BC New Home and Condo Guide - May 27, 2016

MAY 27 - JUNE 10, 2016 VOLUME 1, ISSUE 11, FREE

METRO VANCOUVER EDITION

INSIDE THIS ISSUE

CHECK YOUR HOME FOR RADIOACTIVE RADON

THE LIFESTYLE ON BURNABY MOUNTAIN

13 INVESTMENT MISTAKES TO AVOID

48+ Years 60+ Projects Over 4,000 Homes NEXT PHASE (2+3 BDRMS) BEING RELEASED MAY 28!

OVER 50% SOLD! MOVE IN THIS SUMMER!

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

SMART MONEY RECOGNIZES A HOT SPOT Set to become Metro Vancouver’s next major urban centre, West Coquitlam’s Evergreen Corridor is the city’s newest hot spot. At its heart, is the master-planned community of Lougheed Heights. The first release sold in an unprecedented 6 weeks, and Tower 2 is now selling. And best of all, it’s backed by the Bosa name. Don’t miss out.

TOWER 2 NOW SELLING

lougheedheights.com This is not an offering for sale. Lougheed Heights is developed by Bosa BlueSky Properties (Lougheed Heights 2) Inc. and Bosa Properties (Lougheed Heights 2) Inc. Renderings, sketches, layouts and finishes are representational only. E&OE.

6 YPNEXTHOME.CA

THE NEXT CHAPTER OF HYCROFT ROWHOMES COMING SOON

After the huge success of Hycroft’s first release, we are excited to present a second collection of these unique 4-bedroom rowhomes! Truly a rare find, Hycroft is nestled in South Surrey’s desirable Grandview Heights neighbourhood. These rowhomes have everything you are looking for in a home, from a distinctive main level entry, walkout patios and fenced yards, to finished basements and a detached garage. Revel in the space and freedom, because Hycroft rowhomes are all freehold properties brought to life by an experienced and visionary development team.

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Hycroft 2 coming soon!

Any prices exclude taxes. StreetSide Developments reserves the right to make modifications and changes to the building designs, specifications and features should they become necessary. Floor plans, elevations, room sizes and square footages are based on preliminary architectural drawings and may vary from the actual built home. E.&O.E. Sales by Qualico Realty.

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 7

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.

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contents MAY 27 - JUNE 10, 2016 | VOLUME 1 ISSUE 11

20

ON THE COVER

Veritas

Honestly beautiful homes at UniverCity in Burnaby

project profiles

+ online NEIGHBOURHOOD

HOME SEARCH

MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

WITH

DYNAMIC MAPS

LOOK FOR THE CIRCLE

46 The Residences at Gateway

Abbotsford’s inspiring new place to call home

68 Summit

Distinctive design in Panorama Heights

advice

30 Money matters Building a budget

by Gail Vaz-Oxlade

34 Mind over mortgage

13 mistakes to avoid when buying an investment property

by Alisa Aragon

50 Inside mortgages

learning your way around depreciation reports

by Kris Grasty

56 Investor insights

Advantages and disadvantages of investment properties

by Alyssa Richard (continued on page 14)

12 YPNEXTHOME.CA

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 13

+ plus

(continued from page 12)

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill

ABBOTSFORD’S FINEST HOMES

58 Queen of Green

Uncompromising Quality. Unparalleled Value. Design that Prevails.

EDITOR-IN-CHIEF / DIRECTOR OF CONTENT

Testing your home for radon

Susan Legge

by Lindsey Coulter

SPECIAL INSERT

64 Insider advice

Top 5 things that make your new unit rentable

by Andrew la Fleur

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

EDITOR

OUTSIDE FRONT COVER

Residences at Gateway Abbotsford’s most luxurious new address

Stephanie MacDonald ART DIRECTOR

Megan Pike

by Susan M Boyce

CONTRIBUTING EDITORS

Condo pro

trending

Wayne Karl Elisa Krovblit Lydia McNutt (on leave)

29

STAFF WRITERS

The condo vacation lifestyle

by Barbara Lawlor

Home sweet home

Living through buyer’s remorse

by Lydia McNutt

78

SENIOR SALES MANAGER, WESTERN CANADA

Visit the Home Store open 12-5PM (closed Tuesdays) Suite 101 - 2031 McCallum Rd, Abbotsford (Gateway 3)

Wesgroup’s Ben Taylor talks about the appeal of living near rapid transit

72

Moe Lalani Edwin Rizarri

HOME STORE NOW OPEN

66 10 minutes with...

70

DIRECTOR OF SALES, NATIONAL

38

Hot topic

Finishes and options that pay off

What’s online

What’s going down online at ypnexthome.ca

Susan M Boyce Janine Mackie

CREA report

DESIGN EDITOR

are the markets becoming overheated?

MEDIA CONSULTANTS

by Kara Kuryllowicz

82 Fundamentally Speaking What to know when buying your first home

buyers’ resource section

74

by Wayne Karl

85 Smart Spaces

Double-duty storage solutions

by Michael Cochrane

Hot Properties

SALES COORDINATOR

by Susan Boyce

PRODUCTION MANAGER

88 Listings Directory in every issue

22 Burnaby Mountain

16

inspiration

42 Outdoor living

Make the most of the sun this year with these patio tips

by Jane Lockhart

48 “His” and “her” style

bringing your home together in harmony

by Yanic Simard

60 Style file

The rustic charm of wicker and weaving

by Elisa Krovblit

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Editor’s Note

58

district maps

18

28 Tri-Cities Vancouver

44 Abbotsford/Chilliwack 52 South Surrey/White Rock 62 Surrey/Langley 76

Justin Salvador

Helen Pearce GRAPHIC DESIGNERS

Miguel Cea, Mihail Terentiev PRODUCTION CO-ORDINATOR

Hannah Yarkony Published by

Burnaby/New Westminster

26 Maple Ridge/Pitt Meadows 32

Dave Bird 604.319.7102 Ricardo Hernandez 604.319.7103

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

neighbourhood SFU’s UniverCity boasts community, views, and education

Yanic Simard

Richmond

84 North Shore

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.

A Collection of 17 Heritage Inspired Courtyard Townhomes Starting from $1,588,800 AS H ST

688 SW Marine Drive, Vancouver Open Noon – 5PM , Closed Fridays

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604.325.8111

marcon.ca/maisonette Copyright © 2016 Marcon W 57 (GP) Ltd. All Rights Reserved.

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 15

Editors’ Notes

SOUTH GRANVILLE

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

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

The freedom of condo living While a single-detached is the traditional home choice for many, highrise and lowrise suites, lofts and condominium townhomes have become a prime choice among homebuyers in the Metro Vancouver Area – for first-time buyers, empty nesters, and all life stages in between.

Not only does condominium living afford you the opportunity to live in a prime neighbourhood at a great starting price, when it’s time to move up you can often opt to remain in the same neighbourhood, since many buildings and condo townhome communities offer a mix of designs and sizes, which allows

families to relocate easily without having to change jobs or schools. Today’s condo communities generally have a range of sizes and prices that start at the “affordable” end of the price spectrum.

This spring, many builders are gearing up for their grand openings or have suites available for quick occupancy. It’s an exciting time to be shopping for a new condo, and you’ll see that popular communities still have a lot of buying activity, so don’t miss this excellent buying opportunity.

Have a look through this issue and see what you think. The home of your dreams is waiting.

The 2016 Builder & Developer Annual is here!

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

+ get social 16 YPNEXTHOME.CA

Your home covers some of your most basic needs: it is your shelter and your security, but we all know it’s so much more than that. A good home provides us a place to enjoy our friends and family, a comforting place to rest and recharge, and optimally, is a place that is close to where we work and play.

The developers and builders in Metro Vancouver are deeply committed to creating homes that go above and beyond the average, and to building communities that support and encourage interaction, convenience and sustainability, for a healthier, happier lifestyle.

Buying a home is always a big decision, and having a builder that you trust is key to making the experience

a good one. In the 2016 Builders’ Annual, you can learn about many of Metro Vancouver’s best and brightest companies: their history, what kind of building they do best, and why they love what they do.

Though there are many different companies and styles of building in the Builder’s Annual, there’s one quality they share that is consistent throughout: the love of, and commitment to, creating livable, inspiring, convenient and efficient homes for people at all stages of their lives. So once you’re finished reading about all the incredible new homes in this New Home & Condo Guide, be sure to check out the stories behind them in the 2016 Builder’s Annual. Happy home hunting!

Interact with us on social media: ypnexthome

Burnaby | New Westminster BARNET MARINE PARK

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SFU

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6579 Marlborough Avenue 604-439-8852

A5. BRENTWOOD 4567 Lougheed Hwy. 604-563-8386

A6. NOVELLA 170 - 3355 North Rd 604-563-5777

A7. STATION SQUARE 4670 Assemble Way stationsquare.ca

260 Salter St 778-398-1344

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BCIT

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

BURNABY/NEW WESTMINSTER

OPENS MAY 28TH

Higher Living.

Higher Learning.

Nestled on the hillside at Simon Fraser University, Veritas by Polygon is a limited collection of one plus den and two bedroom apartment residences in the unique campus community of UniverCity. Enjoy mountainside living in an environment of academia and nature, with move-ins this year!

8999 Cornerstone Mews, Burnaby Open Noon to 6pm Daily (except Friday) 604.298.9965 veritas@polyhomes.com This is currently not an offering for sale. Any such offering can only be made by way of a disclosure statement. E. & O. E.

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 19

Property Profile | VERITAS

cover story

Veritas

Modern West Coast living in the hub of SFU’s academic setting — enticing nature lovers and higher learners alike FOLLOWING THE SUCCESS of four previous

communities at UniverCity, Polygon launches its newest collection of apartment residences — Veritas, on May 28th.

Meaning “truth” in Latin, “Veritas” seems a fitting name for a residence inspired by its surroundings and the ideals of higher education.

The first of two five-storey buildings is well underway, offering an unparalleled location amidst the academic culture of Simon Fraser University. Embodying the artistry of contemporary West Coast architecture, large roof overhangs, brick facade, wood detailing, and lush garden

20 YPNEXTHOME.CA

courtyard complement the natural beauty and tranquility of the mountain-top setting.

Investors and end-users alike are expected to be among purchasers, selecting from a varied collection of 158 homes including studios, lofts, onebedroom apartments and a large selection of two-bedroom residences up to 968 square feet.

“If you’ve got kids near the university age, it’s a great opportunity to provide them with a beautiful home, or take advantage of the reliable rental base, possibly even downsize yourself,” said Veritas sales manager, Sandra Bua.

Location

Burnaby, UniverCity Builder

Polygon Veritas Homes Ltd. Development

Veritas Home Type

Apartment Residences Sales Centres:

8999 Cornerstone Mews Contact

Polyhomes.com (604) 298-9965

OPPOSITE

Veritas is Polygon’s newest addition to the UniverCity community LEFT

Modern interiors set a high standard, while outside, both shopping and recreation abound!

As UniverCity grows, the secret is getting out — it’s not just students and professors living in this fun, flourishing residential community!

So far there’s about 3,800 residents who call UniverCity home. Of course many are higher learners, but a healthy segment are first-time home buyers and families drawn to “the magical natural setting that has all the elements of city living paired with the culture of one of Canada’s top ranked universities, and access to some of the best mountain biking and hiking trails around,” said Bua.

Buy now and move in later this year!

At the nearby Presentation Centre on Cornerstone Mews, a model of the community is on display and there is a great view of the first building, which will be ready for residents to move into later this year.

Every home at Veritas offers the very best in innovative living with

an exceptionally high standard of craftsmanship and the latest contemporary styles, accents and finishes. Bright open floor plans feature gourmet kitchens, modern bathrooms, and residents share a private fitness studio and multi-purpose lounge — ideal for studying!

Living in the UniverCity setting provides locals with access to all the services and facilities on Burnaby Mountain. There’s free and discounted use of SFU facilities including the library, swimming pool and Recreation Centre. And who wouldn’t want to take in a free lecture on the Hubble telescope or sample experimental beer at a workshop on the intricacies of fermenting with yeast?

in film festivals, live theatre, dance and musical performances,” said Bua. “It’s pretty amazing to have access to all this culture and learning at your fingertips.”

Well served by public transportation, the community also boasts a renowned Childcare Centre, is walking distance to University Highlands Elementary School, and at the foot of the mountain there’s a high school. A complete community that’s both admired and emulated as a model of sustainability, many residents live and work here and enjoy the social hub of University High Street complete with village-style shopping, organic deli, grocery store and a variety of restaurants from hand crafted burgers to spicy rice bowls.

30-minute drive to Downtown Vancouver and minutes to Millennium Skytrain Line

Visit the Veritas Presentation Centre on Burnaby Mountain today at 8999 Cornerstone Mews, open daily (except Fridays) noon to 6 p.m. More information at (604) 298-9965 or polyhomes.com.

Veritas’ connection to the university adds to its affinity, “with an amazing fine arts program providing opportunities to take

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 21

Neighbourhood Profile | BURNABY MOUNTAIN

Burnaby Mountain Introduction Located in Burnaby and bordered by Burrard Inlet to the north, Gaglardi Way to the south, North Road to the east, and Centennial Way to the west, this is the home of Simon Fraser University.

It’s a bustling college town in miniature, with all the amenities, recreation and relaxation spots you need. Student residences abound, as do newer, stylish private homes.

Meet the Neighbours According to figures on Burnaby’s official city website, the population was around 1700 in 2006, representing a steep growth that is likely to continue into the future with the help of UniverCity, a major real estate project in the area.

The age range bulges in the 20 – 44 bracket, and the majority of residents are educated. This is a culturally diverse area with a large immigrant population.

Lifestyle The scenery is fantastic and, autonomous as the place is, nearby transit can shoot you right into town. At home you’re within a stone’s throw of SFU, as well as some great eating spots and public trails for hikes that can range from the relaxing to the rugged. Life here is easygoing and serene, offering the convenience of urban living without any of the downsides.

In the Area The dominating factor here is SFU, which makes up a huge chunk of the land and is the cultural and economic epicentre of the Mountain. Also notable are the various parks, all quite beautiful, and a local public school, University Highlands Elementary. The commercial district is small but diverse, offering an array of food options.

The Vibe The University has a large, spacious campus with sports fields, a theatre and much more. Just off-campus is a small commercial area offering just about all you could want for your daily needs.

Turn in any direction and you’re likely to see a gorgeous view of nature, and the hiking around here is great.

Dollars & Sense Rental prices in the area are moderate

by Lower Mainland standards, and food, beverages and groceries rate about the same. This isn’t a particularly expensive area, but aside from a dollar store and a funky gift shop, things here don’t go cheap either. Consider it a solid average on this score.

22 YPNEXTHOME.CA

Planes, Trains and Automobiles Gaglardi Way is the main thoroughfare here, and by car or bus it’s a quick trip into the city. Bus transit is great, as expected for a place that caters to university students, and Production WayUniversity SkyTrain station is quick to get to by vehicle. Bicycling is an attractive option in the neighbourhood.

The Good, the Bad & the Rest If you’re looking for a place apart, this is for you: it’s a village on a mountain, with nature at your doorstep and an atmosphere of peace and quiet. The sense of enclosure is a double-edged sword, though: if you’re looking for hustle and bustle, you’ll need to step out into the wider world.

Hot Spots Ichibankan Express Sushi, ramen and other Japanese staples are offered here, as well as snappy service and a welcoming atmosphere. The noodles are soft and delicious and, like most food and beverage establishments, it’s centrally located. www.facebook.com/Ichibankan.Express.

SFU/info?tab=overview Nature’s Garden Just wonderful. This deli specializes in delicious sandwiches, great coffee and some neat homemade fare. The vibe is laid back, but staff are diligent and attentive. It’s a very healthy eating option. www.facebook.com/pages/NaturesGarden-SFU/557872027690045? rf=133699673314478

Quick Facts » Average Home Price: $ » Types of Properties: condos, townhouses, apartments, suites » Distance from City Hall: 5.7 km

Real Estate Market One-bedroom condos go for under $300, 000 around here, with larger spaces just above that. The market here is expanding, with the Univercity development at the lead. The market for buyers here consists of condos and townhouses almost exclusively. For renters there are apartments and suites, with prices quite moderate, as well as student housing.

Overall, this is a reasonably priced area.

Street Corner “I go to school here, and my accommodations are decent—maybe a little rundown, but I’m not complaining. I love SFU, and life here is pretty laid back. I do go into Vancouver a lot, especially on the weekend.“ – Stephen, student “I bought here after having lived near Metrotown for eight years, and I quite prefer it. Convenience aside, there’s a lot to enjoy. Overall, I’m glad I made the move.“ – Andrew, SFU support staff

Yeti Yogurt The spot for hot-weather refreshments and also a good place to chill between classes, after work or with the kids. Offers a wide range of Fro-yo flavours including pink grapefruit (excellent!), Nutella and Green Tea. www.facebook.com/Yetiyogurt.SFU Burnaby Mountain Conservation Area Cycling, hiking, picnics and more: this is British Columbia nature at its most beautiful and inviting. The trails are easily accessible and go from steep to moderate, for a range of exercise options. www.burnaby.ca/Things-To-Do/ExploreOutdoors/Parks/Burnaby-MountainConservation-Area.html Quesada Burritos and Tacos A lifesaver for students, offering fast, filling fare. The Spicy Chipotle Chicken burrito is a favourite. Great for food on the go and a nice place to have a casual outdoor bite. www.quesada.ca/home Club Ilia The place to go for dinner and drinks, or a casual afternoon repast. Atmosphere is social, servers are warm and friendly, and the menu offers happy hour fare and a great brunch. Excellent Bellinis! www.clubilia.com MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 23

BURNABY/NEW WESTMINSTER

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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.

ARTS RD

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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

CEDAR DR

Pitt Meadows | Maple Ridge

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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

26 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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Coquitlam | Port Coquitlam | Port Moody | Pitt Meadows

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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

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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

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Trending now The latest real estate news from across Canada

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New-home buyers, who’s watching your back?

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Visit our website: MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 29

Advice | MONEY MATTERS

Condo considerations, inside and out

By Gail Vaz-Oxlade

PEOPLE TELL ME they don’t know how to make a budget. Once I started doing the show Til Debt Do Us Part and introduced the magic jars, people headed out to buy their own. But they still couldn’t figure out how much money to put in the bloody things.

So I’ve created a step-by-step plan.

Using this plan and Gail’s Interactive Budget Worksheet (gailvazoxlade. com/resources/interactive_budget_ worksheet.html), you can build a budget that will tell you how you’re doing and 30 YPNEXTHOME.CA

how much to stick in the jars if you’ve decided to live on cash.

Okay, here we go.

1. On the budget worksheet, fill in all the amounts under income.

You’ll need your “gross” income and your “net” income. If you make $60,000 a year gross, you would enter 60,000/12 (which is $60,000 divided by 12.) Ditto for your monthly net income.

If you’re paid on any other schedule, you have to use your lowest monthly

income as your base, and use any extra money you receive to boost your planned spending (for things like furniture acquisitions, vacations, and the like).

2. Enter any other sources of income you may have. You must use “monthly” amounts. So if you average $6,000 in annual child support received, you would enter $500 for your monthly amount. If you receive income that is irregular — like an annual bonus — do not enter it

everything except your mortgage and your car loan/lease. Put it under “debt repayment.”

6. Now look at the bottom line on the budget — the line that says Income – Expenses. What do you have left?

Whatever it is, that’s what you have to work with to budget for your variable expenses. Yup. That’s it. Go ahead and divvy up the money in the various categories under Variable Expenses. If you find you’re left with $20 a month for groceries and you know that just won’t do, then you have two choices: You can go back and cut expenses.

Yup, even in fixed expenses you can find places to cut like cell phone or cable.

You can make more money. Work harder, work smarter. Get a second job, a third job, a better job.

That’s your budget.

Two more things: 7. You’ll see that the budget automatically calculated how much must go into each of your jars each week/ month if you plan to live on cash.

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

under income. Why? Well, if you bank on getting it and you don’t you’ll be SOL. Better to use that money for things like gifts, vacations, and other extras — things you don’t have to pay for if the bonus doesn’t materialize.

3. Now it’s time for the fixed expenses.

Get out your last bank statement(s).

Based on what you spent last month, fill in the fixed expenses. Don’t worry if the numbers seem high at first, just put in what you spent last month, based on what went out of your bank account.

4. We’re going to skip down to “saving” now. Yep, you have to save. Don’t bother arguing, you have to save. I want you to divide your monthly income by 100 and multiply your answer by five. There, that’s five per cent and is the minimum you should be saving. Ultimately, you need to save 10 per cent, but let’s start with five per cent and work from there. Under “emergency” enter $100.

5. Next we’ll do debt repayment. Add up your monthly debt repayment amounts.

Include what you’re spending to repay

8. You’ll also see your percentages automatically calculated. The financial rule of thumb says you shouldn’t spend more than 35 per cent of your net income on housing. (That includes mortgage/rent, condo fees/maintenance, property tax and utilities.)

If you’re spending more than 35 per cent, either you can look for ways to cut back on your housing costs, you can make more money, or you can trim in other areas (like transportation) so you end up balancing at the bottom line.

It’s your money. You can do anything you want with it except spend more than you make.

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

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 31

Vancouver | Downtown Vancouver SEABUS

DUNBAR ST MA

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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

8. THE CREEK 95 East 1ar Ave thecreekbyconcert.com

9. STERLING

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

13. QUARTET AT RIVER DISTRICT Sales Centre: 8700 Kinross St 604-879-8830

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NEW HOMES: 14. ASTON Oak and 38th 604-418-6809

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

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18. SHAUGHNESSY RESIDENCES 8123 Shaughnessy Street 604 558 5848

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

20. MCKINNON West Boulevard & 48th Ave. mckinnonbycressey.com

16. OAK + PARK 604-558-5851

21. 7430-7488 GRANVILLE

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

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MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 33

Advice | MIND OVER MORTGAGE

So you want to be a landlord 13 Mistakes to avoid when buying an investment property

By Alisa Aragon

MORE ADVICE ONLINE ypnexthome.ca/news/advice

OWNING AN INVESTMENT PROPERTY

can be a great way to create financial security for you and your family. Buying a condo, townhome, house or small multiunit building has lots of advantages, including monthly rent income, property value appreciation, tax deductions and the ability to use the bank’s money to make more money for yourself.

However, you have to invest in an investment property with your eyes wide open. Here are some potentially expensive mistakes to avoid: » Treating the property purely as an investment and not as a business.

Owning an investment property is like owning a business. People think the only thing they have to do is buy it, rent it and forget it. Decisions will need to be made from time to time regarding maintenance and upgrades, rent reviews, new leases, etc. Even if you hire a property manager that will do the work, they can only do what is instructed. » Unwittingly breaking a law. Before you buy, do some research. Make sure you understand landlord laws, your responsibilities and liabilities, and the ins and outs of leases. » Getting pre-approved first. Talk to a mortgage expert before you start your search so you know how much you can qualify for and you know what you are going to require.

34 YPNEXTHOME.CA

One way to help make things go more smoothly is to join your local landlord association.

These groups can update you on laws, supply sample lease agreements, recommend suppliers, etc. » Not factoring in running costs. The price of the home is only the first of a series of home ownership expenses.

Before you rush off at buying consider some of the costs such as property taxes and strata fees if applicable. » Working with a buyer’s agent. Work with a trusted real estate agent that has experience and knowledge on buying investment properties. Buying an investment property is about numbers while buying your own home is about an emotional purchase. » Buying a property sight unseen. This could be a recipe for disaster. Unless you do a site inspection yourself or have your real estate agent who knows exactly what you want. This is a big investment surely you can take the time to inspect it. » Not checking out the property adequately. Having the property professionally inspected can help avoid unexpected expenses. There are many potential problems with any home that you are not likely to pick up yourself. » Not having enough funds to cover unexpected expenses. What if your property sits vacant for a few months? Will you have enough to cover your mortgage payments? What if you suddenly need a new roof or

»

»

»

»

»

furnace? It’s wise, if possible, to keep an emergency fund of about 10% of the value of the property to carry you through the tough times.

Not having a proper and efficient maintenance schedule in place. All properties, their fixtures and fittings wear out! Damage does occur. It is important to keep maintenance up and have it done on time.

Expecting too much. If you expect to get rich quick, you may be tempted to set the rent too high and lose your tenants. Research comparable units and be reasonable.

Becoming a slave to the property.

Decide how much your time means to you. If your investment property becomes a second full time job, is it really worth it? Factor in the cost of a property management company, if necessary.

Not checking out tenants adequately.

Ask for references (especially their past landlords) and follow them up. Run credit checks. If applicable, drive by the prospect’s current property and see how well it’s cared for.

Not doing regular (at least annually) financial analysis. Remember, this is a business. All business owners regularly review their financials. You property manager should provide you

with monthly and annual statements of receipts and expenditures.

Consider doing an annual market appraisal to see how the value of the property is going. Sometimes it is strategic to sell of some assets and purchase new ones.

One way to help make things go more smoothly is to join your local landlord association. These groups can update you on laws, supply sample lease agreements, recommend suppliers, etc.

These mistakes to avoid are not intended to discourage you from buy an investment property but to assist you to proceed with open eyes and know what you are getting into. Buying an investment property means work, but it is a great way to create wealth and financial security for you and your family.

If you would like some help to analyze you financial ability to invest in an investment property, talk to a professional Mortgage Expert.

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 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 35

3 & 4 BEDROOM TOWNHOMES

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

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

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THIS IS NOT AN OFFERING OF SALE.

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Trending

Canadian home sales set record in April ACCORDING TO STATISTICS RELEASED

today by The Canadian Real Estate Association (CREA), national home sales in April 2016 rose to their highest level ever.

50,000

Highlights:

45,000

The number of homes trading hands via Canadian MLS Systems in April 2016 rose by 3.1 per cent month-over-month to set a new monthly record.

Sales were up in April compared to the previous month in about 70 per cent of all local markets, led by the National Capital Region and Edmonton.

Following small declines the previous month, activity held steady in the Greater Toronto Area and edged lower in Greater Vancouver.

“National home sales set new monthly records over the past two months, even as activity in Greater Vancouver and the GTA appears to have topped out,” said CREA President Cliff Iverson. “With almost three-quarters of all local markets posting sales gains in April, there are plenty of other places where sales are climbing as we head into the busiest time of the year for homebuyers. As always, your local realtor remains your best source for information about sales and listings where you live or might like to in the future.”

38 YPNEXTHOME.CA

40,000 35,000 30,000

Jan 2016

Jan 2015

Jan 2014

Jan 2013

Jan 2012

Jan 2011

Jan 2010

Jan 2009

20,000

Jan 2008

25,000 Jan 2007

» National home sales rose by 3.1% from March to April. » Actual (not seasonally adjusted) activity was up 10.3% compared to April 2015. » The number of newly listed homes was little changed (-0.2%) from March to April. » The MLS Home Price Index (HPI) rose 10.3% year-over-year in April. » The national average sale price climbed 13.1% in April from one year ago; net of the Greater Toronto Area and Greater Vancouver, it was up by 8.7% year-over-year.

Monthly Home Sales*

* Canada: seasonally adjusted

“Supply shortages and tight housing market conditions have become selfreinforcing in the GTA,” said Gregory Klump, CREA’s Chief Economist. “The Greater Vancouver Area appears to be heading in that direction too. While significant home price gains may entice some homeowners in these markets to list their home for sale, the issue for many is that the decision to move means they would also be looking to buy while competition for scarce listings is fierce. As a result, many homeowners are deciding to stay put and continue accumulating capital gains. That’s keeping listings off the markets at a time when they are already in short supply.”

Actual (not seasonally adjusted) sales activity rose 10.3 per cent from one year ago to shatter all previous records for the month of April. It also marked the second highest level for transactions for any single

month and stood 16.5 per cent above the 10-year average for the month of April.

Activity was up from year-ago levels in about 70 per cent of all local markets, led by a number of markets in British Columbia as well as the GTA. Newly listed homes edged slightly lower (-0.2 per cent) in April 2016 compared to March. The number of markets where new supply rose and where it fell was fairly evenly split. New listings were up most in Edmonton and on Vancouver Island but fell in the GTA, London & St. Thomas as well as Newfoundland & Labrador.

The national sales-to-new listings ratio rose to 64.5 per cent in April 2016, the ratio’s tightest reading since October 2009. A sales-to-new listings ratio between 40 and 60 per cent is generally consistent with balanced housing market conditions, with readings below and

MORE TRENDING ONLINE ypnexthome.ca/news

Aggregate Composite MLS® HPI Year-over-year percentage change 20 15

per cent

10 5 0 -5

above this range indicating buyers’ and sellers’ markets respectively.

The ratio was above 60 per cent in about half of all local housing markets in April, virtually all of which are located in British Columbia, the Greater Toronto Area or in Southwestern Ontario.

The number of months of inventory is another important measure of the balance between housing supply and demand. It represents the number of months it would take to completely liquidate current inventories at the current rate of sales activity.

There were 4.7 months of inventory on a national basis at the end of April 2016, the lowest level in more than six years and a reflection of increasingly tighter housing markets in B.C. and Ontario. The number of months of inventory currently sits at or below two months in a growing number of local markets in British

Jan 2016

Jan 2015

Jan 2014

Jan 2013

Jan 2012

Jan 2011

Jan 2010

Jan 2009

Jan 2008

Jan 2007

-10

Columbia, the GTA and environs and in Southwestern Ontario.

The Aggregate Composite MLS HPI rose by 10.3 per cent on a year-over year basis in April 2016, the biggest gain since May 2010.

For the third consecutive month, yearover-year price growth accelerated for all Benchmark property types tracked by the index.

Continuing the trend seen in recent months, two-storey single family home prices posted the biggest year-overyear gain (+12.3 per cent), followed by townhouse/row units (+9.8 per cent), onestorey single family homes (+9.4 per cent), and apartment units (+7.9 per cent).

While 9 of the 11 markets tracked by the MLS HPI posted year-over-year price gains in April, price growth among housing markets continues to vary widely.

Greater Vancouver (+25.3 per cent) and the Fraser Valley (+25.6 per cent) posted the largest gains, followed by Greater Toronto (+12.6 per cent), Victoria (+12.0 per cent) and Vancouver Island (+8.2 per cent). By contrast, home prices fell by 3.5 per cent and 2.4 percent in Calgary and Saskatoon respectively, which are smaller declines than those posted by these markets in March.

Year-over-year price growth advanced further into positive territory in Regina (+1.9 per cent) and edged higher on a year-over-year basis in Ottawa (+1.1 per cent) and Greater Montreal (+1.3 per cent).

Home prices in Greater Moncton recorded their ninth consecutive year-over-year gain, rising 6.6 per cent from where they stood one year earlier.

The MLS Home Price Index (MLS HPI) provides a better gauge of price trends than is possible using averages because average price is prone to being distorted by changes in the mix of sales activity.

The actual (not seasonally adjusted) national average price for homes sold in April 2016 was $508,097, up 13.1 per cent on a year-over-year basis.

The national average price continues to be pulled upward by sales activity in Greater Vancouver and Greater Toronto, which are among Canada’s tightest, most active and expensive housing markets. If these two housing markets are excluded from calculations, the average is a more modest $369,222 and the year-over-year gain is reduced to 8.7 per cent.

Even then, this reflects a tug of war between strong average price gains in housing markets around the GTA and in the Lower Mainland of British Columbia versus flat or declining average prices elsewhere in Canada. The average price for Canada net of sales in British Columbia and Ontario in April 2016 was down 1.7 per cent year-over-year to $301,951.

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 39

T

H CO IS M SU IN M G M E R

VANCOUVER

A VANCOUVER EXCLUSIVE NAVÍO emerges at The Creek, Vancouver ’s most desirable new waterfront community. Overlooking a 2.7-acre park on False Creek’s celebrated Seawall, these two boutique buildings offer 177 homes – including a rare offering of 18 distinct townhomes. Combined with spacious open floorplans, sophisticated finishes and dramatic balconies sized for entertaining, NAVÍO is the envy of Vancouver.

False Creek’s largest selection of Parkside Homes over 900 square feet, from the mid $900s

Register Today TheCreekbyConcert.com This is not an offering for sale. Such offering may be made by Disclosure Statement only. May 2016. E.&O.E. Concert Realty Services Ltd. Registered trademarks of Concert Properties Ltd., used under license.

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CONTINUING THE LEGACY OF C R E S S E Y ’ S K E R R I S DA L E C O L L E CT I O N 40 spacious concrete residences featuring one of the largest, most functional CresseyKitchens™ ever built, expansive private outdoor patios, and living spaces designed to entertain.

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VIEWS WORTH SHARING

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

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W

PENDER ST

WILLINGDON AVE

SEA TO

ALBERT ST

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MADISON AVE

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Artist rendering only

speak with a sales advisor.

VD BL

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N O EM G LVD ED B T

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

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VANCOUVER

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 41

‘OUTDOOR LIVING’ in your new home

Room designed by Jane Lockhart, B.A.A.I.D, intern ARIDO Principal Designer Jane Lockhart Interior Design janelockhart.com

42 YPNEXTHOME.CA

PHOTOGRAPHY, BRANDON BARRE LINK TO BRANDONBARRE.COM

Inspiration | DESIGN SECRETS

NOW THAT WE’RE OFFICIALLY into spring, it’s time to start shifting your thoughts to your new outdoor space. While it may not feel like spring, what better way to raise your spirits than to start planning your outdoor living space in your new home?

As a new home or condo owner, you may be interested to know spending money on your outdoor space can improve the value of your home, as this is a large growing trend. In fact, for the first time, more builders are including decks in new homes than ever before.

Over the past five years, we have witnessed a significant shift to outdoor living. Clients are seeking outdoor living spaces and equally, outdoor kitchens.

This trend has been growing steadily and is evident across North America. In fact, according to wrayward.com, 63 per cent of architects report outdoor living spaces are the most common special function room in home construction. With the increased progression to outdoor living, there are also new trends emerging in the category of outdoor furniture.

Most new-home owners are looking for more of an outdoor living room as opposed to the traditional outdoor eating areas. There are more conversation sets and outdoor sofas as a result. Emerging trends include brilliant outdoor furniture. I love seeing outdoor coffee tables, side tables and console tables pop up in my favourite furniture collections.

Clients are seeking outdoor living spaces and equally, outdoor kitchens. This trend has been growing steadily and is evident across North America. In fact, according to wrayward.com, 63 per cent of architects report outdoor living spaces are the most common special function room in home construction.

Another trend that is near and dear to my heart is colour. Look for bold punches of vibrant colours being brought to outdoor spaces. This trend far exceeds the usual umbrellas and cushions. We are seeing accessories come to life outdoors including vases, candles, toss cushions, outdoor carpets and more.

As our Canadian weather normally doesn’t allow us to stay comfortably outdoors for too long, trends are pushing towards ways to lengthen the outdoor season.

Great new products on the market include gasfueled outdoor fireplaces, heating lamps and builtin displays. Companies such as Napoleon Grills (napoleongrills.com) now offer beautifully designed pieces to create heat and compliment design while extending the outdoor season.

There is an increase in multi-purpose outdoor structures. More and more homeowners are turning to pergolas, or covered structures that include lighting and fans installed in the ceiling and with curtains around the exterior. These structures give way to spending evenings outdoors while watching a beautiful rainstorm or when looking for shelter from humidity, wind or bugs. As a new homeowner, a project like this can add value to your new home!

Just beyond the pergola, deck or patio, in the garden is where the next trend emerges. A lot of our clients are trying their hand at gardening. There is an emphasis on organic and homegrown veggies that has found it’s way to Canadians. A lot more living walls or garden walls are evident in outdoor living spaces. New homeowners may consider container gardening to get a head start!

The last trend we are seeing is a movement of technology to the outdoors.

New homeowners may consider investing in a WiFi outdoor access point to extend their WiFi connections. We are also seeing a movement of sound, televisions and projectors to the outdoors. Almost all conveniences of an indoor living space now have an outdoor counterpart.

If you are a new homeowner or considering buying, now is the perfect time to plan your ultimate outdoor living space. If you are not confident in your own ability to create this space, think about hiring a designer to help!

Jane Lockhart is founder and principal designer of Jane Lockhart Interior Design. She was creative director and host of W Network’s top-ranked show, Colour Confidential, and has a Canadian-built furniture collection, Jane by Jane Lockhart, by Statum Designs. Visit online at janelockhart.com

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 43

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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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B2. PARK RIDGE AT SARDIS VILLAGE WATSON RD

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NEW CONDOS:

44 YPNEXTHOME.CA

HIGGINSON RD

W NO G IN LL SE

VANCOUVER LUXURY. ABBOTSFORD PRICES. FROm THE HIGH $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 | RESIDENCES AT GATEWAY

Location

Abbotsford Builder

Boulevard Group Development

Residences at Gateway Home Type

Condominiums Sales Centre

101-2031 McCallum Road Contact

boulevardgroup.ca or 1.604.855.8116

Residences at Gateway Homes to Inspire GET READY ABBOTSFORD because life is about to get way more stylish.

Introducing Residences at Gateway — an exclusive collection of 48 contemporary homes located in the heart of the city’s new Midtown District.

Brought to you by long-time Abbotsford developer Karen Matty (Boulevard Group), these apartment residences are all about luxury, convenience and living life well. “This will be Abbotsford’s finest residential building — the one for people who want the best of everything and aren’t willing to compromise,” says Brandon Trent, senior project manager with Fifth Avenue Real Estate Marketing. Rapidly he lists off just a few of the standard features that set these homes apart: air conditioning, Bertazzoni Professional Series dual-fuel ranges, plus hotel-inspired ensuites with heated floors, full-width 36-inch soaker tubs or frameless glass showers. There’s even the romance of an optional gas fireplace for the living room.

46 YPNEXTHOME.CA

Intimate by Design “Designed with redbrick to seamlessly blend into the surrounding buildings at Gateway 3, The Residences is a limited collection of only 48 homes.

This smaller number of homes enhances the ability of getting to know your neighbours while still providing exceptionally private personal spaces,” Brandon says. “These homes are spacious too — up to 1,354 square feet including outdoor patio — so they’re ideal for anyone who appreciates the comfort of large, single-level living.”

And here’s another bonus. In addition to generous amounts of in-suite storage every home has an enclosed storage room adjacent to its parking spaces.

Need a final enticement? Easy — outdoor spaces. Let’s start with the sundrenched patios and balconies — some as large as 166 square feet — that are attached to every home.

Now add in Boulevard Group’s lavish use of landscaping and water features.

And for the grand finale, there’s a Mediterranean-style courtyard garden between the two buildings.

Community Connection “Being so close to the university, hospital, and airport means Residences at Gateway appeal to a broad range of buyers and we really do have something for everyone,” Brandon says. “And when you visit, be sure to leave time to check out the historic downtown (a five-minute walk), Mill Lake (a 10-minute stroll), and the many offerings at McCallum Junction Shopping Centre where you find Canada’s first Cabela’s Hunting and Fishing Store.”

The Residences at Gateway Home Store is open noon to 5 p.m. except Tuesdays at 101 – 2031 McCallum Road in Abbotsford. For more information visit boulevardgroup.ca or call 1.604.855.8116.

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.

Inspiration | DESIGNER ADVICE

48窶ズPNEXTHOME.CA

BRINGING TOGETHER

‘His’ & ‘Her’ Style

By Yanic Simard

THE REALITY IS THAT ONCE you move in

together you have to share a space, and your space ultimately reflects your style.

You have to take what you both have already and determine what to keep, what will work and what won’t. Weather it be her childhood teddy bear, or that ugly thing he calls a “sofa,” the issue that arises is how to blend her past along with his, and still have an extremely well-decorated and tasteful place to go home to.

PHOTO BY STACEY BRANDFORD

Do we have to keep that? What is that? What do we need to buy?

These are just some of the questions that will come up along the way Do we have to keep that? What is that?

What do we need to buy? These are just some of the questions that will come up along the way. You both need to be on board, and working toward a design goal that will make both of you happy at the end of the day. Hopefully you share at least some of the same taste!

Opposites attract, so pairing your pieces together can work. Mix heavier and lighter pieces together, and mix opaque with transparent. When you start mixing and matching your styles you will be surprised at how harmonious it can look.

Just make sure that you listen to each other – you need to understand each

other’s needs and wants. It’s a good idea to spend a weekend and analyze what you both have to determine where you stand in terms furnishings for your home.

Will you be having children down the road? Children will determine a lot of things, such as what you really need to invest in. Do you really need that 52inch plasma television, or should you spend on something else? Make a wish list that is prioritized, starting with what you really need and where your money needs to go first. Find common ground and choose on an overall design style and concept.

If you have a piece of furniture that you just can’t let go of, changing the look of it is the best way to hold onto it. Consider re-upholstery or painting it to match your new blended décor.

Complement your existing furniture with newer pieces that link both styles. You can take his dining room chairs, match it with her dining room table, and purchase a new light fixture that will join the two styles. By combining your pieces, you can create some of the most visually interesting and appealing rooms.

Merging your styles together will not happen over night. Eventually the two styles will come together, creating what will hopefully be a balanced and harmonious space. Combining the styles will take thought, and weather it be including her teddy bear, or that ugly sofa of his, it just needs to be executed in the right way, creating an extremely well-decorated and tasteful place to go home to.

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.

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 49

Advice | INSIDE MORTGAGES

Depreciation Reports Important ways they may affect your property value or mortgage approval Basic functions of a properly prepared Depreciation Report

By Kris Grasty

1. Document an inventory of the common property, and common assets, as well as other strata property to be maintained.

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THOUGH ONTARIO passed this legislation over 10 years ago, the deadline for Depreciation Report compliance for B.C. was only three years ago. These reports determine if reserve funds are established and allocated properly, reducing the risk to lenders by making strata homeowners less likely to face large special assessments. Depreciation Reports are not meant to force people to pay higher strata fees, although they can illuminate the need for higher contingency funds.

After initial preparation, the reports must be reviewed every three years. The cost to prepare the initial reports may be several thousand dollars, but follow-up reports may cost less, as much of the input may just be revisions of existing data.

Now the part that everyone seems to be going crazy about – increasing condo fees! Legislation does not force strata corporations to increase condo fees or even follow the financial recommendations. For far too long though, these fees have started artificially low to get folks in the door and to keep current owners complacent, only to have many cry foul when they have to pay cooperatively towards an “unexpected” roofing project on a 35-year-old property. Inevitably, some condo fees should go up after a report is completed.

Do your due diligence; the banks will!

The ongoing proof of a property’s current state of repair will place 50 YPNEXTHOME.CA

2. Provide for an on-site inspection of the properties and assets to determine the overall condition or current state of repair.

3. Establish the remaining useful life of the inventoried properties and assets.

4. Estimate a projected maintenance, repair and replacement cost over a 30-year period.

5. Prepare a forecast for how the strata corporation plans to raise the capital to fund the outlined anticipated cost of repairs and maintenance.

MORE ADVICE ONLINE ypnexthome.ca/news/advice

proactive strata corporations who raise funds appropriately and focus on maintenance in a favourable light versus those who focus on a more costly repair-and-replace approach.

As a current condo or townhome owner, a Depreciation Report gives you valuable insight into the financial health of your strata, as well as the scope and cost of future repairs. Conversely, Depreciation Reports grant the home purchaser more transparency and help anticipate the costs of upcoming maintenance.

Depreciation Reports also protect lenders. As more and more properties use them, lenders will also rely on them to determine their risk of lending on a mismanaged property. Lending rules for qualifying for a mortgage have

changed over the last few years: now, lenders may either refuse to lend on a property if there is no report provided or if recommendations have not been implemented; or they may lend less money, contingent on a potential future levy or assessment.

Finally, although Depreciation Reports may add a little cost and effort up front, they protect investors from future contingency shortfalls and so protect the value of their investment for the long term.

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.

SE NO LL W IN G

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. We also have RV parking Starting from the high $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.

176TH ST

184TH ST

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South Surrey | White Rock

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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 1551 - 130 ST. 604-833-9193

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5. THE CROSSING 288 171 St. 604-542-2883

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

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

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

9. SOUTH RIDGE CLUB Moutain View Dr 604-582-1113

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

11. SOHO Grandview Heights 778-945-2050

12. ZIRKON Presensation Centre 2528 156th Street 778 885 5790

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Advice | INVESTOR INSIGHTS

Risks and rewards of buying pre-construction

By Andrew la Fleur

MORE ADVICE ONLINE ypnexthome.ca/news/advice

INVESTING IN A PRE-CONSTRUCTION

condo is not without risk. You are effectively buying a contract with the hope that one day this contract will become a piece of real estate that is worth more than the price you paid for it.

A lot can happen in three to five years while your condo is being built. Here are two tips to help ensure your investment is a successful one.

1 | Always buy below market value Your goal should always be to buy something that will increase in value, and the best way to do that is to buy something that is priced below the current market value of a similar resale property. For example, if a one-bedroom across the street in a brand new completed building sells at $300,000, and you can buy a similar one-bedroom in a preconstruction condo at $285,000, then you are well insulated from any market fluctuations over the next few years and you are positioned to have a property that is worth more when completed than when you bought it before construction start.

2 | Always buy cash-flow positive Investing in real estate is not a get rich quick scheme, but it is how most of the world’s wealthiest people have earned their fortunes.

The best real estate investors always buy for the long term. I always encourage my clients to take the 54 YPNEXTHOME.CA

long-view approach when buying pre-construction and to plan on renting their unit out for at least one year (preferably more) after the completion of the building.

Flipping before project completion (assignment) is a highly risky strategy and should be considered only as a back-up plan.

With this in mind, you should only buy a pre-construction condo that will provide you with positive or break-even cash flow with the standard 20 to 25

per cent downpayment. If at the current valuation and given current market rates for rents, you cannot reasonably expect to cover all your expenses, then stay away!

If you do your homework before buying by following these two tips you will be in great shape for years to come.

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.

4 S 10 AT LY FL LE N O ND AB L RA I G AVA

ONLY 4 AVAILABLE! Patio

Great Room

GRAND FLATS A CONDO WITH YOUR OWN WALK UP FRONT DOOR FROM $299,900 Notting Hill, located in prestigious South Surrey, is inspired by the timeless elegance and artistry of traditional British architecture. Our newest release is called the “Grand Flats.”

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!

W/D

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

Advice | MORTGAGE ADVICE

What to consider before buying an investment property

By Alyssa Richard

MORE ADVICE ONLINE ypnexthome.ca/news/advice

AN INCOME PROPERTY can be a good way to make money, especially in retirement. However, there are some things you need to think about before taking the plunge.

Here are the advantages and disadvantages of buying an investment property:

Advantages You can use leverage: If you have equity in your home, you can use it to help finance the purchase of another property. In a low-interest rate environment, mortgage rates are lower as are the costs of buying a income property. You’ll build up more equity when you earn rental income to pay down the mortgage. In the future, you could use that additional equity to buy another property or properties but you should ensure you can make larger mortgage payments when rates increase.

You can earn additional income regularly: As long as you have a tenant, you’ll earn monthly income on a regular basis. The more investment properties you have, the more you could potentially earn. You don’t often get regular income from other types of investments.

You get tax deductions: While you’ll earn rental income, you’ll also be able to deduct any expenses. Advertising, insurance, maintenance and repairs, property taxes, and legal fees are just a few of the expenses that are deductible.

It’s best to consult with your accountant to find out what costs you can deduct.

56 YPNEXTHOME.CA

Disadvantages You may need additional financing: If you want to buy a multi-unit property and intend to live in it, you’ll need a down payment of between five and 10 per cent, depending on the total number of units in the property. But when you purchase a property you don’t plan to live in, you need to put down a down payment of at least 20 per cent. Also, some lenders won’t recognize 100 per cent of the potential rental income you might expect to earn; some may consider just 50 per cent, while other lenders might consider 80 per cent. In other words, you could be forced to make a bigger down payment to qualify for a mortgage.

You might not always have a tenant: Ideally, you’ll earn enough rental income to cover your annual costs. However, you’ll still need to make mortgage payments without a tenant. You should be prepared for the worst and have an emergency fund for the times you don’t have someone to rent your place.

Your property isn’t a liquid investment:

If you own stocks or bonds, you can buy and sell them quite quickly. However, it can take a long time between listing your property for sale and the closing date.

This might be a problem if you need the money right away.

You have additional responsibilities: Being a landlord can be a difficult job.

You’re responsible for any maintenance and repairs that need to be done. But there are also some headaches you have to deal with, like a tenant that damages your property or misses a rent payment.

The alternative is to hire a property manager. He or she can take care of those problems but at a cost to you.

While an investment property will provide you with additional income, it’s good to be aware of the pros and cons before you ultimately decide to make a purchase.

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

Advice | QUEEN OF GREEN

Testing for Radon Make sure this carcinogenic gas isn’t building up in your home Lindsay Coulter

MORE ADVICE ONLINE ypnexthome.ca/news/advice

IF YOU’RE LIKE ME, you probably try

to minimize your family’s exposure to toxic chemicals by using paraben-free shampoo, living in a scent-free home, cleaning your tub with baking soda and gardening pesticide-free.

Here’s another way to keep a healthy home: Test it for radon Radon is a radioactive gas formed by the natural decay of uranium in soil and rock — which all our homes are built on.

Radon can seep into buildings through foundation cracks, become trapped and accumulate. Without proper ventilation, concentrations in indoor air can reach dangerous levels.

Radon is a known carcinogen — responsible for 16 per cent of all lung cancer deaths in Canada and the leading cause of lung cancer among nonsmokers. You can’t smell it, see it or taste it.

Radon concentrations are known to be high in some parts of Canada (CAREX Canada’s online map illustrates Health Canada’s survey of radon levels in 14,000 Canadian homes. Click on your province and city.) But no areas of our country are “radon-free”.

So, how can you measure radon in your home?

Step one: Purchase a testing device.

They can cost as little as thirty dollars. » Check your local hardware store » Purchase online from many Lung Associations across Canada or the 58 YPNEXTHOME.CA

Corentium Digital Radon Monitor

Radiation Safety Institute » Contact a business specializing in radon testing Some stores sell only short-term radon detectors. Be sure to select a test device that measures concentrations over a period of at least 90 days.

Step two: Set up your testing device.

Indoor radon levels can vary hour to hour and day to day, so test for at least three months to calculate long-term average concentrations. The best time is during cooler seasons when your heater is on and windows are closed.

Step three: If concentrations are high, a certified mitigation professional can help, likely for less than the price of a new furnace.

Health Canada’s indoor radon guideline is 200 becquerels per cubic meter (Bq/m3, a measure of radioactivity) — double the World Health Organization’s advice. The David Suzuki

Foundation wants Health Canada to revise the national radon guideline to 100 Bq/m3 and ensure prevention, testing and, where necessary, mitigation in public-access buildings, including daycares, schools and hospitals.

Step four: Stay informed: » TakeActiononRadon.ca » RadonAware.ca » The David Suzuki Foundation’s 2015 report, “Revisiting Canada’s Radon Guideline” I’m testing my home for radon this spring and I hope you will, too!

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.

Inspiration Byholma/Marieberg Armchair, Grey, Laila Natural $119 ikea.ca

Debbie Travis Chelsea fourpiece Conversation Set $720 sears.ca

Woven &

WICKER

Uberhaus Soho Bistro Set – Black – Three Pieces $599 rona.ca

Summer sunshine means moving it out-of-doors. This year’s hottest look is wicker. Whether it’s rattan or the modern resin version, this wonderful woven look is as hot as mid-day in July. Don’t be fooled by faded memories of a Miami lanai, today’s wicker is stylish and versatile, and spans from the traditional to the very contemporary!

by Elisa Krovblit

Vertical Rattan Deck Box with Shelf $300 canadiantire.ca

Resin Wicker Houndstooth Three-Piece Chat Set $600 homesense.ca

60 YPNEXTHOME.CA

Alseda Poof/Ottoman $40 ikea.ca

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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

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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 778-591-6685

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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

1ST RELEASE 65% SOLD! 2ND RELEASE NOW SELLING!

Advice | INVESTOR INSIGHTS

What makes your investment condo most “rentable”?

By Andrew la Fleur

MORE ADVICE ONLINE ypnexthome.ca/news/advice

YOUR INVESTMENT CONDO is only useful to you if you can find tenants to rent it out and put cash back in your pocket. Shopping for a condo from the perspective of a landlord is different than shopping as a homebuyer.

Yes, you have to like it. But more importantly, renters have to want it.

With an eye toward what will draw the most quality tenants, here are my top five most “rentable” qualities to look for: 64 YPNEXTHOME.CA

1 | Convenient location Renters today more than anything are concerned about having a location that is convenient to work, shopping and pubic transit. Buy near these three, and you will have a winner.

2 | Affordable price Following location, the thing that renters look at most closely is the cost of the rent. The lower the price, the more potential tenants you will attract.

Keep in mind that most renters aren’t looking for spare rooms and fancy finishes. Therefore, buy small and buy cheap.

3 | Extensive amenities While some renters prefer a smaller, quieter building with little or no amenities, generally speaking, most renters would choose a building with plenty of amenities

over one without. The most important amenity by far is a good gym.

4 | Flexible floor plan Floor plans that allow for different uses of the space, for example a den that could be a second bedroom, will once again open up your unit to more potential renters.

5 | Window coverings This seems like a small thing, but something that is very important to tenants. Invest in a good set of window coverings and your unit will be more attractive to tenants and will rent out faster.

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.

SURREY/LANGLEY

THERE’S STILL TIME… 10 HOMES LEFT Hyde Canyon is an exclusive and carefully planned community encompassing 64 estate homes woven into a magnificent natural setting. Premium greenbelt homes sites are available.

4 SPECTACLUAR FULLY FURNISHED SHOW HOMES Open Saturday to Wednesday, 1-5 pm – located at 24455 61 Avenue 604 636 7082 hydecanyon.com

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 65

10 Minutes With…

young people who aren’t buying a car or even getting their driver’s license, because the cost of owning a vehicle is one they aren’t willing to take on. For the older generation, it’s often just easier to get around by transit — in fact, the over50s are some of the biggest adopters of this lifestyle. If you make transit reliable, frequent and cost-effective, people use it because it makes sense. When I need to get from Wesgroup’s downtown office to our Brewery District project in New Westminster, it takes me 27 minutes by SkyTrain. I can get to Metrotown in just over a quarter of an hour or Richmond in 20 minutes. Why would I drive?

Wesgroup’s Brewery District in New Westminster links directly to the Sapperton SkyTrain Station and has thriving retail already in place.

TRANSIT IS THE NEW WATERFRONT Q&A

10 Minutes with Ben Taylor

By Susan M Boyce

IT’S NO SECRET: transit has become a

big word in housing. More specifically, proximity to transit, especially highspeed transit like SkyTrain. Proximity to transit is now acknowledged as a significant driver in the decision to purchase process as well as an early indicator of areas with solid potential for rising values.

This issue, New Condo Guide chats with Ben Taylor, director of sales at Wesgroup, about why he believes transit-oriented living is the way of the future and a solid investment.

As a developer, Wesgroup has always embraced the concept of transitoriented communities. Why are you such enthusiastic supporters?

Over the last five to 10 years there’s been a huge cultural shift in the way people view transit. The days when riding the bus was considered a taboo subject because it wasn’t cool are long gone.

In many ways, transit is like the new waterfront — everyone wants to be close to it and on it.

And that’s true of all generations. Look around and you’ll see more and more

For homebuyers, is there a magic number that defines “proximity” to transit?

In practical terms, think about carrying groceries or a couple of bottles of wine home after a long day at work. For most people, 800 metres is still relatively comfortable — but more than half a kilometre and it doesn’t really feel like you’re that close.

What about price? Does this “new waterfront” cost more?

It depends on the area, but yes, most properties located directly on a transit node command a slightly higher price and often appreciate more rapidly than the surrounding neighbourhoods — which can be great as an investment.

For example, in Burquitlam, prices rose once construction of the Evergreen Line was actually underway. The same thing happened along the Cambie Corridor.

TransLink also predicts that of the 1.2 million people who will move to Metro Vancouver in the next 30 years, 60 per cent of them will live within 800 metres of a rapid transit station. That tells me demand for homes around transit is going to continue increasing which will keep that upward pressure on prices consistent over time — so again, that’s good for people who buy early.

Taken another way, if you look at sales and rental figures, you’ll see both those numbers typically drop as soon

Empire at QE Park by Intergulf is one of the many projects taking advantage of exceptional transit along the Cambie Corridor.

as a property is outside that 800-metre radius from a transit hub — exactly the same as prices fall sharply as you move away from the waterfront. I’ve seen onebedroom apartments rent for as much as $200 less than a similar product located just down the street but adjacent to a SkyTrain Station. So while you may pay a bit more for a property located directly on transit initially, you’re also getting a lot more long term value.

Many developments are now integrating a SkyTrain station directly into the building — much the way the Sapperton Station flows directly into the plaza at Brewery District. Is this a trend you see continuing?

Yes. I believe it just makes sense for developers to work in collaboration with TransLink and the municipalities.

Designing with integrated transit in mind is no different than designing communities with dedicated outdoor areas, integrated retail and coffee shops, or adequate bike parking. It’s design on a human scale that creates a more diverse, more vibrant living environment.

And that means better communities for everyone.

For information on all Wesgroup communities including Brewery District and River District in South Vancouver, visit wesgroup.ca.

Modello is Boffo Development’s newest addition to Metrotown and will incorporate part of the city’s Art Walk.

Romer’s Burger Bar in Wesgroup’s River District is a local favourite in all seasons.

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 67

Property Profile | SUMMIT

Summit Serious Wow Factor Location

YOU KNOW IT: when it comes to homes,

Surrey

there’s cool design and then there’s “oh wow, that is absolutely amazing” design.

And if you’re looking for the “oh wow” type, you owe it to yourself to check out Summit in Surrey’s Panorama Heights neighbourhood.

Want a few hints? Let’s start with my favourite. Every home has it’s own private, rooftop patio with jaw-dropping views of the northern mountains. But here’s the super cool part — every one of these outdoor spaces is structurally designed to accommodate a hot tub.

Kind of takes the concept of relaxing after a long day at the office to a whole new level.

Kitchens are massive, totally prepared to rise to the cooking adventures of the most serious foodies — gas cooktop, pantries, eating bars for hanging out watching the chef, even a built-in wine fridge. Seriously now, when did you see a townhome with a wine fridge as a standard?

Now add in side-by-side garages, the convenience of a main floor powder

Builder

Hayer Builders Group Development

Summit Home Type

Townhomes Sales Centre

14058 – 61st Avenue, Surrey Contact

hayerlifestyle.com or 778.591.6685

68 YPNEXTHOME.CA

room, split-level living that allows up to 11-foot vaulted ceilings in the living room, plus eye-catching, modern architecture, it’s no wonder the buzz of excitement that surrounds Summit just keeps getting stronger.

Award Winning by Design “In early May, Hayer Builders Group was awarded a Canadian Home Builders’ Association (CHBA) National Award of Excellence in the attached home category for Exchange in Langley,” says Brandon Trent, senior project manager with Fifth Avenue Real Estate Marketing. “At Summit, they’ve taken all that knowledge plus feedback from their buyers, then kicked the quality and design up another notch.”

Summit is now pre-selling by appointment. These three-bedroom and flex homes are priced from the high $500,000s with floor plans ranging from 1,720 to 1,997 square feet. First homes anticipated for move in this fall, so why don’t you go ahead and start shopping for patio furniture.

Advice | CONDO PRO

Live the vacation lifestyle, all year round

By Barbara Lawlor

MORE ADVICE ONLINE ypnexthome.ca/news/advice

IF BUYING AND MAINTAINING a cabin

or vacation property outside of Metro Vancouver is financially and physically out of the question, consider purchasing a condominium instead. Yes, a condo can serve as a wonderful second home, whether it is nestled adjacent to a lake or golf course, or in an urban setting. Use it as a pièd-a-terre for special times with family and friends, minus the worry and hassle of maintaining the property and its amenities.

And oh, the amenities! In addition to being the affordable choice in real estate, today’s new condos offer magnificent extensions of your living space in the forms of fitness facilities, theatres, party rooms, landscaped terraces, indoor and/ or outdoor pools, games rooms. You get the beautiful picture. And remember that even if you purchase a compact suite, you have equal access to these common areas as the penthouse dwellers. Imagine being able to host a baby or wedding shower, birthday or anniversary party, or any other celebration in a glorious multi-purpose room right under your roof. There is no need to plan space for exercise equipment in your suite, when professional machines and aerobics/ yoga/Pilates spaces are but an elevator ride away. Most condos even have a guest suite if you invite family or friends to stay over.

Vacation mentality reigns in the spectacular rooftop terraces many buildings feature nowadays. These 70 YPNEXTHOME.CA

urban oases can include anything from pools to outdoor kitchens, lounge chairs, cabanas, barbecues, dining areas, trellises, water features and more.

Standing on a condo rooftop looking out over a lake, golf course, forested area, people bustling in and out of stores and restaurants, or brilliant city lights is magical.

Taking resort-style living to an alltime high, you might even choose a condo atop a five-star hotel as your vacation home base. How luxurious it is to tap into hotel amenities such as food delivery, valet, turn-down service, etc. from your own home!

Where to look for a condo? You will find condominiums going up close to

highways and public transportation routes, which means they are likely a lot easier to get to than fighting cottage and airport traffic throughout the seasons.

Once you are at your condo, chances are, you will be able to walk to the very attractions that attract you, whether they involve playing a round of golf, sailing into the sunset, or indulging in dinner and a show in downtown Vancouver. At the most, these fabulous venues are a quick cab or subway ride away. Think of a condo as your home base for fun.

The condo you select can also be a great home base for your furry friends, and let’s face it – many people consider their pets part of the family and would not consider holidaying without them. Most condominiums are situated close to parks and green spaces where you can take your dog for walks, and many even offer pet grooming rooms and spas among their amenities. It’s great to clean off your pet’s paws before entering your suite.

You can own the luxury of a condo for affordable prices, which is especially important if this is your second residence.

Check out what a detached home anywhere in the Metro Vancouver, a cabin in Whistler, a residence on the beach on Saltspring Island would cost you.

Best of all, a condo in the Metro Vancouver affords you more opportunity to enjoy whatever leisure time you have, rather than eating it up with traveling, mowing lawns, shoveling snow, cleaning pools, etc. It’s the perfect vacation property!

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

Advice | HOME SWEET HOME

Curing that case of buyer’s remorse

By Lydia McNutt

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THERE ARE MANY QUESTIONS that will run through your head in the weeks leading up to closing on your new home.

Did I choose the right location? Did I pay too much? Should I have waited out this hot market?

We’ve all heard of buyer’s remorse.

Maybe it’s that canary yellow convertible that caught your eye at the dealership when you were there only to get an oil change. Maybe it’s that Florida timeshare that tempted you in the dead of winter.

Maybe it’s, dare I say it, the home you just purchased.

When it comes to buying a home, feeling a little anxious and questioning whether you’ve made the right decision is normal.

Having just bought a new house, I remember that feeling well. My husband and I were swept up in a whirlwind of excitement, anxiety and stress bordering on distress. First of all, our new home was more expensive. Second, it was further away. Third, it was in a new community. (Well, not new new, but new to us.) While we were well aware of these factors when we bought the house — and we still consider it worth the trade-off — we couldn’t help those pangs of fear.

So, how can you cure that case of “I wish I never...” and “What if...”? Here are three ways to stop buyer’s remorse dead in its tracks:

» Stop looking. You’ve had your eyes glued to the real estate listings for months. Now that you’ve purchased a 72 YPNEXTHOME.CA

home, it’s tough to go cold turkey.

Trust me — if you keep looking, you’ll find something in a more convenient location, or at a cheaper price, or better in some way. Why are you torturing yourself? If you were happy with your decision to buy when you made it, then stop shopping for the bigger, better deal. » Stop listening. You’ve made your buying decision based on your needs and wants. You were confident with your purchase... until Uncle Joe tsk-tsked and dug up that newspaper article he’s been saving for you about a drop in house prices in the coming months.

Does anyone really know for certain what will happen in the future? By sitting on the fence and waiting for “perfect market conditions,” you could miss out on some really great opportunities. Don’t be overcome by analysis paralysis. If the timing is right for you, go for it. » Stop worrying. You’ve done your homework, haven’t you? You’ve scoped

out a variety of locations with a close look at the amenities, home types and their prices. You’ve set a budget. You’ve been pre-approved at a great mortgage interest rate and terms. You’ve saved a down payment and closing costs are covered. You’ve got your team of professionals. What more could you have done? Buying a new home — especially for the first time — is certainly stressful, but ask yourself if your fears are founded on facts, or just a common case of cold feet? If you’ve done your research, then it’s most likely the latter and you’ll get over it.

Nothing will ruin your home-buying happiness like having it engulfed in a wave of irrational fear. In your home purchase, as in life, regret nothing and enjoy every moment.

Lydia McNutt is an award-winning writer and editor. Lydia’s love of architecture, interior design and the written word have landed her happily at home at Yellow Pages NextHome, where real estate rules.

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:

NAVIO

previews and registration SLOCAN LANE Home type: Townhome and Apartment Developer: Legendary Developments On the Street: East Vancouver On the Web: legendaryliving.ca Info: An intriguing infill project comprised of four three-bedroom townhomes with rooftop decks 74 YPNEXTHOME.CA

plus two, single-level apartments. Located in an up-and-coming part of East Vancouver, these homes provide a cost effective, yet highly stylish alternative to single-family living. Register now to be first in line for this exclusive offering. Standard features include gourmet kitchens with stainless steel appliances and quartz countertops, spa inspired bathrooms, wood closet organizers and plenty of big, bright windows.

NAVIO AT THE CREEK Home type: Condominiums Developer: Concert Properties

Getting to the Granville Island Market via the Seawall is easy when you live at Navio by Concert Properties.

On the Street: East 1st and Quebec Street, Vancouver On the Web: thecreekbyconcert.com Info: Coming this summer, Navio follows the success of Voda in Vancouver’s amazing Southeast False Creek neighbourhood. Located adjacent to the Seawall, steps to Science World and equidistant between Yaletown, Chinatown and Main Street, this highrise is pedestrian and cycle friendly and will face onto a 2.7-acre park.

Plenty of parking for bikes and electric vehicles too. Register now so you’re kept up to date.

ESSENCE

FALCON HOUSE

Legendary Developments, the builder who brought you Essence seen here, is poised to introduce new style to the Vancouver townhome market

Falcon House in Maple Ridge will be located adjacent to protected green space.

PRESCOTT COMMONS Home type: Condominiums Developer: Polygon On the Street: 15186 – 33rd Avenue, South Surrey On the Web: polyhomes.com Contact: The final collection of apartment residences coming soon to the master-planned community of Harvard Gardens. Featuring stylish East Coast architecture with brick façades, black wrought iron details and timeless flat rooflines, these homes are designed with open layouts and contemporary finishes. Owners also have exclusive membership to the Rowing Club, Harvard Gardens’ 9,000-square-foot resort-style clubhouse. Priority registration now underway.

MIDTOWN MODERN Home type: Condominiums Developer: Port Living On the Street: 630 East Broadway On the Web: livingmidtown.com Contact: 604.563.3330 Info: Only 50 homes will be for sale in this boutique midrise that continues the sell out success of Midtown in Mount Pleasant. Stylish condominiums ranging from studio to penthouse units and feature interiors you’ll want to share with friends, in a neighbourhood where you’ll easily meet new ones. Register now to receive more info as it’s released.

CONCORD BRENTWOOD Home type: Condominiums Developer: Concord Pacific On the Street: Brentwood, Burnaby On the Web: concordbrentwood.com

Contact: 604.360.0863 Info: Concord Pacific’s newest master-planned community will feature 10 residential towers anchored by 13 acres of green and park space.

This visionary community will also include the future Village Central at Concord Brentwood, offering residence the convenience of a brand new grocery store, parkside cafes and restaurants.

A five-minute walk to the Willingdon Avenue and Lougheed Hwy junction and SkyTrain access.

On the Street: 10177 River Drive, Richmond On the Web: parcriviera.com Contact: 604.231.5900 Info: Newest phase in the Parc Riviera riverfront master planned community is anticipated to begin sales early in July. Offering a range of one- to three-bedroom plus den homes adjacent to the Fraser River, this six-story building offers great river views and proximity to the Canada Line station to downtown Vancouver or the airport.

new releases and grand openings

Home type: Single-family Developer: Bowen Island Properties Starting price: $950,000 On the Street: Cowan Point, Bowen Island On the Web: bowenislandproperties.ca Contact: 604.947.7000 Info: The first phase of Seymour Landing at Cowan Point is finally coming to market. Eight bare land strata, waterfront homes from $1.6 million and three water-view homes from $950,000 (GST included). Hurry though because this introductory pricing won’t last long and won’t be repeated. Excellent proximity to Bowen Island’s public nine-hole golf course and other planned recreational facilities including bocce lawns, indoor tennis, spa, and upcoming hotel/inn.

SEYMOUR SHORES

FALCON HOUSE Home type: Condominiums Developer: Falcon Homes On the Street: 12367 – 224th Street, Maple Ridge Presentation Centre: 12011 – 224th Street On the Web: falconhouse.ca Contact: 604.477.1500 Info: One- to three-bedroom homes in a quiet, park-like setting adjacent to dedicated green space to the west. Large patios and balconies as well as luxuriously appointed interior finishing details. Walking distance to downtown Maple Ridge plus easy access to Lougheed Highway and Golden Ears Bridge. Grand opening coming soon.

MONACO Home type: Condominiums Developer: Dava Developments

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.

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8311 Cambie Road 604-276-9186

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

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

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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 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 77

Advice | HOT TOPIC

Finishes & options that pay off

By Kara Kuryllowicz

78 YPNEXTHOME.CA

FINISHES, LIGHTING AND appliance upgrades enhance the aesthetic appeal of your condo and pride of ownership, but buyers need to make strategic selections that also improve functionality and help the unit stand out in a positive way on the resale market.

“Be smart, temper your inner designer and keep your upgrades neutral, or the extra money you’ve put into the upgrades will vanish at resale,” says Brad J. Lamb, president, Brad J. Lamb Realty in Toronto and Lamb Development Corp., which has projects completed and under development in Toronto, Ottawa, Montreal, Calgary and Edmonton.

“Personal statements, such as bright red, yellow or green kitchen cabinets, will take much longer to sell and you’ll take a big haircut on price.”

Whether you plan to stay in your condo for five or 25 years, chances are you’ll eventually sell the place, so the return on your investment must be considered. It’s virtually guaranteed you’ll recoup the premium you’ll pay to be up on a higher floor, because buyers typically look up before they look at the interior finishes. However, it’s impossible to predict what, if any, reward will be reaped on upgrades. The reality is that most people upgrade because they want to feel fabulous every time they look around their condo, and they’re equally committed to impressing family and friends. Even functionality tends to be a secondary consideration. Unfortunately, the upgrades’ impact on resale value is rarely top of mind, even though it’s something every condo buyer should think about if money matters to them.

“It’s all about the aesthetics and impressing everyone — functionality doesn’t come into it at all,” says Tim Huxley, lead sales consultant at Streetside Homes, Calgary. “You’re most likely to get the best return on kitchen and bathroom upgrades,

where appliances, countertops and backsplashes offer plenty of visual impact for your dollar.”

Virtually every buyer has a budget.

When it’s time to sell, if your upgrades force you to price your condo above comparable units in your building, your unit might not pop up in realtors’ searches, let alone be considered for a viewing. However, provided your pricing is competitive, your upgrades could give your unit the edge over those equipped with just the standard finishes.

“Quality finishes will catch the eye of the more discerning consumer, but most buyers get caught up in the furniture,” Lamb says. “You’ll spend less and reap greater rewards if you save that money to paint your walls something other than white and have the unit professionally staged for resale.”

The range and cost of finish upgrades varies widely from developer to developer, with some, such as Lamb, installing what would typically be considered upgrades as standard in every unit, including a high-end glass backsplash, gas lines for barbecues on balconies and gas stoves in kitchens.

Others offer just a handful of relatively standard upgrades, such as stainless steel appliances, hardwood floors and granite countertops. Some developers take it up a few notches with medicine

cabinets, wall-mounted ovens, frontloading washer/dryer, bathtubs with jets, a TV/iPad/surround-sound package, stone sinks, extra thick granite counters, faucets with spray nozzles that accommodate mega-sized soup pots, and even second parking spaces.

“It’s your dream home and you’ll be living there, but you don’t want your equity vanishing,” Lamb says. “Upgrade just enough to make your new home look and feel good.”

Ask yourself how the average person will react to that countertop or soaker tub as you remember that many buyers will go for the unit on the higher floor before the upgrades. How practical/functional and relevant is it really? How many homebuyers will actually see it as a musthave versus a nice-to-have feature?

Although it’s widely accepted that it’s virtually impossible to keep stainless steel appliances fingerprint free, homebuyers don’t care because they look so good.

While many like the feel of carpet in bedrooms, many buyers today actually prefer hardwood due to environmental sensitivities. “Carpet is bad for allergies and collects dust and bacteria,” says Karen Reimann, a Toronto-area realtor with Re/Max Hallmark. While many will love that sleek, sexy oversized shower stall, that upgrade makes resale sense only if there is a tub in another

bathroom. Meanwhile, seemingly dull upgrades, like additional wall sockets and extra pot lighting, are affordable and can be a big selling point.

Condo builders and developers typically charge two to five times what homebuyers would pay to buy and install everything from hardwood floors to undermount sinks and valance lights to rain shower heads. While some industry insiders suggest that’s unfair, others point out that consumers are willing to pay for the convenience and accompanying warranties as well as the single point of contact in the form of the condo manager.

“Buyers appreciate that we’ve done the research, narrowed the selection down to the most appropriate options, and deal with the various trades to coordinate and oversee the installations,” says Stephanie Butler, director of marketing and sales at Amacon.

“Investors who plan to rent out the units tend to spend less on upgrades than buyers who plan to live in their units.”

Because consumers often commit to their new condos and upgrades 12 to 36 months before taking possession, Lamb strongly suggests homeowners specify the products, brands and manufacturers or the equivalent in the contract.

“Memories fade and perceptions change over time, so use the contract to get what you paid for,” Lamb says.

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 79

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.

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

www.rivergreen.com

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

Advice | FUNDAMENTALLY SPEAKING

Buying your first home?

Four tips to help guide your decision

By Wayne Karl

WHEN YOU’RE BUYING YOUR FIRST

home, you are sure to be filled with many important questions. How much can you afford? How much will it all cost? Where do you really want to live, and can you afford the area? And, finally, what type of home do you want? The answers are very individual: it really depends on your situation – from the amount of your down payment to where you work to whether you have kids to other personal circumstances.

For your enjoyment while you live in your home, as well as for future resale potential, proximity to transportation, shopping, schools and other amenities is among the key determinants that affect your property’s appeal, and ultimately its value. After all, those are the qualities potential buyers look for when searching for a home; the more of them your house has when you go to sell, the more it will be attractive to a greater number of people.

While experts suggest you take a long-term view when buying a home, it’s also important to not look too far down the road.

Let’s be honest, your first home may not be your dream home, and your needs and desires are sure to change throughout the various stages of homeownership.

So, while the answers to the above questions are specific to circumstances, there are also some common guidelines you can follow.

1. How much can you afford?

Experts agree it is never a good idea to make yourself house-poor, and it is a 82 YPNEXTHOME.CA

very common mistake, particularly of first-time buyers, to buy more home than you can really afford. Meeting with a mortgage broker or your banker will help determine your full financial picture, assessing everything from your credit rating to how much you have saved for a down payment. Experts also suggest you “stress-test” your plan to see how well you could cope with higher mortgage payments brought on by rising interest rates.

driving. Indeed, proximity to mass transit is something more and more people are looking for in their new home location. It may not be as simple as choosing to live in the city, suburbs or a small town.

4. What type of home do you want?

Once you have determined your options for cost and location, you can then assess what types of homes are available in your price range and desired neighbourhood: Single-family detached, semi-detached, townhome, duplex or condo?

2. How much will it really cost?

Another common homebuyer mistake is not being prepared for all the closing costs involved: lawyer fees, land transfer taxes, utilities, insurance, and home inspection and appraisal fees and insurance. All of these costs add up, and ultimately should factor into your overall home-shopping budget.

Some many questions, so many choices. The good news is, home builders today are in sync with customer preferences for location and amenities, and with market realities with regard to pricing and needs for energy efficiency, so your options for new-home product have never been better.

3. Where do you want to live?

This question is becoming more important for a number of reasons, though influenced primarily by where you work, how much of a commute you want and whether your transportation options include mass transit or only

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

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590 Raven Woods Dr. 604-924-0818

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

Smart Spaces

MAKE SOME SPACE Hidden storage solutions to open up your home

By Michael Cochrane Occam open Source 3

WE ARE ALL A LITTLE LIKE GOLDFISH.

We grow proportionally to the space available to us. The more room we have, the more things we seem to accumulate.

While easier to manage when living in a detached home, those of us residing in smaller condos and apartments need to be a bit more creative when it comes to storage management. 550 square feet of living space is the norm in new build, one-bedroom residences, and significantly less than that when we start talking about studios. With that in mind, it’s no surprise that a major chunk of the urban population nowadays is begging for functional storage alternatives for their homes. Fortunately, there are numerous designers and retailers out there who have begun tackling the issue of space limitations, offering innovative, design-savvy solutions to “fishbowl” living.

Linens, pillows, and blankets are without a doubt one of the biggest storage hassles for individuals living in apartments with limited closet space.

Most of us have our summer bedding, and our winter bedding, the latter being

Headboard storage Source 1

Occam closed Source 3

much bigger space hogs. So what are our solutions? Vacuum seal everything any time we have a warm or cold spell?

Monopolize what little closet space is already available? Neither! Designers and DIY’ers have begun coming up with some solutions to bedroom cache woes. Headboard storage is one of those ideas that each of us wishes we had come up with ourselves! The idea itself

Headboard storage Source 2

is simple, elegant, and very logical. A little bit of height and an extra 10” to 14” of bed length, and we now have room for decorative pillows, extra sheets and blankets and most importantly, no extra weight on precious closet space.

Lounge and den space is another biggie for any of us living in a smaller condo. These tend to be rooms which support the least built-in storage, leaving it up to the buyer or renter to select furnishings to make up for such deficiencies. Coffee tables seem to be a logical solution, but for the longest time it has been a question of how this could be done in a stylish and efficient way.

ExpandFurniture.com has addressed this problem with its Occam lift top coffee table. Those who know it love its hidden storage potential, while couch diners and craft hounds alike take full advantage of its adjustable-height surfaces.

MAY 27 - JUN 10, 2016 | NEW HOME & CONDO GUIDE 85

Another addition to functional lounge and den space is in the area of shelving innovations. Germany’s Yi-Cong Lu has put his own spin on expanding storage with an astute “Growing Cabinets” concept.

A deceptively simple design, this unit actually grows wider to suit the needs of its owner. With track mounting on each level, the shelving slides outwards on a horizontal plain resulting in a piece of furniture that nearly doubles in size of storage capacity as needed, while at the same time trimming down to

Growing cabinet Source 4

Growing cabinet expanded Source 4

86 YPNEXTHOME.CA

Ludovico cabinet Source 5

Ludovico cabinet opened Source 5

Another addition to functional lounge and den space is in the area of shelving innovations. a minimalistic four level shelving unit when cinching up on space becomes necessary.

When it comes to hungry space consumers, offices and work stations top the list. It’s one thing to find room for a cabinet that stores files and paperwork, it’s another matter altogether when trying allocate the space necessary for a permanent desk or dedicated office.

The crew at ExpandFurniture.com wanted to address this by teaming up with an award winning South American industrial designer who specializes in the production of fully contained, easily movable work stations and office

storage. `The Ludovico” with integrated table, chairs, and cabinetry ponies up as much work space, storage, and seating as would be necessary in any casual home office. Pair that with their “Nalia” Optimized Office series and you would be hard pressed to find a need for any more storage or table space.

So what about those who still don’t have the room for a collapsible or integrated work station? Fret not! There is hope for even the smallest nook so long as you can spare a conservative amount of wall space. RYOBI’s DIY Murphy Desk” found at Shany2Chic. com) is a miniature office alternative Nalia: Optimized office series Source 6

without the need for anything more than a couple of light wall mounts.

Championing the ultimate hidden office, or even a convenient hide away kitchen buddy for storing spices, utensils, or dry goods, chances are, even those with space to spare could find a use for this clever design.

Murphy desk, closed Source 7

Murphy desk, opened Source 7

Clug Source 8

Even when it comes to the needs of athletes, there are designers out there trying to make storage just a little bit easier. Vancouver’s own Hurdler Studios is determined to address the challenges of stashing your bicycle with a simple but inventive utility that will once and for all manage the question of where to hang your spokes! The Clug is a “C shaped” mechanism that easily attaches to the wall and acts as an anchor for any size bicycle tire, mounting the unit vertically or horizontally. Hurdler’s Clug is easy to install and provides a quick solution for those of us in condos that don’t offer external storage for our precious two wheelers.

Functional storage makes our day to day lives easier, less cluttered, and when done properly it can open up space we never knew we had. Professionals and amateurs alike are currently working to design even better solutions to manage the contracting spaces we call home.

While the examples above represent just a taste of what manufacturers and retailers are cooking up, there is no doubt that what’s to come in the next few years will be no less exciting. No

matter the size of our living spaces, we all want to be able to personalise our own fishbowls and with strategic storage choices we might just find the ability to stretch out little bit more.

Sources 1. www.tinyhousepins.com/headboardstorage-idea-for-small-spaces 2. www.refurbished-ideas.com/ small-space-storage-ideas 3. www.expandfurniture.com/ product/occam-coffee-table-lift-top 4. www.yiconglu.com/index.php?/project/ growing-cabinet 5. www.expandfurniture.com 6. www.expandfurniture.com 7. http://www.shanty-2-chic.com/ 2014/08/diy-murphy-desk.html 8. www.ryobitools.com/nation/ projects/2905 http://www.shanty-2-chic.com/ 2014/08/diy-murphy-desk.html 9. http://www.getclug.com www.hurdlerstudios.com

Michael Cochrane is a teacher, freelance writer, and promotions consultant coming from a long background in the furniture industry. He works alongside the close knit team at Expand Furniture, a burgeoning Vancouver based company which specialises at delivering innovative solutions to smaller living spaces.

He can be reached by email at: michael@expandfurniture.com

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 TH

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 604-998-8998

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

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 Nelson on Foster

Penthouse (PH)

Live Work (LW)

City Home (CH)

High Rise (HR)

TYPE

CONTACT

PRICE

Novella Sterling

MR SF

604-563-5777 604-464-2260

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 The Peninsula The Royal at Victoria Hill

LR LR LR LR LR HR MR HR MR LR

604-520-9890 604-520-9890 604-523-0733 604-523-0733 604-782-1706 604-523-0733 778-398-1344 604-522-2583 604-544-2258 604-523-0733

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

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

Thompson Landing Westbourne

SF LR

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

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

CONTACT

PRICE

604-520-3226 From $476,900 westbourneliving.com Coming soon

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 Kingston Gate TH 604-760-6024 Call Livia TH 604-364-2159 Call 234214_Axis_NHBG_BannerAd_(Full_Bleed)_prs01.pdf 1 Mandarin Walk LR/TH 604-278-0808 Call Monet HR 604-233-7748 From $300,000’s

Penthouse (PH)

Live Work (LW)

City Home (CH)

High Rise (HR)

PROJECT

TYPE

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 Park Place Village Prime on Plaza Ridge at Bose Farms 2015-01-16 11:37 AM Silverwood Sync

Mid Rise (MR)

Low Rise (LR)

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

CONTACT

PRICE

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

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 LR TH TH

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 604-888-5514 silverwoodliving.com 778-590-7283

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 From $174,900 From Low $300’s From Under $300’s

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

PROJECT

TYPE

CONTACT

PRICE

Summit University District Wave Westpointe

TH HR HR TH

778-591-6685 604-588-5795 604-951-9283 604-833-9193

Coming Soon From $233,900 From $291,900 Call

CLOVERDALE Mackenzie Modern Estates

TH

604-574-7077

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

EAST SIDE Avalon Mews Cordovan Focal Francis Gem, The Grandview Cascades Kensington Gardens Main Street Paragon Renfrew & 2nd R+R Skyway Strathcona Gardens Triumph View338 Vya Woodshire

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

604-438-5050 cordovan.ca 604-563-6777 604-330-8848 liveatthegem.com grandviewcascades.com 604-620-7886 604-877-1116 604-688-5566 604-830-3938 604-434-2205 604-436-1100 604-328-9940 604-563-6200 604-303-8838 604-559-1070 604-719-1700

Call Coming Soon Coming Soon Call Coming Soon Coming Soon Call From $339,900 Coming Soon From $259,900 $534,900 Call Call Call From $219,900 Call From $420,900

WEST SIDE 7430-7488 Granville 1555 West Eighth 41West 6th & Yukon 8X On The Park 99 West W10th & Maple Aperture Arbutus Ridge Aston Block 100 Boulevard Cambie Star Cambria Park Canvas Central Citti Epic at West

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

604-891-1288 604-828-3998 604-563-8336 cressey.ca 604-801-6861 604-620-8600 604-239-2080 604-345-9000 604-738-0001 604-418-6809 604-682-8801 604-685-5778 604-876-9222 604-325-2216 604-875-8508 604-662-3373 604-880-6880 604-707-9378

Call Call Call Coming Soon Call From $528,800 From $429,900 Call Call Coming Soon Call From $367,400 Call Call Call Call Call Call

VANCOUVER & AREA DOWNTOWN 188 Keefer Addition Burrard Place The Charleson Eventide Fairmont Pacific Rim Estates Fairmont Pacific Rim Estates Mark, The Private Residences at Hotel Georgia, The Tate Downtown

Penthouse (PH)

Live Work (LW)

City Home (CH)

High Rise (HR)

PROJECT

TYPE

Eton Granville at 70th Grayson Henry Jervis Kerrisdale Gardens Livingstone House Maisonette MC2 McKinnon Monarch Northwest Oak + Park One, The Parc 26 Parc Elise 35 Park West Pinnacle Living at False Creek Pinnacle Living Broadway Prodigy Q16 Quartet at River District Shannon Wall Centre Kerrisdale Shaughnessy Residences Sterling Sota The Grayson The Spot The Leveson The Ivy The Creek/Voda The Regent Tisdale Vya W10th & Maple WEST VANCOUVER 23rd and Bellevue Evelyn Galleries on the Bay Kerrisdale by Cressey

HR MR LR LR

WHITE ROCK / SOUTH SURREY Beverley Blu The Estates at Morgan Heights Grandview Heights Hycroft 2 Hyde Park Morgan Rise Morgan Notting Hill Sakura The Smith SoHo South Ridge Club South Point Walk Westpointe Westside at Orchard Grove Zirkon Mid Rise (MR)

Low Rise (LR)

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

MR TH SF TH TH TH SF TH TH TH TH TH TH LR/TH SF SF TH

CONTACT

PRICE

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

Call Call Coming Soon Coming Soon From $1 million From $540,900 From $639,900 Coming Soon Call Coming Soon From $444,900 Call Call Call Call Call Call Call Call From high $300s Call From $379,900 Call Call Call From 2.5 million Call From $269,900 Call Call Call Call Call From $239,999 Call

cressey.com 604-922-0330 604-836-7355 cressey.com

Coming Soon Call From $490,000 Coming Soon

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

www.macmarketingsolutions.com We sell the homes you want to buy. /MacMarketingSolutions

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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 Tuesdays) 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.

ABBOTSFORD’S FINEST HOMES Uncompromising Quality. Unparalleled Value. Design that Prevails.

HOME STORE NOW OPEN Visit the Home Store open 12-5PM (closed Tuesdays) 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

Residences at Gateway Homes to Inspire Location

Abbotsford Builder

Boulevard Group Development

Residences at Gateway Home Type

Condominiums Sales Centre

101-2031 McCallum Road Contact

boulevardgroup.ca or 1.604.855.8116

GET READY ABBOTSFORD because life is about to get way more stylish. Introducing Residences at Gateway — an exclusive collection of 48 contemporary homes located in the heart of the city’s new Midtown District.

Brought to you by long-time Abbotsford developer Karen Matty (Boulevard Group), these apartment residences are all about luxury, convenience and living life well.

“This will be Abbotsford’s finest residential building — the one for people who want the best of everything and aren’t willing to compromise,” says Brandon Trent, senior project manager with Fifth Avenue Real

Estate Marketing. Rapidly he lists off just a few of the standard features that set these homes apart: air conditioning, Bertazzoni Professional Series dual-fuel ranges, plus hotel-inspired ensuites with heated floors, full-width 36-inch soaker tubs or frameless glass showers. There’s even the romance of an optional gas fireplace for the living room.

Intimate by Design “Designed with redbrick to seamlessly blend into the surrounding buildings at Gateway 3, The Residences is a limited collection of only 48 homes. This smaller number of homes enhances the ability of getting

to know your neighbours while still providing exceptionally private personal spaces,” Brandon says. “These homes are spacious too — up to 1,354 square feet including outdoor patio — so they’re ideal for anyone who appreciates the comfort of large, single-level living”.

But what’s truly unique is that the building is designed with a recessed lobby so every home is a corner home. More privacy, more space, and more light — what’s not to love about that?

Need a final enticement? Easy — outdoor spaces. Let’s start with the sundrenched patios and balconies — some as large as 166 square feet — that are attached to every home. Now add in Boulevard Group’s lavish use of landscaping and water features. And for the grand finale, there’s a Mediterraneanstyle courtyard garden between the two buildings. “The courtyard will feature plenty of seating, a leafy grotto, covered gazebo and a water fountain,” Brandon says. “It’s a place where you could just as easily host a party for 30 or 40 people as hang out with a book or perhaps do some outdoor yoga or tai chi.”

And here’s another bonus. In addition to generous amounts of in-suite storage — after all, you can never have too much space for your ‘stuff’ right — every home has an enclosed storage room adjacent to its parking spaces. “These are completely private rooms with four walls and a door,” Brandon explains. “There’s even power

that’s connected directly to your home’s electric panel, so you could put in a deep freeze even build a workshop.” Of course, if you’re like many Abbotsford residents, you’ll likely find this is a great place for toys like bikes, skis, kayaks and seasonal sports gear.

Brandon says. “And when you visit, be sure to leave time to check out the historic downtown (a five-minute walk), Mill Lake (a 10-minute stroll), and the many offerings at McCallum Junction Shopping Centre where you find Canada’s first Cabela’s Hunting and Fishing Store.”

Community Connection

The Residences at Gateway Home Store is open noon to 5 p.m. except Tuesdays at 101 – 2031 McCallum Road in Abbotsford. For more information visit boulevardgroup.ca or call 1.604.855.8116

“Being so close to the university, hospital, and airport means Residences at Gateway appeal to a broad range of buyers and we really do have something for everyone,”

DOWNTOWN VANCOUVER YALETOWN ELEVATED ABOVE THE PARK. SOARING TO NEW HEIGHTS.

VISIT OUR PRESENTATION CENTRE AT 1149 HAMILTON ST NOW OPEN DAILY 12-6 604 801 6861

8xonthepark.com EMERY BARNES PARK RICHARDS STREET

HOMER STREET PRESENTATION CENTRE 1149 HAMILTON ST HAMILTON STREET

HELMCKEN STREET

DAVIE STREET

SEYMOUR STREET

N

*THIS IS NOT AN OFFERING FOR SALE. ANY SUCH OFFERING CAN ONLY BE MADE WITH A DISCLOSURE STATEMENT. PRICES ARE SUBJECT TO CHANGE WITHOUT NOTICE. ARTIST’S RENDERINGS AND MAPS ARE REPRESENTATIONS ONLY AND MAY NOT BE ACCURATE. E.&O.E.

8X ON THE PARK offers a rare opportunity to live with an expansive park just outside your door. From this peaceful parkside setting you’re just steps from the best of the city: destination dining, nightlife, cafes, shopping and cultural venues. With a SkyFitness Centre, SkyLounge, 24/7 concierge at your service, all homes complete with air-conditioning, and the finest features and finishes, 8X will change how you view downtown living.