 604-988-3617 604-435-9477 604-727-1594 604-563-7001 604-800-2120 texorhomes.com 604-983-9065 lynnvalleyresidences.com info@tatlowliving.com 604-983-9065 604-924-0818 604-980-0016 604 971 3181

From $379,900 From $379,900 Call Call Call Call From $469,900 From $378,900 From low $300s Call Coming soon Call Call Coming Soon Call From $699,900 From low $200’s Call

PITT MEADOWS Cedar Downs

LR

778-846-3200

From $194,900

PORT COQUITLAM Carmandy Fremont Indigo Fremont Emerald Lloyd at Windsor Gate Orchid Salisbury Lane Shaughnessy, The South Verde Uptown Pointe

LR TH LR LR LR TH HR LR LR

604-435-9477 604-552-0319 604-468-0084 604-942-8416 604-866-4206 604-475-1172 604-468-8252 604-468-8252 604-488-0010

From $209,900 Call Call Call From $159,900 Call Call Call Call

PORT MOODY Clark Station, The

TH TH

778-558-6377 604-492-3338

Call Call

RICHMOND Alexandra Court LR 604-278-5809 From $389,900 Alfa HR 604-276-2532 Call Avanti LR/HR 604-276-9186 From $504,900 Calla at the Gardens MR 604-271-3331 Coming Soon Concord Gardens HR 604-233-7748 From $300,000’s Dayton Avenue SF 604-518-8396 Call Elle HR 604-273-1313 From low $300’s Empire Living TH 604-244-9622 Call Grand, The HR 604 278 3880 Call Kenstone Gate TH 604-218-3338 From $529,900 Kingsley Estates TH 604-821-1384 Call 1 Kingston Gate 234214_Axis_NHBG_BannerAd_(Full_Bleed)_prs01.pdf TH 604-760-6024 Call Livia TH 604-364-2159 Call

Penthouse (PH)

Live Work (LW)

City Home (CH)

High Rise (HR)

PROJECT

TYPE

Mandarin Walk Monet Opal at Richmond Centre Ora Orchid by Beedie Parc Riviera Park Residences at Minoru Pier, The Pinnacle Living at Capstan Pinnacle Living Sorrento Quintet Riga Riva River Green River Inlet Vogue Westminster Terrace SQUAMISH / WHISTLER Abbey Lane Residences Breeze Elaho Ocean Crest ParkHouse Ravens Plateau Ravenswood Aqua University Heights SUNSHINE COAST SECHELT Edgewater at Porpoise Bay SilverStone Heights SURREY 3 Civic Plaza Asher Aura Brookside Chroma Connect Esplanade at Waterstone Evolve Fusion Guildford The Great Guildhouse Heights Highcrest Horizons Hyde Park Joi Living Kendra Park Avenue West Park Central 2015-01-16 11:37 AM Park Place Village Prime on Plaza

Mid Rise (MR)

Low Rise (LR)

LR/TH HR HR HR HR MR HR LR HR/MR/TH MR/HR HR TH MR MR MR/TH TH TH

CONTACT

PRICE

604-278-0808 604-233-7748 604-303-7575 604-278-8838 info@orchidbeedie.ca 604-231-5900 604-303-8878 604-274-7326 604-303-0148 604-303-0148 604-303-8878 604-715-1250 604-278-8825 604-233-2633 604-233-2633 604-715-1250 604-204-1077

Call From $300,000’s From $464,900 Call Coming Soon From Low $200’s Call Call Call Call Call Call Call Call Call Call Call

TH TH TH SF LR SF SF TH/LR LR

604-679-7289 604-679-7289 604-898-2232 604-896-2235 604-567-5433 1-888-852-7575 604-670-7862 1-877-344-5566 1-888-852-7575

Call Coming Soon Coming Soon From $1,298,000 From $167,900 Call Coming Soon From $239,000 Call

TH SF

604- 885-8556 604-741-1877

From $309,900 From $479,900

HR TH TH TH LR LR LR HR TH TH TH TH TH SF TH TH TH HR LR TH HR

604-951-3331 778-571-9451 778-564-1876 604-372-2071 604-581-5399 778-395-1886 604-530-5399 604-497-0102 778-578-9779 778-293-2222 604-574-1143 604-618-6175 604-584-7273 778-565-7768 604-506-1852 604-574-8888 604-590-9122 604-583-9866 604-817-5852 604-617-7763 604-498-3888

Call From mid $400,000 From $475,000 Inc. GST From $279,900 From $169,900 From $118,800 From $219,900 Call From $344,900 Call Call From $339,900 From $345,900 Call for Info Call From $339,000 From $329,900 From $250’s From $289,900 From $359,000 Call

Loft (LO) Duplex (DP) Townhouse (TH) Row Home (RH)

PROJECT

TYPE

CONTACT

PRICE

Ridge at Bose Farms Silverwood Sync Summit University District Wave Westpointe

LR TH TH TH HR HR TH

604-888-5514 silverwoodliving.com 778-590-7283 hayerlifestyle.com 604-588-5795 604-951-9283 604-833-9193

From $174,900 From Low $300’s From Under $300’s Coming Soon From $233,900 From $291,900 Call

CLOVERDALE MacKenzie Estates

TH

604-538-2125

From $349,900

LR HR HR HR LR HR HR HR HR HR Trump International Hotel and Tower® Vancouver HR Vancouver House HR

604-620-2018 604-338-5233 burrardplace.ca 604-689-8535 604-783-1044 604-781-4303 604-620-6692 604-687-4353 604-682-8107 604-568-8283 604-568-7888 604-893-8958

Call Call Coming Soon Call Call Call From $349,900 Call Call Starting at $399,900 Call Call

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TH LR LR TH LR TH LR LR LR LR LR HR TH TH LR MR TH

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City Home (CH)

High Rise (HR)

PROJECT

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Low Rise (LR)

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CONTACT

PRICE

604-880-6880 604-707-9378 604-221-8598 604-687-2298 604-558-1907 604-715-6060 604-998-8989 604-559-9848 604-998-8988 www.marcon.ca/maisonette 604-638-9998 mckinnonbycressey.com 604-568-6883 604-325-5151 604-558-5851 604-874-8368 604 336 6380 604-336-6380 604-563-8336 604-874-8368 604-739-2080 604-221-8878 604-263-8090 604-879-8830 604-267-8882 604-558-5848 604-428-8858 604-671-1025 604.558.1907 604-568-6886 604-880-8312 604-566-5888 604-733-2010 604-273-1313 778-846-5990 604-559-1070 604-739-2080

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