BC New Home and Condo Guide - May 26, 2017

MAY 26 - JUNE 9, 2017 VOLUME 2, ISSUE 11, FREE

METRO VANCOUVER EDITION

2 & 3 Bedroom West End Residences Coming this Summer

M

INSIDE THIS ISSUE

MICRO SUITES SUPPORT VIBRANT CITY LIVING

HOW TO AVOID A MOVING HORROR STORY

5 THINGS TO CONSIDER BEFORE GETTING A MORTGAGE

TO VANCOUVER

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32 Ave

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TO USA BORDER

6 YPNEXTHOME.CA

The Coast is Calling

299,900

1 bedroom

from

$

1 bdrm + den

from

$

from

$

2 bdrm + den 3 bdrm + den

319,900

from

649,900 719,900

$

ARRIVING SOON Luxurious residences located in the coveted West Beach area of White Rock.

Ranging from 600 – 1,800 sq.ft.

PRE-S A LE REG I S T R AT I O N S N OW ACCEP T E D

beachborough.ca 604-541-0880 Sales by disclosure statement only. Texor Homes 245 – 9600 Cameron St, Burnaby.

8 YPNEXTHOME.CA

T RS FI

E AS LE RE

G IN M ON CO SO IT’S TIME TO RECONNECT 36 spacious townhomes in a peaceful, secluded Langley neighbourhood With local walking trails and family parks as a backdrop, Hutton is your opportunity to get reconnected to the things you value.

Pricing from the low $500’s

604.881.7882 HUTTONTOWNHOMES.CA Developed by

Marketing & Sales by

contents MAY 26 – JUNE 9, 2017 | VOLUME 2 ISSUE 11

18

ON THE COVER

Mirabel in West End: Among Vancouver’s most-desired residences + online NEIGHBOURHOOD

HOME SEARCH

project profiles MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

MAPS

10 YPNEXTHOME.CA

Turn on life

66 Lumiere

PoCo’s rising star

LOOK FOR THE CIRCLE

28

Industry awards

Winners announced for 2017 National Awards for Housing Excellence

Housing market Home values decline on a quarterly basis for first time since 2013

48 Switch

trending

WITH

DYNAMIC

30

36

70

Homebuyers’ help

Survey says more Canadians are buying homes solo

Affordability The spill-over effect: Vancouver home prices sprawl into surrounding centres

VICE PRESIDENT & CHIEF PUBLISHING OFFICER

Caroline Andrews

PUBLISHER & GENERAL MANAGER

Shawn Woodford

DIRECTOR OF SALES

Moe Lalani

DIRECTOR OF CONTENT

Jennifer Reynolds SENIOR EDITOR

Lydia McNutt ART DIRECTOR

Megan Pike

CONTRIBUTING EDITORS

Sonia Bell Wayne Karl Elisa Krovblit

22 advice

in every issue

38

12

Mortgage advice

Should you get a mortgage?

Five things to consider

by Alyssa Furtado

44

46

News & views

The do-it-yourself dream home

Dave Bird 604.319.7102 Ricardo Hernandez 604.319.7103 SALES COORDINATOR

Justin Salvador

SENIOR MANAGER, DISTRIBUTION

Dwayne Rutherford

NATIONAL CIRCULATION MANAGER

22 Neighbourhood profile

John Jenkins

54 Hot properties

Anthony Majetic

What’s new in Metro Vancouver real estate

PRODUCTION MANAGER GRAPHIC DESIGNER

Miguel Cea

PRODUCTION CO-ORDINATOR

Hannah Yarkony

Condo sense

72

Published by

Pre-sales completion countdown: From orientation to move-in

Fundamentally speaking

by Wayne Karl

GVHBA report

Micro suites support vibrant city living

by Bob de Wit

inspiration

42

MEDIA CONSULTANTS

65 What’s online

How to avoid your own moving horror story

62

Susan M Boyce

by Lydia McNutt

by Cameron McNeill

52

Editor’s note

CONTRIBUTING WRITER

Listings directory

district maps

16

Vancouver

24 Richmond 32

ADVERTISING Call 604.519.6080 for rates and

Surrey/Langley

information.

CIRCULATION Highly targeted, free distribution system

40 South Surrey/

aimed at real estate buyers using street level boxes and racking, plus door-to-door insertions in key audience segments. Call 1-855-826-4200 to discuss distribution opportunities.

50 North Shore/Squamish

COPYRIGHT 2017 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 publication, the publisher and the printers shall not be responsible for any typographical errors, mistakes, misprints, spot colouring or any information or lack of information furnished by the advertisers. Yellow Pages NextHome is a trademark of Yellow Pages Group Co. in Canada.

White Rock

56 Burnaby/

New Westminster

Style file

58 Maple Ridge/

by Jo Alcorn

64 Tri-Cities

Budget-friendly spring style updates

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

Pitt Meadows

68 Abbotsford/Chilliwack

EDITORIAL Editorial submissions from interested parties will be considered. Please submit to the editor by email to Lydia.McNutt@ypnexthome.ca. The views and data expressed by columnists do not necessarily represent those of the publication

MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 11

Editors Note

Timing is everything COULD NOW BE THE RIGHT TIME to get in on Vancouver’s housing

LYDIA MCNUTT Senior Editor Yellow Pages NextHome Email: Lydia.McNutt@ypnexthome.ca Twitter: @LydiasTweets

market? While the government’s interventions to ease runaway prices appear to be having the desired effect, the question is, how long will this last?

According to the latest Royal LePage House Price Survey, price growth across Greater Vancouver eased in the first quarter of 2017 when compared to this time last year. While the area saw sizable year-over-year aggregate home-price gain of 12.3 per cent to $1,179,482, home values declined 1.9 per cent on a quarterly basis for the first time since 2013.

But Royal LePage warns that this relief could be short-lived. “We are starting to see signs of a quicker-than-anticipated rebound in many regions across Greater Vancouver,” says Randy Ryalls, general manager, Royal LePage Sterling Realty. “If the number of listings remains critically low during the spring market, we could very well see another round of significant price appreciation, as prospective homeowners continue to snap out of a policy-induced lull and rush back into the market.”

If you’re on the fence about buying a home, here are three things to consider, regardless of market conditions.

First of all, there’s nothing quite like pride of home ownership.

Second, you have to live somewhere. If you’ve crunched the numbers and have determined that the down payment, mortgage requirements and associated costs fit within your budget, why fatten a landlord’s pockets when you can invest in your own financial future?

Finally, the general rule of thumb for smart investments is to buy low and sell high. While prices in Vancouver are far from low, this could be your chance to get your foot in the door, so to speak, before prices rebound.

THE NEXT BIG THING IN URBAN LIVING

READ THE STORY ONLINE As single-detached houses join the list of endangered species in Vancouver, we’re seeing the emergence of new forms of high-density housing, made to survive this storm of high prices and dwindling supply, all by virtue of their very design.

Read the full story…

nexthome.yp.ca/high-density-lowrise

+ get social 12 YPNEXTHOME.CA

Interact with us on social media: ypnexthome

NOW AVAILABLE! PRICES START UNDER $600,000, PLUS YOUR HOT TUB IS INCLUDED*

GET THE BEST IN WEST COAST MODERN ARCHITECTURE & DESIGN

Multi-Family Home Builder of the Year WINNER

for the 2nd Consecutive Year

southridgeclub@adera.com 604.582.1113

This is not an offering for sale.

Sales by disclosure statement only. E&OE. Grandview Adera Ventures Ltd. Adera Realty Corp. 2200 - 1055 Dunsmuir Street, Vancouver, BC V7X 1K8 | 604.684.8277

The third and final release of homes at South Ridge Club, Grandview, is a collection of 72 luxury executivestyle townhomes inspired by the surrounding West Coast landscape. These elegant three, four and five bedroom homes range from approximately 1,300 to 2,000 SF. Each home extends your living space outdoors with expansive patios and private rooftop lanais up to 860 SF, with exclusive access to a 6,500 SF clubhouse. * Limitations apply. Offer available for a limited time only. Contact our Sales Team for more details at 604.582.1113 or by email at southridgeclub@adera.com.

Now Selling! Single Family Homes Available from just $369,900* Ask about our Master on Main Plans!

Actual Site Photo

Nature Is Your Neighbour Creekside Estates is a Master Plan Community of just

kitchens, truly the heart of your home. At Creekside

30 exclusive Single Family Home opportunities, many

Estates nature is your neighbour with endless year round

with the master bedroom located on the main floor, on

recreation, fishing, hiking, biking, and quad trails. Only

beautiful Silver Hope Creek just outside the hustle and

minutes to schools, shopping, and all the amenities

bustle of Hope, yet close to everything you need. Choose

that Hope has to offer. Easy freeway access and only

from two and three bedroom home layouts all with

25 minutes to Chilliwack.

double car garages included, and experience the gourmet

Ex

it 1 6

Exit 170

8

creeksideliving.ca

Hop e Rd Silv er H ope Rd

Silver v Rd

Floo d

63650 Flood Hope Rd

View Our Full Display Home Open Thursday – Sunday 12–5pm

604-750-0281 Prices quoted exclude GST and are subject to availability at time of visit and/or to change without notice. In our continuing effort to improve and maintain the high standard of the Creekside Estates development, the developer reserves the right to modify or change plans, specifications, features and prices without notice. Materials may be substituted with equivalent or better at the developer's sole discretion. All dimensions and sizes are approximate and are based on preliminary survey measurements. As reverse plans occur throughout the development please see architectural plans if material to your decision to purchase. Renderings are an artist’s conception and are intended as a general reference only. E.&O.E.

Vancouver | Downtown Vancouver SEABUS 20

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NEW CONDOS: 1. VIRTUOSO 118 - 6033 Gray Ave 604-221-8878

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

3. AVALON MEWS 5808 Wales 604-438-5050

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

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

6. MAISONETTE SW corner of Granville & 57th 604-325-8111

7.

THE SMITHE 1035 Seymour Street 604-689-7003

16 YPNEXTHOME.CA

NEW HOMES: 8. AVALON PARK River District Neighbourhood 604-879-8830

9. ETON 5696 Berton Avenue 604-221-8598

10. THE GREY Dunbar and 16th thegreyliving.com

11. 1335 HOWE Downtown Vancouver Onni.com

12. AVENUE ONE Presentation Centre 88 Pacific Blvd. avenueone.ca

13. BELPARK Vancouver Westside 604 891 1281

14. TUDOR HOUSE 1511 W 8th Ave 778-939-9280

15. ASTON Oak and 38th 604-418-6809

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

17. OAK + PARK 604-558-5851

18. YUKON RESIDENCES Winona Park Presentation Center 301- 1788 W Broadway yukonresidences.ca

19. SHAUGHNESSY RESIDENCES 8123 Shaughnessy St 604 558 5848

20. MIRABEL 1345 Davie St. mirabelbymarcon.com

21. INTRACORP TOWNHOME COLLECTION, 7302-7358 GRANVILLE www.intracorp.ca/townhomes/c/ granville59th/ 604-891-1288

BOUNDARY RD

MAIN ST

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W 57TH AVE

SKYTRAIN

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3 W 49TH AVE

VANCOUVER'S NEWEST NEIGHBOURHOOD, ESTABLISHED 1890.

Thoughtfully Crafted West End Residences | Coming Summer 2017 to Davie & Broughton Register Now

MIRABELBYMARCON.CA

This is not an offering for sale. Any such offering can only be made with a disclosure statement. E.&O.E. Marcon Davie (GP) Ltd.

Property Profile | MIRABEL AT ENGLISH BAY

cover story

18 YPNEXTHOME.CA

Mirabel in West End

Vancouver’s most desired residences THIS SUMMER, MARCON IS PROUD TO INTRODUCE MIRABEL

Location

at English Bay, a collection of 149 two- and three-bedroom homes in two adjacent residential towers, situated in the prime location between Davie and Denman Villages in Vancouver’s historic West End. Providing access to Vancouver’s urban amenities and to its spectacular natural setting, West End living is unparalleled.

Homeowners at Mirabel will be mere minutes by foot or by bike from some of Vancouver’s most stunning scenery: West End is at the gateway to Stanley Park, with its countless trails; and it’s home to three waterfronts at Coal Harbour, English Bay and Lost Lagoon. It’s easy to stay active outdoors, hiking, biking or engaging in various water sports, with natural amenities like these at your doorstep. West End’s picturesque neighbourhood parks provide alternate locations for a walk, a run or a summer picnic with friends.

Urban amenities abound in West End, as well, with a rich variety of cafés, restaurants and shops scattered throughout the neighbourhood. There’s also a steady stream of worldclass events held in West End, including Vancouver’s yearly Pride Parade and Festival and the Celebration of Light, the city’s annual free fireworks display. A cosmopolitan milieu laid against a postcard-ready natural background, life in the West End is the epitome of the Vancouver experience.

West End is also among Vancouver’s most diverse communities, lending the neighbourhood an air of sophistication that comes from the meeting of diverse cultures. This is one of the city’s most walkable communities, with easy access to TransLink’s Canada Line, making relaxed, car-free travel a viable way of getting around the Lower Mainland.

Comprised of a pair of 18- and 19-storey residential towers, angled to maximize views from within, Mirabel will be an exciting addition to this already thriving community. True to its track record as a leader in cutting-edge architecture and

West End

Mirabel will be a striking example of West Coast Modernism, designed to complement both the urban and natural settings that surround it

Developer

Marcon Development

Mirabel at English Bay Home Type

149 two- and threebedroom suites Contact

mirabelbymarcon.ca

design, Marcon has hired Vancouver’s prestigious Henriquez Partners as architects and Alda Pereira Design as interior designers. Mirabel will be a striking example of West Coast Modernism, designed to complement both the urban and natural settings that surround it in keeping to the West End feel.

The design of these residences centres around seamless indoor/ outdoor living, providing homeowners access to the most natural urban neighbourhood on Earth, with uncompromised views. Mirabel’s expansive common areas on the roof of the podium will feature landscaping and communal outdoor spaces.

Marcon has a strong history of building homes with careful attention to detail and the finest in features and finishes—Mirabel will be no exception.

Register now for access to Mirabel’s preview information at mirabelbymarcon.ca, and be among the first to receive news about pricing and availability for this rare opportunity to own a home in Vancouver’s vibrant West End. MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 19

Quote on

HOME INSURANCE

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get a

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Visit one of our 29 locations bcaa.com/locations

Call 1.888.268.BCAA (2222)

Insurance is sold through BCAA Insurance Agency and underwritten by BCAA Insurance Corporation. Some conditions apply. *Offer subject to change without notice. Offer is valid in store or by phone and applies to new BCAA policies only. To be eligible you must be purchasing home insurance for the first time, or your current home policy with another insurance provider must expire within 90 days of the quote. Minimum premium of $250 and other restrictions may apply. If joining by phone, your gift card will be mailed to you within 6 weeks.

126-17_HomeInsQuotingProgram_7.25x4.375_NewHome&Condo_rev

20 YPNEXTHOME.CA

VANCOUVER

NOW SELLING SALES GALLERY 1035 SEYMOUR STREET (BETWEEN HELMCKEN AND NELSON)

TheSmithe.ca 604.689.7003 | info@TheSmithe.ca

THOUGHTFULLY DESIGNED 2 + 3 BEDROOM DOWNTOWN RESIDENCES STARTING FROM 1,000 SQFT, THESE ELEGANT INTERIORS ARE DESIGNED WITH AN OBSESSION FOR DETAIL TO CREATE AN UNPRECEDENTED EXPERIENCE FOR OUR HOME OWNERS — INCLUDING NATURAL STONE FLOORING THROUGHOUT ALL HOMES, IMPORTED ITALIAN CUSTOM KITCHENS FROM BINOVATM , AND WOLF AND SUB-ZERO APPLIANCES.

THIS IS NOT AN OFFERING FOR SALE. ANY SUCH OFFERING CAN ONLY BE MADE BY WAY OF DISCLOSURE STATEMENT. E. & O.E.

MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 21

Neighbourhood Profile | WEST END

West End

By Michelle Hopkins

THE WEST END NEIGHBOURHOOD lies in downtown Vancouver, bounded by Stanley Park in the west, West Georgia Street to the north, Burrard Street to the east and Pacific Avenue to the south. For architecture lovers there’s a whole block of heritage homes dubbed Mole Hill, or art junkies will go for the funky, sometimes quirky, public art installations.

The West End is a luminous and richly diverse kaleidoscope of hang outs for the urbanite, the socialite and the sport

22 YPNEXTHOME.CA

enthusiast. Although glass skyscrapers abound, there are tree lined streets and lanes and garden oasis cared for by volunteer “green thumbs.” If you like walking, cycling or jogging, it’s a Mecca.

The vibe: Along with its eccentricities, the West End is the second oldest and most diverse neighbourhood in the city.

It’s really one of the city’s shining stars! At one time, the West End was

dominated by white wealthy elite!

Today, Davie Street is famous for its gay nightclubs and to the city’s best queer bars.

Meet the neighbours: The West End is the fourth most densely populated neighbourhood.

The 20 to 39 age group dominates, at 48 per cent; followed by the 40 to 64 age bracket at 34 per cent, and seniors making up 13 per cent of the population here.

Hot Spots Blooming Flower Cart Located just outside the West End Community Centre, the Blooming Flower Cart bursts with a plethora of brilliantly colourful blooms. It helps to raise money for seniors, the homeless and mentally challenged in the community.

The Fish House in Stanley Park

Real estate: Increased density and the appeal of living downtown have boosted the prices of real estate substantially over the last decade. Getting into this neighbourhood is not cheap; a condo/apartment will cost you, on average, half a million and up. There aren’t many single-family homes here, and the relatively few found here are heritage homes well past the $1-million mark.

Planes, trains and automobiles: This is one of the most walkable communities, yet it is within easy access to the Canada Line and transit. Many residents have tossed their car keys, opting instead for Car2Go… that is, if they ever leave this little slice of heaven!

The good, the bad and the rest: I’m hard pressed to find anything bad to say about the West End, except if you drive … it’s a nightmare. Surrounded by world-class parks and beaches, bustling with shops and eateries, minutes away from the downtown core, Coal Harbour and more, there aren’t many down-sides to this coveted locale.

In one of the most beautiful and romantic settings in the city, you’ll find this history site. If you’re craving seafood, make a beeline to the Fish House … your taste buds will thank you!

Stanley Park Voted Best Park in the World 2014

by TripAdvisor, Stanley Park is a 400-hectare rainforest surrounded by water. Walk, hike, cycle, lounge on the beach, visit First Nations totem poles and much more!

Exhile Bistro This uber-healthy restaurant and cocktail bar serves up ethically and organically sourced ingredients (mostly plant based) translating into cuisine that tantalizes all of the senses.

A truly fresh take on produce!

Water Taxi

Street Corner “The West End has it all: diversity, great food, entertainment, a sense of community, Stanley Park and million dollar views. It’s hard to imagine why I would want to live anywhere else.”

– Lorna, international motivational speaker “You can walk anywhere in the West End at any time and feel safe! It’s a great and exciting lifestyle, with easy access to Stanley Park and the seawall.” – Patrick, registered nurse “I sold my Kerrisdale home to live here … the best decision I ever made! I walk everywhere and residents take the time to say ‘hi!’” – Bob, retired CEO

There’s no better way to see the West End than by water. A suggestion is to purchase a Hop On, Hop-Off Day Pass and really take in the spectacular scenery.

The Sylvia Hotel Built in 1913, this grand dame is a landmark heritage building standing proudly on English Bay. Covered in vines and an iconic neon sign, it boasts a fabulous cocktail lounge with live music thanks to talented local artists.

MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 23

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PROJECT SALES AND MARKETING PROFESSIONALS @THEAGENCYREM

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78B AVE

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No. 3rd across from Capstan Skytrain 604-285-9983

11501 84th Ave deltagardens.ca

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5111 Hollybridge Way 604-233-2633

5550 Admiral Way FINN RD 604-946-8812

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/THEAGENCYREM

NEW TOWERS

REGISTER NOW

www.rivergreen.com 604.233.2633

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. Refer to disclosure statement for specific details. E&OE.

PRESENTATION CENTRE (By Appointment Only) 5111 Hollybridge Way, Richmond V7C 0A3

This advertisement is not an offering for sale. Such an offering can only be made with a disclosure statement. E. & O. E.

Trending

Winners announced for 2017 National Awards for Housing Excellence

THE CANADIAN HOME BUILDERS’ ASSOCIATION (CHBA) is

pleased to announce the winners for its 2017 National Awards for Housing Excellence, recognizing the best new homes, new communities and home renovations in Canada. Thirtynine National Awards for Housing Excellence were presented at the Association’s 74th National Conference in St. John’s, Newfoundland and Labrador.

Vancouver-based companies won the two top awards, given for cumulative results in the New Home Awards and Marketing Awards categories.

Adera Development Corp. of Vancouver, BC received the Design Excellence Award for their results in the new-home categories. Adera also received two individual New Home Awards for Attached – Mid-to-High-Rise Condominium or Apartment Project, and for Apartment Style/Condominium Units under 1,000 sq. ft.

Concert Properties Ltd. received the Marketing Excellence Award for their overall success in the marketing categories.

Concert won individual Marketing Awards for Direct Promotion – Electronic and for Brochure/Kit. RND Construction and Christopher Simmonds Architect of Ottawa, Ont. received New Home Awards for both custom and production detached homes. Vicky’s Homes of Edmonton, Alta. and RDC Fine Homes of Whistler, BC received awards in both the new home and marketing awards categories. My House 28 YPNEXTHOME.CA

MORE TRENDING ONLINE ypnexthome.ca/news

Design/Build Team Ltd. of Surrey, BC, Kon-strux Developments and Ultimate Renovations of Calgary, Alta. received two awards in the home renovation categories.

“Our award winners represent the best of the best in new homes, home renovations, community development and marketing across Canada and the housing industry takes great pride in their accomplishments,” says CHBA President Eric DenOuden.

CHBA members responded enthusiastically to the new awards program with a record number of entries in 2017.

About the Canadian Home Builders’ Association The Canadian Home Builders’ Association (CHBA) is the voice of the residential construction industry in Canada, representing more than 8,500 member firms across the country. Our membership spans new home builders, renovators, developers, trade contractors, building material manufacturers and suppliers, lenders, and other professionals in the housing sector.

DELTA

Gardens AT HOME IN THE

SOCIAL HEART

North Delta Recreation Centre

Register Today DELTAGARDENS.CA

Home Store COMING SOON 11501 84th Avenue, North Delta

N

84 ave.

114 st.

116 st.

This is currently not an offering for sale. Such an offering can only be made by way of disclosure statement. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. 604-583-2212

Trending

Home values decline on a quarterly basis for first time since 2013, yet signs point to earlier-than-expected price rebound HOME PRICE APPRECIATION across Greater Vancouver slowed considerably in the first quarter of 2017 when compared to the historic highs witnessed a year ago, according to the latest House Price Survey from Royal LePage. While the region posted a sizable year-overyear aggregate home-price gain of 12.3 per cent to $1,179,482, home values declined on a quarterly basis for the first time since 2013, dropping 1.9 per cent.

When broken down by housing type, the median price of a two-storey home and bungalow in Greater Vancouver climbed 10.3 per cent and 17.1 per cent year-over-year to $1,503,146 and $1,360,320 in the first quarter of 2017, respectively. Condominiums also saw significant appreciation, up by 14 per cent to $543,136 over the same period.

While price appreciation across the region’s condo sector remained positive on a quarterly basis, the detached market within Greater Vancouver witnessed a decline, with the median price of a twostorey and bungalow dropping by 3.1 per cent and one per cent quarter-overquarter, respectively.

“House prices across Greater Vancouver may have reached a bottom in the first three months of the year,” says Randy Ryalls, general manager at Royal LePage Sterling Realty. “Following a period of astounding growth in 2016, eroding affordability coupled with the government’s recent intervention had, at least momentarily, cooled the region’s housing market.”

During the quarter, recent governmental policies aimed at cooling Greater Vancouver home price appreciation began to show signs of decay, as consumer confidence 30 YPNEXTHOME.CA

MORE TRENDING ONLINE ypnexthome.ca/news

strengthened, particularly within lowerpriced housing segments. While the number of homes trading hands has decreased markedly when compared to the same time last year, sales activity has grown in each month of the quarter, providing an indication that the market may rebound far sooner than expected.

“We are starting to see signs of a quicker-than-anticipated rebound in many regions across Greater Vancouver,” adds Ryalls. “If the number of listings remains critically low during the spring market, we could very well see another

round of significant price appreciation, as prospective homeowners continue to snap out of a policy-induced lull and rush back into the market.

“The problem with government intervention in a cyclical free market like housing is that it increases the potential for market volatility, sending prices down and sharply back up again,” Ryalls continues. “As the spring market approaches, we may see months of pent-up demand unleashed on the market, intensifying house price appreciation to pre-intervention levels.”

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NEW HOMES:

A1. UNIVERSITY DISTRICT

A3. HARVEST AT BOSE FARMS

A2. YALE BLOC

A4. WESTPOINTE

104th & University Dr 604-588-5795 19557 64 Ave yalebloc.com

16488 64 Ave. 604-576-7722 99

Presentation Centre 604-833-9193

A5. SUMMIT

Panorama Heights 778-591-6685

A6. CLAYTON WALK Fleetwood claytonwalk.com

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B1. HUTTON

B7. ARGYLE

B2. ARCHSTONE

B8. CREST

B3. PRESTWICK AT MILNER HEIGHTS

B9. WEXLEY

76A Ave & 210 Street.

604-881-7882 #4 7672 209th Street 604-888-9671

#1-7059 210 St. 604-371-0928

B4. EVERLY GREEN 8217–204B Street 604-371-3832

B5. GABRIOLA PARK 20298 82nd Ave.

B6. WALDEN

204 St. & 84th Ave. 604-561-0889

32 YPNEXTHOME.CA

40TH AVE

20901 83 Ave. 604-371-0229

199938 70 Ave essenceliving.com/crest

20857 77A Ave wexley.ca

B10. LATTICE AT MILNER HEIGHTS 7138 210 St. 604-427-3407

B11. ASHBURY + OAK 8138 204th Street 604-539-6281

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96TH AVE

PHASE 5 JUST RELEASED!

NATURAL LIVING ON YORKSON PARK

A collection of 3 and 4 bedroom BC cottage style townhomes on Yorkson Park by local award winning developer, Royale Properties.

1,408 to 2,214 Sq. Ft. of living from just $565,900*

Visit our 2 designer display homes today.

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Presentation Centre Open Daily 12 to 5pm (closed Fridays)

20498 - 82nd Ave Langley

*Prices quoted are exclusive of taxes, subject to availability at time of visit and/or change without notice. Renderings are an artists conception and intended as general reference only. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca

BUILDING 3 COMING SOON

MODERN 1 AND 2 BEDROOM CONDOS More than a home, Yale Bloc is a stylish hub - connecting you to a life of convenience. Don’t miss your chance to own a piece of the bloc.

COMING SPRING 2017

19557 64 AVE, SURREY BC

196th

YALEBLOC.COM

192nd

REGISTER TODAY

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LIVE IN THE CITY CENTRE

YOUR FINAL OPPORTUNITY TO OWN AT 3 CIVIC PLAZA 3 Civic Plaza gives you the most luxurious lifestyle Surrey City Centre has to offer in the most spacious homes available complete with the best views of the city, direct SkyTrain access, and easy access to luxury ‘a la carte’ amenities such as room service to your home through the Autograph Collection by Marriot Hotel.

Surrey’s tallest tower situated on the Civic plaza with City Hall and the New Library.

2 BEDROOM HOMES AVAILABLE FROM THE 26TH TO THE 49TH FLOOR SIZES FROM

1,015 – 1,050 S.F.

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

Trending

Survey says more Canadians are buying homes solo SINGLE AND READY TO MINGLE

on the home-buying scene? You’re not alone. Singles represent a quarter of Canadians buying or intending to buy a home, according to a new TD survey.

The trend is largely driven by unexpected life circumstances, with Canadian homebuyers who are divorced (69 per cent) or widowed (35 per cent) saying they are more likely to buy on their own, along with a growing number of single Canadians who say they’ll go it alone (67 per cent).

“Buying a home can be daunting for people who want to buy solo – but it doesn’t have to be,” says Marc Kulak, associate vice-president of Real Estate Secured Lending at TD Canada Trust. “Whether you find yourself in a solo buying situation unexpectedly or by choice, there are ways to make it happen. Seeking advice from a mortgage specialist and having a solid plan – including understanding how you’ll afford your home over the long-term – is the best approach to feeling confident as you shop for a home, mortgage, insurance and that new sofa.”

Of the one in four Canadians who intend to buy independently, 86 per cent say they are confident in their ability to comfortably afford maintenance and ongoing costs of home ownership.

And this shouldn’t come as a surprise given that Canadians planning to go in alone are already thinking through the associated costs – seven in 10 single Canadians say they have thought about property taxes (76 per cent), home insurance (72 per cent) and maintenance (70 per cent) before purchasing their home, while two-thirds (67 per cent) considered utilities. Only nine per cent did not think about any of the costs associated with of home ownership before starting the purchasing process.

36 YPNEXTHOME.CA

To help make solo home ownership a reality, TD offers some creative ways to help a single buyer successfully make one of the biggest purchases of their lives.

Buying solo doesn’t mean living solo: Just over one-quarter (27 per cent) of single Canadians who have or intend to purchase a home alone say they did or would consider having a tenant to make solo home ownership more affordable, while just under one-quarter (23 per cent) said they did or would consider a roommate. Rental income can help pay down the mortgage principal faster. Be sure to qualify for your mortgage without rental income so you have flexibility if you decide a roomie or tenant is not for you.

Think beyond the picket fence: Remember, it’s not just a mortgage payment you have to manage – other costs including property taxes, insurance, and ongoing maintenance will add up.

Your mortgage payments should be low enough so you can take care of all your monthly expenses, meet your savings goals and still have some wiggle room.

It’s also important to have a contingency budget or slush funds set aside, to cover off emergencies and household maintenance.

Protect your investment: As a new homeowner or landlord, it’s important to protect your newest and biggest investment. Be sure to research what type of insurance coverage will best fit your needs and give you peace of mind. For instance, fire replacement coverage is something people typically think about, but, depending on where you live, you might also consider sewer back-up and ice damming coverage. Even brandnew neighbourhoods can have issues with water backing up into basements,

MORE TRENDING ONLINE ypnexthome.ca/news

if grading and drainage are not well managed. And finally, remember to tell your insurer if you decide to rent out part of your home, make any renovations, or other changes as this will affect your coverage.

Enlist a home-buying buddy: If you’re buying a home on your own, have a support system in place, like a trusted friend or family member. Having support will help you stick to your home-buying plan and can provide an objective voice as you visit properties, negotiate and close on a property, and set up your new home.

Advice | MORTGAGE ADVICE

Should you get a mortgage?

5 things to consider

By Alyssa Furtado

MORE ADVICE ONLINE ypnexthome.ca/news/advice

SEARCHING FOR a new home is exciting.

But with so many things to consider, the process can quickly become overwhelming.

Here are five things to consider before you get a mortgage.

Can you afford to buy a home?

The first thing to consider is how much you’re willing to spend on a home.

Lenders will use a formula to determine how much they’ll loan you.

The first one, called the gross debt service (GDS) ratio, suggests that potential housing costs, including mortgage payments, taxes and utilities, should not exceed 32 per cent of monthly income before taxes. The total debt service (TDS) ratio, which adds lines of credit, car and credit card payments on top of your housing expenses, shouldn’t exceed 40 per cent of your income.

What is the term?

Lenders provide mortgages over a specified period of time, known as the “term.” While the most common term is five years, they can range from as little as six months to 10 years. Once the term is up, you can renew or renegotiate your mortgage with your lender or shop around for a better rate. A shorter oneor three-year term can provide flexibility as market conditions and interest rates change.

Fixed or variable rate?

A fixed-rate mortgage guarantees that the interest rate stays the same over the 38 YPNEXTHOME.CA

mortgage term. Knowing exactly how much to pay over a defined period is less stressful and can be easier to incorporate into a budget.

The interest rate on a variable-rate mortgage, on the other hand, fluctuates depending on a bank’s prime lending rate.

As interest rates change over the term, the amount of your payment that goes towards interest will rise or fall. If you have an adjustable payment, the amount will change if interest rates increase or decrease. While the interest rate on a variable-rate mortgage is generally lower than a fixed-rate mortgage, there’s a risk that rates could rise.

How long do you want to make payments?

The time it takes to pay off the entire mortgage is called the amortization period. In some cases, these extend to more than 30 years but are capped at 25 years for buyers with down payments of less than 20 per cent.

Longer amortizations result in lower payments until the entire balance is paid off. While this might seem attractive, it also means you’ll pay more interest over time. Shorter amortizations have the opposite effect.

How often do you want to make payments?

There are several payment schedules to choose from – monthly, semi-monthly, biweekly, accelerated biweekly, weekly or accelerated weekly. If you’re looking to pay off your mortgage quickly, more frequent payments can save on interest.

If you choose to make accelerated payments, you’ll make the equivalent of one additional monthly payment a year. This can shave years off the amortization.

The bottom line It can be easy to get caught up in the excitement of home ownership, but such a large debt shouldn’t be taken lightly.

Shop around and compare rates, and weigh the different options. Finding an affordable home coupled the right term, interest rate, amortization and payment frequency will help you save on interest and pay off the mortgage sooner.

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

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SOUTH SURREY / WHITE ROCK NEW CONDOS:

NEW HOMES:

1. BEACHBOROUGH

1. EDGEWOOD GATE

14022 North Bluff Road beachborough.ca

2. MIRAMAR VILLAGE Coming Soon 604-542-8882

Presentation Centre 166 Street & 21 Avenue 778-294-9077

2. QUINN

16467 - 24th Ave. 604-541-2495

4. GRANDVIEW AT SOUTHRIDGE CLUB 15828 Mountainview Dr 604-582-1113

ypnexthome.ca

40 YPNEXTHOME.CA

Grandview Heights 778-945-2050

6. PLATEAU AT GRANDVIEW HEIGHTS Preselling from 15879 29A Avenue, Surrey 604-560-6438

16355 23 Ave. 604-720-7478

3. HYCROFT 2

SEARCH ONLINE

5. SOHO

7.

ZIRKON 2528 156th St 604-298-3000

8.

SWITCH 24th Ave & 164th 604-581-8080

9.

HUDSON 2427 - 164th 604-542-7088

10. EVOLVE AT THE HAMPTONS 24th Ave & 164th essenceliving.com/evolve

11. SOUTH POINT WALK Sales Centre 29A & 152nd St 604-560-3238

SOUTH SURREY/WHITE ROCK

The evolution of townhome living Situated in South Surrey’s popular Grandview Heights, Evolve is designed to be a lifestyle alternative to single-family living. Enjoy the luxury features typical of a single-family home, without the extensive maintenance and up-keep.

All homes come with natural gas features including forced air heating, range, BBQ outlet, gas water heater and radiant in-floor heating in ensuites. KitchenAid appliances, glass bannisters, fireplace with custom built-in entertainment centre and a paneled feature wall provide style normally reserved for custom homes. Evolve brings these luxury features together in a modern evolution of the townhome.

Home Store 2239 – 164A Street, South Surrey Open daily 12pm to 5pm (Except Fridays)

604.723.4497 evolve@essenceliving.com

MOVE-IN THIS SUMMER PRICED FROM THE MID $800'S*

Be one of thirty families to call Evolve home.

Visit essenceliving.com/evolve to learn more.

Prices quotes are exclusive of tax and subject to availability. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. Fifthave.ca

MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 41

Inspiration

BUDGET-FRIENDLY

spring style updates

By Jo Alcorn

Each year in spring, I see a surge of homeowners wanting to spruce up their homes. There are so many easy and affordable things people can do to dramatically update their home while keeping function, style and budget top of mind.

Consider swapping out some accessories for lighter, brighter options. I love working with white on white (all different tones and shades of white) to create a fresh, bright palette. Flowers are mandatory too. I cannot live without flowers – and they scream spring!

Feeling the itch for a more dramatic change this spring? I’ve recently launched a new line of Jo Alcorn wallpaper in patterns that are guaranteed to give your mood a lift and make you feel like you’ve made a dramatic change with a little DIY magic.

Think you have to turn off your fireplace and forget about it until fall rolls around? Think again! Dimplex has stunning units that operate with no heat.

You can keep them on during the spring and summer on cool, rainy days when you want that comfy, cosy feel of a fire but without the heat. This unit that I recently styled is a new type from Dimplex called Revillusion. It can run all summer long with a no-heat option to keep a romantic, relaxing feel going strong in the warmer months.

42 YPNEXTHOME.CA

If you have an electric fireplace, or even a wood-burning unit, you can redecorate it to match your spring decor. HomeSense is my go-to when I want to easily change any decor with very little expense. For mantel decor in the warmer months, I recommend light, airy and fun accessories.

If you have open shelving or glass cabinet doors, another option to update your space is to change your glassware and plates. I love to pull these out early in the season and get them on display for an instant spring-time feel. And I’m all for making it feel like the warmer months will be here soon! Walmart has a great selection of outdoor plates and glasses that are sure to please.

Spring is always a great time to organize and make small changes that will add huge functionality to your home. Adding soft-close hardware and drawer organizers can sometimes make it feel like you have a brand new space. GRASS, a manufacturer of soft-close drawer and cupboard systems, has a new line called Tavinea which is an interior drawer system that is modularly built so it can easily be tailored to your personal specifications. The days of the junk drawer will be limited after this addition.

Spring really does inspire us to organize, air out, and freshen up, but a spot that people often overlook is the laundry area. I assure you, if you spend a bit of time to organize it properly, you can be far more efficient when you’re in there and have the bonus of enjoying that space! I love baskets from Bouclair to hide all the bits and bobs, cleaning supplies and other things that make the household tick.

There is no easier, more stylish way to change up your living space than by adding in pillows. “The more, the merrier,” I always say! My pillow collection is fully washable (you toss the entire pillow – cover and stuffing – into the washer!) hypoallergenic and made in Canada.

Jo Alcorn is a celebrity designer specializing in small spaces and design solutions for all budgets.

She is the interior expert on HGTV’s new show, Critical Listing, and shares her expertise regularly on TV and through her monthly column at the Toronto Sun. Visit whitewashco.ca

Advice | NEWS & VIEWS

The do-it-yourself dream home

By Lydia McNutt

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THIS SPRING HAS SPRUNG and with it,

renovation season – and this year’s DIY scene has some extra oomph. Home improvement giant Home Depot has released its first-quarter earnings results, raking in $23.9 billion, up 4.9 per cent year-over-year.

Some say the boost in home improvement is thanks to the high price of homes and all the associated costs – which are also on the rise.

“People are looking to purchase and live in homes for longer time frames, often five to 10-plus years, as prices and transactional costs, such as land transfer taxes, continue to increase,” Anson Kwok, vice-president of sales and marketing at Pinnacle International, told YP NextHome.

According to Kwok, high prices are also leading homeowners down the reno route in an effort to make their dream home come true.

Backing up Kwok’s claims, a recent CIBC Home Renovation Poll reported that 37 per cent of Canadian homeowners planned to renovate or improve their home last year, with an average spend of $13,017 per household.

This was up from $12,293 the year prior.

Indeed, residential construction and renovation is big business. According to Statistics Canada, the total investment in Canadian residential construction climbed 2.8 per cent in the third quarter of 2016 on a year-over-year basis. This 44 YPNEXTHOME.CA

marks the 11 consecutive year-overyear quarterly increase, with renovation investment contributing to the total $32.7 billion spent in that short threemonth window. Leading the pack for residential construction spending were BC and Ontario (Editor’s note: Vancouver, B.C. and Toronto, Ont. are currently Canada’s priciest housing markets. Coincidence?)

Whether you’re buying a new home or selling your old one – and many will be doing both in the coming months – know that some smart upgrades can go a long way to getting you the return on investment that you’re ultimately after.

Reno for resale: Before you put your home on the market, get an objective assessment.

Ask someone who feels comfortable giving you their honest opinion, like a real estate agent or a professional home stager.

The right renovation can certainly boost the sale price of your home, but before you start knocking down walls, ask yourself if the return will be worth the cost, time and inconvenience of it all.

Demand should also factor into your decision. Would you pay extra for solid gold bathroom faucets? Not likely. Here’s where it pays off to follow the crowd.

Prospective homebuyers are considering your neighbourhood because they like what it has to offer – including the look, feel and price of the homes there.

then get in at a price you can afford, and once you’ve built up some equity and savings, start updating and upgrading.

Remember that Rome wasn’t built in a day, and neither will your dream home be. Your financial picture will change in time, along with your family structure, needs, wants and home-building trends.

Taking your time with something as pricey as a home renovation could pay off in the long run – especially if you’re planning to stay a while.

Get reno-ready!

When you’re ready to renovate, hire the right contractor for the job. The Canadian Home Builders’ Association suggests you ask these questions: • What services do you offer?

• Have you done renovations like this before?

• Can we visit one of your current projects?

• Do you carry workers’ compensation and liability insurance?

• What warranty do you offer on your work?

• Do you have references? Call them and ask about the contractor’s experience.

• Was the work completed within the specified time frame and for the agreedupon price? Are they happy with the work?

Do your dream home due diligence – after all, your home is your castle.

Upgrading to stay: Just as renovating your home can yield a better return on resale, it’s also how many people are able to purchase in their neighbourhood of choice without breaking the bank. If location is the most important factor – and for many, it is –

Lydia McNutt is an award-winning writer and senior editor of New Home & Condo Guide.

Lydia’s love of architecture, interior design and the written word have landed her happily at YP NextHome, where real estate rules.

Email Lydia.McNutt@ypnexthome.ca, and follow Lydia on Twitter @LydiasTweets

VANCOUVER

start your search here.

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

MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 45

Advice | CONDO SENSE

Pre-sales completion countdown: Orientation to move-in day

By Cameron McNeill

MORE ADVICE ONLINE ypnexthome.ca/news/advice

WE SPEAK WITH new homeowners all

the time, and in the weeks between orientation and move-in day, their excitement is palpable. It’s the final countdown to the finish line of getting the keys and stepping into a new home to call your own.

The purpose of the orientation is to introduce homeowners to their new home and community, with tutorials of how to use the appliances, home maintenance tips, and review of important safety features. This is generally a 60-minute session where a representative of the project development and construction team will walk you through your new home.

The guided meeting enables you to inspect the millwork and custom design features, and note any deficiencies with the representative. Minor deficiencies are typically repaired prior to movein, while larger deficiencies may take longer post move-in. An official Notice of Completion, which outlines a specific Completion Date for your new home, will be issued typically 10 to 30 days prior to move-in. This means you have a confirmed date for when you will get the keys! This date is also referred to as the Possession Date, which always falls one business day after the Completion Date.

You can move into your home any time after the Possession Date and you can book a preferred move-in date well in 46 YPNEXTHOME.CA

The stunning waterfront development in New Westminster, The Peninsula at Port Royal, will complete in spring of 2017 and homeowners can look forward to their upcoming orientation session and move-in

The guided meeting enables you to inspect the millwork and custom design features, and note any deficiencies with the representative advance with the property management company for the development.

You will be provided a Welcome Package from the customer care team in advance of your Completion Date, which will include the appropriate contact details for the property management company. This will allow you to make all the necessary arrangements of moving in, such as booking an elevator, or securing a moving truck location as needed.

There are many online check-lists which can help run through everything you will need to do for your move-in. We also recommend reviewing your building bylaws ahead of time to ensure you are

adhering to the guidelines and being a good neighbour.

When you get the keys to your new home it will be an exciting and powerful day, be sure to enjoy it. Once you are settled in, plan to have a fun housewarming party and show off your beautiful new home to all your friends and family!

Cameron McNeill is co-president of MLA Canada, a comprehensive real estate service provider. Partnering with residential developers, MLA Canada offers an unmatched level of expertise in advisory services, market intelligence, project marketing, sales, customer care and administration. Visit mlacanada.com

Open 7 days a week

NOW SELLING

starting from $578,800

Property Profile | SWITCH

Switch Turn on life Location

South Surrey Builder

Hunter Park Development

Switch Home Type

Townhomes Sales Centre

16361 – 23A Ave. Contact

turnonlife.ca or 604.581.8080

48 YPNEXTHOME.CA

GET READY, SOUTH SURREY. Something

dynamic, dramatic and distinctly tech-savvy is coming your way.

Introducing Switch, a boutique collection of just 35 three-level townhomes inspired by classic design, yet with a style that’s pure 21st Century.

premium stainless steel appliances, large pantries, main-floor powder rooms, full-sized laundry upstairs where it’s convenient to the bedrooms, and quartz counters for added luxury throughout. “In addition, a balcony and fenced yard or patio are prefect for barbecuing and outdoor entertaining,” Donna adds.

Connect with your neighbourhood Cutting-edge technology Switch’s architecture is a rich blend of white exteriors with black accents, railings and window frames. Step inside though, and you’ll be surprised.

“Switch will incorporate home automation to a degree that hasn’t been seen in South Surrey townhomes before,” says Donna Dalkie, sales manager.

Using state-of-the-art Nest technology, homeowners will be able to control every aspect of their home — from lighting and temperature to blinds, security and the fire alarm — from any of their mobile devices.

“Not only can you make sure your home is toasty warm and well-lit for when you get home after work, the system will send alerts directly to your smart phone if anything requires attention.”

Switch homeowners will also enjoy

Ideally positioned in South Surrey’s Grandview neighbourhood, Switch puts you within walking distance of the ever-evolving shops, eateries and services found at Morgan Crossing and Grandview Corners. For young families, top-ranked schools including the prestigious Southridge School are nearby.

Recreational opportunities, too, abound with plenty of parks, trails and beaches to explore. And of course, there’s easy access to the beaches at White Rock, the US border, YVR Airport or downtown Vancouver. Life is good.

Switch’s presentation centre is currently under construction at 16361 – 23A Ave. in South Surrey and anticipated to open in June. Three-bedroom and three-bedroom-plus-flex homes start from the mid-$500,000s with a choice of two designer colour schemes for added luxury. For more information and to register, so you’re first to be in the know, visit turnonlife.ca or call 604.581.8080.

FLIP THE SWITCH THIS SPRING! IN D E T N EC E Y N O C URR GET S H SOUT

Den ed + d $500’s B 3 & i 3 Bed rom the m f Priced

Sutton West Coast Realty

HUNTER PARK Switch is currently not an offering for sale. Prices quoted are an anticipated range only, exclusive of taxes and are subject to change without prior notice. E.&O.E.

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SQUAMISH

NEW CONDOS:

NEW CONDOS:

A1. BROOKLYNN

B1. RAVENSWOOD

A1

LOGGERS LN

QU E E NS WAY

B1

467 Mountain Hwy, 604 770 1663 brooklynnliving.com

B3

RAVEN DR

A2. JUNIPER AT TIMBER COURT 2517 Mountain Highway 604-988-3617

FINCH DR

A3. PROMENADE AT THE QUAY 21 Lonsdale Avenue 604-986-8862

ROBIN DR

MAGEE ST

B2

99

www.ravenswoodliving.ca 604-670-7862

B2. SUMMITS VIEW AT EAGLEWIND 38220 Eaglewind Boulevard 604-892-5888

B3. SEVEN PEAKS 39548 Loggers Lane 604-292-9354

A4. GROSVENOR AMBLESIDE grosvenorambleside.com 604-922-1380

NEW HOME: A1. GREEN ON QUEENSBURY CH E R RY B UC

SQUAMISH

KLEY AVE

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50 YPNEXTHOME.CA

DR

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DR Moody & Queensbury qualex.ca/green

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We are a real estate development, investment and management company that strives, solves and evolves to create better spaces and stronger communities. We are Growing Places. anthemproperties.com

rton

Dolla

CENTENNIAL WAY

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3R

Mountain Hwy

LONSDALE AVE

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MATHERS AVE

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21ST ST

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NORTH SHORE CYPRESS

25TH ST

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CYPRESS BOWL RD

DEPOT RD

Hwy

PHASE 2 NOW SELLING

2 SHOWHOMES NOW OPEN

Advice | FUNDAMENTALLY SPEAKING

How to avoid your own moving horror story

By Wayne Karl

MORE ADVICE ONLINE ypnexthome.ca/news/advice

WHEN BUYING A HOME, you likely will consult with a team of trusted professionals – a mortgage broker, lawyer, perhaps a realtor or builder sales associate, and maybe a home inspector.

Then, assuming you move ahead with your purchase, eventually you will likely need a mover.

People often don’t consider a mover as an important member of their team of professionals. However, given the critical role they perform – taking possession, at least temporarily, of all your worldly goods and moving them without loss or damage – it’s a function not to be taken for granted. Not doing your due diligence and taking the time to select a reputable mover can invite untold problems.

Case in point: the following example is all too common. So is the lesson learned – unfortunately, the hard way.

I contracted a “professional” moving company to carry out a last-minute move of five pieces of furniture on behalf of my son, a university student.

For a variety of reasons, we decided to hire movers rather than rent a truck.

After calling several firms – including large, well-known companies and smaller, independent ones, we contracted one for the move, confirmed the place of pick-up and drop-off.

52 YPNEXTHOME.CA

We agreed on a price ($350) and time.

I was very clear the move would involve an out-of-town destination. All the details were confirmed in a “contract” exchanged via email.

The crew was on time for the move the next morning, but almost immediately began talking about a higher rate – $360. Not a huge difference, but it immediately raised my suspicions.

I’ll spare you all the gory details, but it’s important to share the lowlights of what happened next:

tips on how to avoid being scammed by unscrupulous movers:

» The company I originally contracted the job to the night before was inexplicably unavailable to actually do the move the next morning, and apparently passed it off to another firm. » My original contact, who was easily available on cell phone repeatedly the night before, suddenly was nowhere to be found. » Once the truck was loaded, the fee increased to $450. » Upon arrival at our destination, the movers said the fee was now $500. “It’s taking longer than we thought, and the furniture is heavier,” they said. » “Sure,” I replied, “right after I call the police.”

“Consumers have recourse with their provincial government’s consumer affairs department and with the BBB,” says Levi. “Both of these avenues are fraught with difficulties and often take many months to come to some form of resolution – satisfactory or otherwise.

And often, the mover simply out-waits the consumer.

“It’s far simpler and more effective to engage a reputable mover in advance rather than trying to fix a bad situation after-the-fact.”

My example, though painful and infuriating, is minor compared to other common horror stories involving similarly unsuspecting clients.

Make sure you take the proper steps – and the time – to protect yourself.

With that, the sordid tale ended. The job not complete, left for us to move the furniture indoors, now the victims of one of the top 10 scams monitored by the Better Business Bureau (BBB).

“I could write a thesis on this,” John Levi, president of the Canadian Association of Movers (CAM) told me.

CAM offers consumers the following

» Find reputable movers through the CAM, BBB or provincial government consumer protection agencies » Ask three movers for estimates in writing » Get the terms and conditions in writing » Ensure your goods will be protected for loss or damage » Read customer reviews on movers’ websites and other forums

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

NORTH SHORE/SQUAMISH/WHISTLER

looking for a new home?

It’s only a tap away.

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MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 53

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

LATEST LISTINGS:

Marcon’s Mirabel at English Bay is coming soon to Vancouver’s West End

TSAWWASSEN LANDING Home type: Single-family homes, townhomes Developer: Onni On the Web: onni.com/tsawwassen-landing Contact: 604.638.3500 Info: Register now for Onni’s newest masterplanned community located next door to the brand new Tsawwassen Mills Shopping Centre. This community offers Craftsman-style architecture and a rare seaside location, mere minutes from scenic trails, the Tsawwassen Springs Golf course, and a picturesque beach-front. Plus, there will be an exclusive amenity building featuring an outdoor pool, a professional fitness centre, a vibrant social lounge, plus indoor and outdoor multipurpose courts that bring urban conveniences home. Just a 15-minutes drive from Richmond or 30 minutes to Vancouver.

previews and registration MIRABEL AT ENGLISH BAY Home type: Condominium suites On the map: West End, Vancouver Developer: Marcon On the Web: mirabelbymarcon.ca Info: This summer, Marcon introduces Mirabel at English Bay, a collection of 149 two- and threebedroom homes in two adjacent residential towers, situated in Vancouver’s historic West End. Register now for access to preview information, pricing and availability for this rare home-ownership opportunity.

54 YPNEXTHOME.CA

WEMBLY Home type: Townhomes Developer: CitiMark On the map: 4991 No. 5 Rd., Richmond On the Web: wembleyliving.com Contact: 604.231.0480 Info: Bold exterior design and sophisticated interior elegance featured in this collection of 109 three-level townhomes, offering easy access to Hwy. 91, shopping, parks and cycling trails. Not to be missed are the McArthurGlen Designer Outlet, Food Street and the multi-sport Olympic Oval. Registration is now underway with the presentation centre anticipated to open in May.

Bosa Properties is about to begin sales on the final two towers at Miramar Village.

These homes continue to raise the bar on style in the heart of White Rock.

— a 22-acre, master-planned neighbourhood located just steps from the new Evergreen Line Inlet Centre Station and the West Coast Express. A sophisticated, 26-storey tower offers elegant one-, two- and three-bedroom homes with breathtaking mountain or ocean views. Here, urban elegance collides with natural West Coast beauty.

MIRAMAR VILLAGE

VICTORIA

Home type: Highrise condo suites, townhomes Developer: Bosa Properties On the map: White Rock On the Web: bosaproperties.com Contact: 604.542.8882 Info: Exclusive homes overlooking the sparkling waters of Semiahmoo Bay to the southeast and the sunsets over the Gulf Islands to the southwest, complemented by 15,000 sq. ft. of amenities.

Previews are anticipated to begin soon at 1425 Johnston Rd., in White Rock. Register today.

Home type: Rowhomes Developer: Mosaic Homes On the Street: Victoria Drive, Coquitlam On the Web: mosaichomes.com Info: Following the success of Riley, Roxton and Tatton, this new offering of townhomes is coming soon to the Burke Mountain neighbourhood offering exceptional outdoor amenities plus new schools, new parks and new shopping. Register now for more information as it’s released.

VITTORIO Home type: Highrise Developer: Polygon On the Street: Dunblane Avenue and Marlborough Avenue, Burnaby On the Web: polyhomes.com Contact: 604.871.4296 Info: Coming soon to Burnaby’s enviable Metrotown neighbourhood, this collection of two- and three-bedroom homes features gourmet kitchens, spa-inspired ensuites, air conditioning, and a fantastic location just minutes to SkyTrain, cycle routes and Metropolis at Metrotown – BC’s largest shopping and entertainment complex.

Owners also have exclusive access to Vittorio Club, and urban oasis with media and billiards lounge, meeting rooms, central green courtyard, and state-of-the-art fitness centre.

new releases and grand openings THE GRANDE AT SUTER BROOK VILLAGE Home type: Highrise Developer: Onni On the Street: Ioco Road and Brew Street, Port Moody On the Web: onni.com Contact: 604.552.0552 Info: Coming soon, The Grande is your final opportunity to purchase a brand new highrise residence in award-winning Suter Brook Village

ELEMENTS Home type: Lowrise Developer: Sandhill Development Ltd. On the Street: 20211 – 66th Ave., Langley On the Web: elementsinlangley.com Info: Phase 6 is coming soon to this popular master-planned community in Langley’s vibrant Willowbrook neighbourhood with new layouts, new specs, new features, but the same meticulous attention to designing homes that balances urban sophistication and features with natural beauty.

Here, you’re just seven minutes from more than 600 shops and services, 65 eateries, and 30 parks and golf courses.

YALE BLOC 3 Home type: Lowrise Developer: Manorlane Homes On the Street: 19557 – 64th Ave., Langley On the Web: yalebloc.com Contact: 604.539.YALE Info: Building 3 is about to be released, within walking distance of a diverse array of shops including Willowbrook Mall, The Real Canadian Super Store, Save-On-Foods, London Drugs, and intriguing boutiques to satisfy your craving for an afternoon of retail therapy perhaps followed by sips’n’bites at one of the many local eateries like Cactus Club and Brown’s Social House. It’s urban living at its finest.

Builders If you would like to include your preview registration, new release or site opening in this feature, just email the details to Lydia.McNutt@ypnexthome.ca

MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 55

Burnaby | New Westminster NEW HOMES: A11. IVORY MEWS 7385 Edmonds Ave @ Fulton Ave 604-528-6935

BARNET MARINE PARK

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NEW WESTMINSTER

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North Road & Lougheed 604-328-7128

A1

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CLIFF AVE

BRENTWOOD MALL

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A12. THE CITY OF LOUGHEED

W SFU

SPERLING AVE

HOLDOM AVE

WILLINGDON AVE

A9

A10

Barnet Hwy UNIVERSITY DR

A6

ROYAL OAK AVE

A7 A4

BOUNDARY RD

WILLINGDON AVE

BCIT

AUSTIN AVE

A12

BURNABY LAKE REGIONAL PARK

CAN

AD AW AY

NELSON AVE

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GILLEY AVE

ROYAL OAK AVE

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PATTERSON AVE

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Lougheed Hwy & Gilmore Ave. gilmoreplace.com

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A4. BROOKMERE BOUNDARY RD

Presentation Centre #150 - 3555 North Road

E

EW

A5. VERDI ON THE HEIGHTS

A6. PACIFICO

A8. CAMERON VE NA

Presentation Centre 150A - 3355 North Rd 604-379-2191

A9. GOLD HOUSE 6377 McKay Ave goldhouseliving.com

A10. CONCORD BRENTWOOD

7180 Barnet Rd. 604-294-3802

Lougheed & Beta 604-435-1383

A7. CROWN Presentation Centre #104 - 552 Clarke Rd 604-939-8868

PACIFICOHOMES.CA / 604.338.2300 Sales Center Open Sat & Sun 2-4pm or by appointment

56 YPNEXTHOME.CA

203 – 20 E Royal Ave. 604.523.0733 Port Royal 604-544-2258 Elliot Street 604-662-8009

B3

AY TW

A3. GILMORE PLACE

QUEEN’S PARK

DUNCAN ST

WAY

3908 Hastings St 604 563 3020

Sales Centre 285 Nelson's Court 604-525-3941

B5. ELLIOT

EN

7350 Kingsway 604-533-3033

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A2. KINGS CROSSING

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Metrotown SunTowersMetrotown.com

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Presentation Centre 188 Wood Street 604-438-5050

B3. THE ROYAL

DEER LAKE

DEER LAKE PARK

A1 CENTRAL PARK

LOUGHEED MALL

Lougheed Hwy

SPROTT ST

NEW CONDOS: B1. RIVER QUEENSBOROUGH

NORTH RD

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HASTINGS ST

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BURNABY MOUNTAIN PARK

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CONFEDERATION PARK

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SALES CENTRE OPEN Mon-Fri (by appointment only) Sat/Sun 12-5pm

GREAT FLOOR PLANS STILL AVAILABLE!

WARRANTY BY:

Y

CEDAR DR

Pitt Meadows | Maple Ridge

DOMINION AVE

224TH ST

DEWDNEY TRUNK RD

Lo

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210TH ST

DEWDNEY TRUNK RD

Hw

DEWDNEY TRUNK RD

2

232RD ST

203RD ST

1

228TH ST

HARRIS RD

124TH AVE

123RD AVE

227TH ST

GARDENS GOLF COURSE

224TH ST

M EADOW

1

FORD RD

216TH ST

y

DEWDNEY TRUNK RD

240TH ST

PITT M EADOWS

207TH ST

S BONSON RD

HARRIS RD

AIRPORT

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248TH ST

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D E R BY R EACH R E G I O N A L PA R K

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110TH AVE 108TH AVE GOLDEN EARS BRIDGE

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104TH AVE

102TH AVE

NEW CONDOS:

NEW HOMES:

1. FALCON HOUSE

1.

Presentation Center 12011 224th Street 604-477-1500

2. BRICKWATER

227th St. & 119th Ave. 604-477-1500

SEARCH ONLINE ypnexthome.ca

58 YPNEXTHOME.CA

ORION

12466 191 St. 604-315-7882 orionliving.ca

JAC KS O

ed

ghe

Lou

240TH ST

DR MACLU RE

COMING SOON

Downtown Living in the Heart of Maple Ridge

Register for priority information at

BrickWaterVillage.com Phase One of Brickwater at The Village is 44 Condominium Homes at 227th St. & 119th Ave. in Downtown Maple Ridge

On-site Presentation Centre Opening Soon FOR MORE INFORMATION PLEASE CALL

ANOTHER QUALITY DEVELOPMENT BY

604.477.1500

w w w.falconhomes.com This is not an offering for sale. Any such offering can only be made with a disclosure statement.

PITT MEADOWS/MAPLE RIDGE

PITT MEADOWS 12460 - 191 STREET

1 BEDROOM & DEN STARTING AT

$

299,900

1, 2 and 3 bedroom units available, 747 - 1320 sq. ft.

SELLING FAST!!

WHY RENT WHEN YOU CAN OWN THIS 1 BDRM. & DEN UNIT WITH MONTHLY PAYMENTS OF ONLY $ .26*

1,237

* Based on 15% down, includes CMHC fee of 2.8% and net GST. 5 Year term, 2.65% interest rate, 25 year amortization.

Rates are subject to change.

For more information, please call

604.315.7882

Easy commute on West Coast Express or direct bus to Skytrain Station

60 YPNEXTHOME.CA

or Register online at

www.orionliving.ca

SABRE REALTY GROUP

OVER

NOW

65%

85%

SOLD

SOLD!

124 AVE 124 AVE

PRESENTATION CENTRE PRESENTATION DEWDNEY TRUNK CENTRE RD DEWDNEY TRUNK RD DOWNTOWN MAPLE RIDGE DOWNTOWN MAPLE RIDGE

LOUGHEED HIGHWAY LOUGHEED HIGHWAY

2272S2T7 ST

2242S2T4 ST

2222S2T2 ST

PROJECT SITE > PROJECT SITE >

7 7

N N

Advice | GVHBA Report

Micro suites support vibrant city living

By Bob de Wit

IT GOES WITHOUT SAYING: a vibrant community needs people of all ages for long-term economic stability, especially the younger working generations and families with disposable income that help to support our growing senior population.

62 YPNEXTHOME.CA

So, where will our first-time homebuyers and young families live?

Given the high cost of Vancouver’s finite land base, we need to look to diversified housing forms as creative solutions.

The Greater Vancouver Homebuilders’ Association (GVHBA) recently held the 2017 Ovation Awards. Aside from recognizing incredible work by Metro Vancouver’s top builders, renovators and designers, the Ovation Awards

also highlight efforts to reinvent and rethink the way we introduce density to existing neighbourhoods with the ‘Excellence in Creating Innovative Housing Choices’ award.

This year’s winner, Tien Sher Group of Companies, won for their Surrey project called Balance. A lowrise development located in a single-family neighbourhood, Balance features 56 micro suites with a modern, tight-tothe-street design, allowing for a smaller land-use footprint.

Affordability was enabled by compact floor plans ranging between 229-sq.-ft. bachelor studios to 649-sq.-ft. two-bedroom units. What really makes the economics work, however, is the City of Surrey’s recognition that parking be made optional because of Balance’s proximity to transit, and the buildings inclusion of a car-share program. Less parking equals lower construction costs and a better price point for buyers.

You might wonder whether living spaces this small can possibly work. By utilizing over-height ceilings, outdoor patios and the latest European spacesaving furniture and appliances, it is amazing how functional a small space can be. It is innovative projects like these that help us make the most of our increasingly scarce land base.

Of course, micro-suites won’t be a solution for everyone, but it is a ‘foot in the door,’ adding to the housing mix required to sustain a thriving community. Given rental costs today, consider the micro suite as the equivalent to that of the entry level condo several years ago. Not only suitable for first-time buyers, or a young

family wanting to get into the market, these units appeal to downsizers too, who are looking to stay in their existing neighbourhood.

With an open mind to new ideas and the vision to look beyond Vancouver’s traditional single-family housing market, it is exciting to see cities embrace the knowledge and skills of our award-winning architects, builders and designers for creative housing solutions.

Metro Vancouver has the resources in our award-winning builders and

designers to continue to push the building envelop, to offer families a wide variety of housing choices which will support our vibrant cities.

Bob de Wit is the CEO of the Greater Vancouver Home Builders’ Association (GVHBA), representing the residential construction industry in the Greater Vancouver Area. Established in 1974, the GVHBA is a not-for-profit society, with more than 1,000 members, and is proudly affiliated with the provincial and national Canadian Home Builders’ Associations. You can reach Bob at bob@gvhba.org.

MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 63

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RIDGE PARK

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LV D

UB TEA PLA

Coquitlam | Port Coquitlam | Port Moody | Pitt Meadows

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A4 A3

COQUITLAM CENTRE

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DEWDNEY TRUNK RD

HAMMOND RD

S BONSON RD

PITT MEADOWS AIRPORT

HARRIS RD

NORTH RD

MA L

COQUITLAM NEW CONDOS:

A1. STANTON HOUSE 607 Cottonwood Ave. 604-260-8446

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

A3. MANTYLA #101-1135 Pipeline Rd 604-941-8305

A4. EVERGREEN 3007 Dlen Drive 604-942-2672

SEARCH ONLINE ypnexthome.ca

64 YPNEXTHOME.CA

NEW HOMES: A5. NELSON ON FOSTER North Road & Foster Ave. 604.998.8998

A6. SIMON West Coquitlam 604-420-4896

PORT COQUITLAM NEW HOMES: B1. LUMIERE

GOLDEN EARS BRIDGE

2436 Kelly Ave. 604-941-2007 or 604-790-4002

B2. PARC EAST

2378 Atkins Ave 604-472-9499

PORT MOODY NEW CONDOS: C1. PLATFORM Clarke and Moody aragon.ca/platform

207TH ST

RD

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210TH ST

SD

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203RD ST

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TOWN CENTRE PARK

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HARRIS RD

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PIONEER MEMORIAL INLET PARK PARK

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Visit our website: MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 65

Property Profile | LUMIERE

Lumiere PoCo’s rising star Location

NOW UNDER CONSTRUCTION in the

Port Coquitlam

heart of Port Coquitlam, Lumiere is a stylish collection of condominium homes ranging from one-bedroom to two-bedroom-plus-den designs, all within easy strolling distance of parks, shops and transit.

Builder

Saturn Construction Inc. Development

Lumiere Home Type

Lowrise Sales Centre

2436 Kelly Ave. Contact

saturnconstructioninc.ca 604.941.2007 or 604.790.4002

66 YPNEXTHOME.CA

Amazing setting “This is an absolutely premium location,” says Eugene Artin, sales manager. “You’re right in the heart of Port Coquitlam and only a block off the boutiques and eateries on Shaughnessy.

At one end of the street you’ve got direct access to Gates Park; at the other there’s the Port Coquitlam Rec Centre and West Coast Express Station — meaning getting to downtown Vancouver is a breeze. And it’s less than a five-minute drive to all the shops at Coquitlam Centre.”

Even better, whether its an aprèsdinner stroll, a casual afternoon cycle trip, or an urban hike on wellgroomed trails that pass by waterways,

forests, and quiet residential neighbourhoods, the 25-kilometre Traboulay PoCo Trail awaits exploration just steps from your front door.

Interior pizzazz Inside, Lumiere offers sophisticated finishings and intelligently designed floor plans. “People tell us they love the nine-ft. ceilings, beveled laminate flooring throughout, and having integrated smart technology so they can control their home through their smart phone,” Eugene says.

Kitchens are impressive with stainless steel appliances, seamless quartz counters, double undermount sinks and Kohler fixtures. And here’s a cool bonus: your home includes rough-ins for a central vacuum.

The Lumiere presentation centre and display suite are open 11 a.m. to 4 p.m. daily (including weekends) or by appointment anytime at 2436 Kelly Ave. in Port Coquitlam. Priced from $375,900, these homes offer one-bedroom, one-plus-den, two-bedroom, and two-plus-den floor plans. For more information visit saturnconstructioninc.ca or call either 604.941.2007 or 604.790.4002.

LUXURY LIVING in the heart of Port Coquitlam

SPRING SALE EVENT For a Limited Time Only 5% DISCOUNT!!

See Sales Representative for details.

›› Introducing the Lumiere collection of spacious 1 bedroom, 1 bedroom + den, 2 bedroom and 2 bedroom + den next to Gates Park. ›› Modern designs with uncompromised living.

Open Every Day Including ›› Close to schools, shopping, to West Coast Express Weekends from 11 am to 4 pm walk and just a short drive to the 2436 Kelly Ave., Port Coquitlam new Evergreen Skytrain 604.941.2007 | 604.790.4002 station. saturnconstructioninc.ca ›› The property is nearby Gates Park, Port Coquitlam Rec center and West Coast Express

MA SW AY

A4 A1

RD

SOUTH FRASE R WAY

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1ST AVE 2ND AVE 3RD AVE 4TH AVE CHEAM AVE 5TH AVE

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ABBOTSFORD

YOUNG RD

HUNTINGDON RD

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PREST RD

SUMAS WAY

ABBOTSFORD INTERNATIONAL AIRPORT

R LE YA

B ROADWAY ST

YOUNG RD

KING RD

MCCALLUM RD

CLEARB ROOK RD

TOWNLINE RD

D NR

MA

RD

MARSHALL RD

MARSHALL RD

M

BEVAN AVE

RD

LE H

O ATC WH

O LE YA

MT

KE E

LD

A3

MC

A2

SIMPSON RD

N

PREST RD

SU

BUR

LAY

WHATCOM RD

Hwy 11

D

C OLD

CHARLES ST

A3

MACL URE R

MCMILLIAN RD

OLD YALE

E

CLEARBROOK PARK

GLADWIN RD

UR CL MA

CLEARBROOK RD

TOWNLINE RD

MT LEHMAN RD

Abbotsford | Chilliwack

CHILLIWACK CENTRAL RD

BROOKS AVE

ORT

AIR P

AIRPORT RD

NEW HOMES:

RD

CHILLIWACK MUNICIPAL AIRPORT

YA LE R

D

E

C H I L L I WAC K

U YO

PREST RD

ABBOTSFORD

NG

A1. MAHOGANY AT MILL LAKE

RD

2180 Gladwin Road 778-255-9990 E YAL

RD

CK IWA I LL

2555 Ware St. 604-621-5888 EVANS RD

LUCKAKUCK WAY

RD

A4. ALLWOOD PLACE

ER

gramercy.ca/aldergrove

R IV

COTTONWOOD MALL

A3. GRAMERCY

PRAIRIE CENTRAL RD

W

CH

A2. MILL DISTRICT

KNIGHT RD

onni.com 604-260-6797

CHILLIWACK HIGGINSON RD

NEW HOMES:

STEVENSON RD

B1. RIVER’S EDGE LiveRiversEdge.ca 1-604-824-5062

S SUMAS RD

WEBSTER RD

68 YPNEXTHOME.CA

KEITH WILSON RD

PROMONTORY RD

THOMAS RD

WATSON GLEN PARK

B1

VEDDER RD

WATSON RD

ABBOTSFORD/MISSION/CHILLIWACK

D!T! L O U

S ISS O

%’T M 0 8 N DO

Artist’s Renderings

2 BED./2 BATH. FROM

$399,900

VANCOUVER LUXURY. ABBOTSFORD PRICES. MAHOGANY, A SPECTACULAR NEW COLLECTION OF LUXURY HOMES. WITH 26 STOREYS OF CONCRETE CONSTRUCTION, GENEROUS AMENITIES AND INCREDIBLE VIEWS OVERLOOKING BEAUTIFUL MILL LAKE, MAHOGANY IS TRULY THE NEW HEIGHT OF LIVING. TO LIVE HERE IS TO LIVE WELL. The Presentation Centre is open daily (except Fridays) from 12 - 5 pm 2180 Gladwin Road, Abbotsford

LIVINGMAHOGANY.COM

778.255.9990

Marketed by 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.

MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 69

Trending

The spill-over effect: Vancouver home prices sprawl into surrounding centres REPORT AT A GLANCE

» Changes in home prices in the City of Vancouver have a measurable effect (and in the same direction) on home prices in other municipalities.

Translation: Vancouver prices rise, so too do prices in surrounding areas.

MORE TRENDING ONLINE ypnexthome.ca/news

VANCOUVER’S HIGH HOME PRICES are

making their way into surrounding BC municipalities, according to the latest Housing Market Insight report by Canada Mortgage and Housing Corp. (CMHC).

Centres within commuting distance of Vancouver experienced the strongest spill-over effect, but price increases could also be seen in municipalities outside of commuting range.

“Price changes in the City of Vancouver are linked to prices in other municipalities, both on the way up and on the way down,” says Braden Batch, senior market analyst, Market Analysis 70 YPNEXTHOME.CA

Centre, CMHC. “The spill-over effects take years to fully work through other markets, and have varying degrees of strength.”

The exact causes of spill-over effects are complex and change over time.

There are other factors that may have cancelled out past spill-over effects or amplified them, depending on the particular example. These results are based on changes in the City of Vancouver home prices in isolation of other factors that would lead housing prices to fluctuate jointly in several B.C. centres.

» Stronger spill-over effects are seen in municipalities closest to Vancouver, such as Richmond and the North Shore.

As the distance from Vancouver increases, the spill-over effects decrease.

» House prices in municipalities that are outside of the commuting range are still affected by price changes in Vancouver. Migration out of Vancouver provides another potential channel for spill-over effects.

Canadian

PROPERTY INVESTOR

Vancouver | Toronto | Ottawa | Calgary | Edmonton

ON STANDS NOW!

Find your next investment with exclusive real estate opportunities, insider insights and expert tips designed for the savvy investor PICK UP A COPY TODAY OR READ ONLINE AT

canadianpropertyinvestor.com

Read the digital issue on

Available at these locations: • YP NextHome street boxes

• Airport lounges • Transportation hubs

• Newspaper insertions

• Selected retail racks

• Select hotels

• Direct mail

BRITISH COLUMBIA’S NEW HOME & CONDO DEVELOPMENTS PROJECT

TYPE

CONTACT

PRICE

ABBOTSFORD Allwood Place

TH

604-260-6797

Call

Bristol Heights

TH

604-871-4241

Coming Soon

Cedar Landing

TH

604-850-5040

From 274,900 inc net GST

Eagle Estates

SF

604-859-3141

From $599,900

Eagles Gate

SF

604-309-7729

From $373,500

Falcon Ridge

SF

604-309-0540

From $789,000

Foxwood

SF

604-850-5040

From $524,900

gramercy.ca/aldergrove Coming Soon

Gramercy

TH

Mahogany at Mill Lake

HR

778-255-9990

Call

Mill District

MR

604-621-5888

Coming Soon

Mount Waddington

TH

604-618-1555

Call

Straiton Estates

SF

604-850-5040

Call

Arcola

TH

604-671-8805

Coming Soon

Churchill

TH

604-363-2627

Coming Soon

The City of Lougheed

HR

604-328-7128

Call

Concord Brentwood

HR

604-435-1383

From $299,900

Gold House

HR

goldhouseliving.com Coming Soon

Kings Crossing

HR

cressey.com/kingscrossingbycressey Coming Soon

Pacifico

TH

604 294 3802

Call

Pixel

LR

pixelburnaby.com

From $399,900

Savile Row

TH

604-833-1606

Call

Simon 2

TH

SimonbyOtivo.com

Coming Soon

Solo District

HR

solodistrict.com

Coming Soon

Station Square

HR

604-438-1113

Call

Sun Towers

HR

SunTowersMetrotown.com Coming Soon

BURNABY

Syncro

LR

bold.ca

Call

Triomphe

HR

604-828-1373

Coming Soon

Verdi on the Heights

MR

604-563-3020

Call

Vittorio

HR

604-871-4296

Coming

Camden at The Falls

SF

www.livethefalls.com From $529,900

River’s Edge

TH

River’s Edge

CHILLIWACK 604.824.5062 Call

COQUITLAM 567 Clarke + Como

HR

567living.com

Coming Soon

Amberleigh

SF

604-514-4359

Coming Soon

Brookmere

HR

604-259-5991

Call

Foster Ave Rowhomes

TH

intracorp.ca

Coming Soon

Kingston

SF

604-514-4359

Coming Soon

Mantyla

HR

604-841-8305

From $659,900

Mont Bleu

HR

montbleu.ca

Coming soon

Simon

LR

604-420-4896

Call

Stanton House

LR

604-280-8446

From $509,900

The Ridge at Burke Mountain Phase 2 SF

foxridgehomesbc.com Call

Penthouse (PH)

Live Work (LW)

City Home (CH)

High Rise (HR)

PROJECT

TYPE

CONTACT

PRICE

DELTA & TSAWWASSEN Brio Delta Gardens Fairwinds Harbour Walk Muse Pelican Cove South Pointe Tsawwassen Heights Tsawwassen Shores Tsawwassen Springs

LR TH TH LR LR TH/DU SF SF SF SF/LR

604-943-8811 deltagardens.ca 604-946-8812 604-274-7326 liveatmuse.com 604-943-6677 604-584-2908 604-271-7288 604-943-6677 604-948-HOME

Call Coming Soon From $789,900

TH TH TH TH TH TH TH TH TH TH TH LR TH SF SF

604-888-9671 liveatargyle.com 604-539-6281 604-477-1500 604-318-5167 604-371-3832 604-371- 1892 604-881-7882 604-371-0928 604-371-0928 604-561-0889 604-871-4288 wexley.ca 604-371-0733 604-380-4708

Call Coming Soon From $589,900 Call Call Call Call Call Call Call Coming Soon Coming Soon Call Call Call

LR LR LR LR TH TH TH TH

604-767-5913 brickwatervillage.ca 604-466-8783 604-477-1500 604-479-2263 604-476-1777 www.archstone.ca lifeatwillow.com

From $184,900 Coming Soon Call Call Coming Soon Coming Soon Call Call

TH TH

604-768-9572 1-888-826-1177

Coming Soon From $319,800

HR HR TH LR HR TH TH MR LR SF

604-525-3941 604-662-8009 604-549-8181 604-526-5266 604-523-0733 604-279-3829 604-438-5050 604-544-2258 604-523-0733 604-520-3226

From $289,900 Call Coming Soon Coming Soon Call Coming Soon Call Call Call From $476,900

LANGLEY Archstone Yorkson Argyle Ashbury + Oak Brickwater Crest Everly Green Gabriola Park Hutton Lattice at Milner Heights Prestwick at Milner Heights Walden Union Park Wexley Willoughby West Wynnbrook MAPLE RIDGE The 222 Brickwater Village Edge on Edge 2 Falcon House Kanaka Hill Ridgemont Rockridge Willow MISSION / HARRISON 58 On Cherry Hill Horizons NEW WESTMINSTER Brewery District – The Columbia Elliot Ewen Hamilton Village Parkside at Victoria Hill Queens Park Estates River Queensborough The Peninsula The Royal at Victoria Hill Thompson Landing Mid Rise (MR)

Low Rise (LR)

From $199,900 From $589,900 From $699,900 Call From $589,900 Call

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 72 YPNEXTHOME.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

CONTACT

PRICE

PROJECT

NORTH VANCOUVER Atrium at the Pier BrookLynn Cascade at the Pier CentreView Compass Edgemont Townhome Green on Queensbury Grosvenor Ambleside Juniper at Timber Court Latitudes Maplewood North Northlands Pinnacle Residences at the Pier Promenade at the Quay Residences at Lynn Valley Seymour Village Tatlow Trophy at the Pier x61

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

604-983-9065 604-770-1663 604-984-0906 604-998-8540 604-980-5000 boffoproperties.com qualex.ca/green 604-922-1380 604-988-3617 604-435-9477 604-727-1594 604-800-2120 604-983-9065 604-986-8862 604-924-0166 604-924-0818

From $379,900 Call Coming Soon Call Call Coming Soon Register Now Call From $579,900 From $469,900 From $378,900 Call Call Call Call From $699,900 Coming Soon Call Call

River Inlet

PITT MEADOWS Orion

TYPE

River Park Place

604-983-9065 604 971 3181

LR

604-315-7882

MR

604-356-7719

Call

604-233-2633

Call

Trafalgar Square

LR

604-871-4123

Coming Soon

Viewstar

TH

604-285-9983

Call

Vogue

TH

604-715-1250

Call

Wembley

TH

604-231-0480

Call

Westminster Terrace

TH

604-204-1077

Call

Breeze

TH

604-313-4228

Call

Elaho

TH

604-898-2232

Coming Soon

SQUAMISH / WHISTLER

From $299,900

LR LR

604-941-2007 604-472-9499

Call Call

PORT MOODY Platform Station, The

TH TH

aragon.ca/platform 604-492-3338

Coming Soon Call

Ocean Crest

SF

604-896-2235

From $1,298,000

ParkHouse

LR

604-567-5433

From $167,900

Ravens Plateau

SF

1-888-852-7575

Call

Ravenswood

SF

604-670-7862

From $800,000

Seven Peaks

TH

604-262-9354

From $649,900

Summits View

TH

604-892-5888

From $559,900

TH/LR

1-877-344-5566

From $239,000

LR

1-888-852-7575

Call

Live Work (LW)

City Home (CH)

University Heights SUNSHINE COAST SECHELT

RICHMOND Alfa HR 604-276-2532 Call Calla at the Gardens MR 604-271-3331 From $300,000s Concord Gardens HR 604-233-7748 From $300,000’s Dahlia at The Gardens MR 604-271-3331 Coming Soon Empire Living TH 604-244-9622 Call Grand, The HR 604 278 3880 Call Jasmine at The Gardens TH 604-271-3331 Coming Soon Kenstone Gate TH 604-218-3338 From $529,900 Kingston Gate TH 604-760-6024 Call Livia TH 604-364-2159 Call Mandarin Walk LR/TH 604-278-0808 Call Monet HR 604-233-7748 From $300,000’s Opal at Richmond Centre HR 604-303-7575 From $464,900 Orchid by Beedie HR info@orchidbeedie.ca Coming Soon Parc Riviera MR 604-231-5900 From Low $200’s Park Residences at Minoru HR 604-303-8878 Call Pier, The LR 604-274-7326 Call Pinnacle Living at Capstan HR/MR/TH 604-303-0148 Call Pinnacle Living Sorrento MR/HR 604-303-0148 Call Quintet HR 604-303-8878 Call Riga TH 604-715-1250 Call 234214_Axis_NHBG_BannerAd_(Full_Bleed)_prs01.pdf 1 Riva MR 604-278-8825 Call River Green MR 604-233-2633 Call Penthouse (PH)

PRICE

MR/TH

Aqua

PORT COQUITLAM Lumiere Parc East

CONTACT

High Rise (HR)

Edgewater at Porpoise Bay

TH

604- 885-8556

Call

SilverStone Heights

SF

604-741-1877

From $479,900

3 Civic Plaza

HR

604-951-3331

Call

Clayton Walk

TH

claytonwalk.com

Coming Soon

Edgewood Gate

TH

foxridgehomesbc.com Coming Soon

Esplanade at Waterstone

LR

604-530-5399

Evolve

HR

604-497-0102

Call

The Guildford

LR

778-394-8867

Coming Soon

Harvest at Bose Farms

TH

604-576-7722

Call

Heights

TH

604-618-6175

From $339,900

Highcrest

LR

604-584-7273

From $345,900

The Links Residences

TH

infinityproperties.ca

Coming Soon

Panorama 62

TH

778-885-6700

Call

Park Avenue West

HR

604-583-9866

From $250’s

Park Place Village

TH

604-617-7763

From $359,000

Prime on Plaza

HR

604-498-3888

Call

SURREY

Summit

TH

778-591-6685

From mid $600’s

University District

HR

604-588-5795

From $233,900

Viridian 2015-01-16 11:37 AM Westpointe Yale Bloc Mid Rise (MR)

From $219,900

Low Rise (LR)

TH

viridianhomes.ca

Coming Soon

TH

604-833-9193

Call

LR

604-539-9253

Call

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

MAY 26 - JUN 9, 2017 | NEW HOME & CONDO GUIDE 73

PROJECT

TYPE

VANCOUVER & AREA DOWNTOWN 1335 Howe 188 Keefer Avenue One Burrard Place The Charleson Eventide Fairmont Pacific Rim Estates Mirabel Oak Flats Private Residences at Hotel Georgia, The Tate Downtown

HR LR HR HR HR LR HR HR LR HR HR Trump International Hotel and Tower® Vancouver HR Vancouver House HR EAST SIDE Avalon Mews TH Currents at Water’s Edge LR Focal LR Francis TH Gem, The LR Grandview Cascades TH Kensington Gardens LR Paragon LR Renfrew & 2nd LR River District - Avalon Park HR/MR/CH Skyway HR Strathcona Gardens TH Triumph TH View338 LR Woodshire TH WEST SIDE 7302-7358 Granville 1555 West Eighth 41West 6th & Yukon 99 West W10th & Maple Aperture Arbutus Ridge Aston Belpark Boulevard Cambie Star Cambridge Mews Canvas Cardero Citti Epic at West Eton Evelyn Granville at 70th Kerrisdale Gardens Livingstone House Maisonette MC2 Monarch Oak + Park

CONTACT

PRICE

PROJECT

TYPE

One, The 604-689-8535 604-620-2018 avenueone.ca burrardplace.ca 604-689-8535 604-783-1044 604-781-4303 mirabelbymarcon.com bold.ca 604-682-8107 604-568-8283 604-568-7888 604-893-8958

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

604-438-5050 604-871-4189 604-563-6777 604-330-8848 liveatthegem.com grandviewcascades.com 604-620-7886 604-688-5566 604-830-3938 604-879-8830 604-436-1100 604-328-9940 604-563-6200 604-303-8838 604-719-1700

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

CONTACT

PRICE

HR

604-874-8368

Call

Parc 26

MR/TH

604 336 6380

Call

Parc Elise

MR/TH

604-336-6380

Call

35 Park West

LR

604-563-8336

Call

Pinnacle Living at False Creek

MR

604-874-8368

Call

Pinnacle Living Broadway

MR

604-739-2080

Call

Primrose

TH

PrimroseVancouver.com Coming Soon

Prodigy

MR

604-221-8878

From high $300s

Q16

TH

604-263-8090

Call

Shannon Wall Centre

LR

604.267.8882

Call

Shaughnessy Residences

TH

604-558-5848

Call

Sota

HR

604-671-1025

From 2.5 million

The Leveson

TH

604-88-3012

Call

The Spot

MR

604-568-6886

From $269,900

The Ivy

LR

604-566-5888

Call

The Creek/Navio

HR

604-681-8282

Call

The Grey

MR

thegreyliving.com

Coming Soon

The Regent

TH

604-273-1313

Call

Tisdale

TH

778-846-5990

Call

Tudor House

TH

778-939-9280

Call

MR/TH

604-739-2080

Call

TH

yukonresidences.ca

Call

Galleries on the Bay

LR

604-836-7355

From $490,000

Kerrisdale by Cressey

LR

cressey.com

Coming Soon

778-265-3464

From $324,900

W10th & Maple Yukon Residences WEST VANCOUVER

VICTORIA TH LR/MR MR LR MR MR/TH LR/TH MR TH LR MR MR TH MR HR MR HR LR/HR TH HR MR LR TH HR MR TH Penthouse (PH)

604-891-1288 604-828-3998 604-563-8336 cressey.ca 604-620-8600 604-239-2080 604-345-9000 604-738-0001 604-418-6809 604.891.1281 604-685-5778 604-876-9222 604-808-3058 604-875-8508 604-568-5888 604-880-6880 604-707-9378 604-221-8598 604-922-0330 604-687-2298 604-559-9848 604-998-8988 marcon.ca/Maisonette 604-638-9998 604-568-6883 604-558-5851 Live Work (LW)

Black & White

Call Call Call Coming Soon From $528,800 From $429,900 Call Call Call Call From $367,400 Call Call Call Call Call Call Call Call Call From $540,900 From $639,900 Coming Soon Call From $444,900 Call

City Home (CH)

High Rise (HR)

MR/PH

WHITE ROCK / SOUTH SURREY

Mid Rise (MR)

Beachborough

TH

beachborough.ca

Coming Soon

The Crossings

TH

604-542-2883

Call

Dawson Creek

TH

dawsonsawyer.ca

Call

Edgewood Gate

SF

foxridgehomesbc.com Call

Evolve at the Hamptons

TH

EssenceLiving.com/Evolve Coming Soon

Grandview Heights

TH

discovergrandviewheights.com

Hudson

TH

604-542-7088

Call

Hycroft 2

TH

605-541-2495

Call

Miramar Village

HR

604-542-8882

Coming Soon

Old School

TH

www.dawsonsawyer.ca Call

Pacific Heights

SF

foxridgehomesbc.com Now Preselling

Plateau at Grandview Heights

SF

foxridgehomesbc.com Call

Quinn

TH

604-720-7478

Call

SoHo

TH

604-560-0272

Call

South Point Walk

TH

604-560-3238

Call

South Ridge Club

TH

604-582-1113

From $420’s

Switch

TH

604-581-8080

Call

Westpointe

SF

604-833-9193

Call

Westside at Orchard Grove

SF

604-372-0383

Call

Zirkon

TH

604-298-3000

Call

Low Rise (LR)

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

Real Estate Intelligent.

MLA Canada is the most comprehensive real estate service provider in Canada. Partnering with residential developers, MLA Canada offers an unmatched level of expertise in advisory services, market intelligence, project marketing, sales, customer care, and administration.

mlacanada.com 74 YPNEXTHOME.CA

|

|

INTRODUCING A VERY LIMITED COLLECTION OF 23 LUXURY TOWNHOMES

EXPERIENCE LUXURY PARKSIDE LIVING WITH THIS EXCLUSIVE COLLECTION OF AIR CONDITIONED TWO TO THREE BEDROOM TOWNHOMES WITH THE BEST FINISHES AVAILABLE. Open layouts, large windows and expansive balconies overlooking an unobstructed panoramic view of a twelve-acre natural park • Spacious designer interiors with spa-inspired baths and ensuites • Chef-inspired kitchens with top-of-the-line stainless steel appliances. • Mere steps from Loblaws City Market and Ironwood Plaza & Coppersmith Mall • Designed in consultation with Feng Shui Master, Sherman Tai • Plenty of parks and schools within walking distance • Easy access via Highway 99 to Vancouver, YVR Airport, Tsawwassen Mills and the U.S. border.

COMING SOON

TO THE ONLY URBAN VILLAGE OF ITS KIND IN SOUTH RICHMOND.

REGISTER NOW / TOWNLINE.CA 604 271 3331 Sales by MLA Canada Realty. Marketing by MAC Marketing. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement E.& O.E.

COMING SOON.

SOUTH RICHMOND’S ONLY CONCRETE LUXURY HOMES Part of a master-planned urban village built alongside a

stunning twelve-acre natural park, Dahlia offers a collection of well-appointed one to three bedroom air-conditioned homes

with elegantly designed interiors, over-height ceilings, chef-inspired kitchens, and an abundance of natural light. This is luxury living by the park.

CALL TO BOOK YOUR PRIVATE PREVIEW TODAY

604 271 3331 TOWNLINE.CA

Sales by MLA Canada Realty. Marketing by MAC Marketing. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement E.& O.E.

Property Profile | MIRAMAR VILLAGE

Miramar Village A life in balance GO AHEAD, ADMIT IT. You love your luxuries. Well, here’s some great news. Miramar Village is about to begin sales on the final two towers — and these homes are going to continue raising the bar on style in the heart of White Rock.

“You simply don’t often see this level of luxury outside downtown Vancouver,” says Daryl Simpson, senior vice-president at Bosa Properties.

Here are just a few hints: engineered hardwood flooring throughout, porcelain calacatta slab feature walls in kitchens and bathrooms, roller blinds and air conditioning, as well as kitchens featuring Italian cabinetry, chimney hood fan, and integrated Bosch appliances. As a bonus, every home includes a Nest Learning Thermostat and Nu-Heat in-floor heat in bathrooms.

supervisor. “Sometimes I look out and it feels like I could touch the ocean.”

Amenities you crave Miramar’s 15,000 sq. ft. of amenities will also be a step above. In addition to a private indoor lounge and health club, there’s the podium-level Private Residents’ Rooftop Terrace featuring an outdoor dining area, fire pits, yoga space, putting green, barbecue area, dog run and garden plots.

“When complete, there will also be a vibrant retail mews running through the centre of the property,” Daryl says. “This central plaza will become a community gathering space with water features, cafes and a mix of retail. The result will be a true village feel with every modern convenience.”

Breathtaking views Miramar’s views are going to be nothing short of spectacular, and both buildings have been positioned to maximize the vistas of the sparkling waters of Semiahmoo Bay to the southeast and the sunsets over the Gulf Islands to the southwest.

Even the people who have been an ongoing part of Miramar’s evolution are impressed. “I can’t believe the endless water views you get,” says one site

Miramar Village offers a diverse range of homes from one- to three-bedroom residences, to select townhomes, with as much at 2,700 sq. ft. of living space. Previews of these exclusive homes are anticipated to begin soon at 1425 Johnston Rd., in White Rock. Register today for more information as it’s released. Call 604.542.8882 or visit bosaproperties.com.

Location

White Rock Builder

Bosa Properties Development

Miramar Village Home Type

Highrise Sales Centre

1425 Johnston Rd. Contact

bosaproperties.com or 604.542.8882

WE SAVED VED THE BEST FOR LAST T

7M

OR E LA HOM ST WE ES S EK OLD !

• EXTRAORDINARY 1,041 SF - 2,100 SF PARKVIEW SKYHOMES • FEATURING DOUBLE HEIGHT 16’ CEILINGS

• ITALIAN-MADE BINOVA KITCHEN CABINETRY • SUB-ZERO, MIELE APPLIANCES AND SMART STORAGE SYSTEMS IN KITCHENS • UNIQUE ROOFTOP AMENITY AND SKYFITNESS CENTRE • AUTHENTIC YALETOWN LOCATION • 2 & 3 BEDROOMS REMAINING

DAVIE STREET

SEYMOUR STREET EMERY BARNES PARK RICHARDS STREET

HELMCKEN STREET

• 2 PARKING STALLS AND STORAGE INCLUDED WITH ALL PREMIER 3 BEDROOM HOMES

DOWNTOWN · VANCOUVER · YALETOWN PRESENTATION CENTRE AT 1149 HAMILTON STREET OPEN WEEKDAYS 12-6PM, OPEN WEEKENDS 12-5PM N

604 670 6970 · INFO@8XONTHEPARK.COM · 8XONTHEPARK.COM ARTIST RENDERING ONLY. THE DEVELOPER RESERVES THE RIGHT TO MAKE CHANGES AND MODIFICATIONS TO THE INFORMATION CONTAINED HEREIN WITHOUT NOTICE. E.&O.E.