http://www.newlocalhome.com/editions/nlhr100527

Midtown Rising: The Rolston brings new life to Vancouver ›› p.5 Rize Alliance’s latest new home development, The Rolston, will help revitalize Vancouver’s midtown. “The Rolston will serve as a catalyst in this emerging midtown neighbourhood,” says Rize Alliance CEO Will Lin.

Make your home at Marcon’s Cornerstone ›› p.8

May 27, 2010

Housing activity set to stabilize, says CMHC Resale market rebounds ahead of expectation in British Columbia TRICIA LESLIE

worth; they can calculate all assets and subtract all liabilities to get a current snapshot of where they stand financially.

Next, they should calculate their current gross-debt service. This means listing all debts, the amount of each payment to service the debt, and the interest rate.

Potential homebuyers must also list their current household budget. This includes all

Housing starts rebounded in the second half of 2009 and early 2010 and will stabilize over the next two years, according to Canada Mortgage and Housing Corporation’s second-quarter report.

In Metro Vancouver, real estate sales will probably level off in 2010 compared to last year and flatten out in 2011, however, because many new buyers purchased homes in 2009, CMHC says.

Following a total of 149,081 units in Canada in 2009, housing starts are expected to be in the range of 166,900 to 199,600 in 2010, with a point forecast of 182,000 units.

“Canadian In 2011, housing housing starts will be in the range of 148,600 to markets 208,800 units, with have a point forecast of recovered 179,600 units.

“Canadian housing from the markets have recovlow levels ered from the low posted in levels posted in early 2009,” says CMHC early 2009 chief economist Bob ... moving Dugan. forward, “Moving forward, housing starts will housing moderate as activity starts will becomes more in-line moderate” with long-term demographic fundamentals.

“New measures for governmentbacked mortgage insurance (introduced by the federal government) that took effect on April 19 will continue to support

CONTINUED ON P.2

CONTINUED ON P.2

Meridian West Coast Mortgages Inc. Accredited Mortgage Professional Jamie Moi says it’s important to figure out the financial basics before buying a new home. Rob Newell photo

Before buying: financing Prior to buying a home, people must figure out their finances first MAGGIE CALLOWAY So ... you are finally in the market for a new home. Now what?

The first thing any potential homebuyers should do is sit down and figure out where they are financially. It is only when the buy-

ers know where they are now that they can understand their next step.

Many home purchasers are likely raring to start looking at all the great condos and houses they have seen on the Internet, but the financial figuring is what everything else in the future will depend on.

Homebuyers who have done their financial homework will be better prepared, so here’s some tips on how to get started.

First, homebuyers should know their net

2 • New Local Home | May 27, 2010

Jobs will help attract people to the province

Couple Colin Barnard and Leah Stark search for their dream home during the recent GVHBA Open House: A Showcase of New Homes.

Martin Knowles photo

CONTINUED FROM P.1

the long-term stability of Canada’s housing market.”

The existing housing market will move toward balanced conditions over the next two years, Dugan says, as sales ease and inventory levels increase.

In late 2009 and early 2010, sales activity included some pent-up demand from early 2009.

Once this demand is exhausted, and as mortgage rates gradually rise, the pace of activity in the resale housing market will ease, says the CMHC report.

As a result, existing home sales will be in the range of 484,000 to 513,300 units in 2010 (with a point forecast of 497,300 units), then move “Job slightly lower in opportunities 2011 to 443,500 to 504,900 (with are one a point forecast factor that of 473,500 units). will attract In British Columbia last year, people the resale market to British rebounded ahead of expectations, Columbia the report notes. this year The Vancouver and next, Census Metropolitan Area adding to market, the housing housing supported by demand. high levels of migration and a Combined rebound in emwith the ployment, leads positive the turnaround in existing home impact of and prices. international sales “Job oppormigration, tunities are one factor that will the overall attract people to trend in British Columpopulation bia this year and next, adding to growth will the housing deadd about mand,” the report 24,000 new says.

“Combined households with the positive this year and impact of international migranext.” tion, the overall trend in population growth will add about 24,000 new households this year and next.”

In the Vancouver CMA, the report says to expect increases in housing starts, resales and existing home prices this year, and notes the Victoria CMA is showing similar real estate trends.

CMHC expects Metro Vancouver to see 35,000 property sales cleared through the realtor-controlled Multiple Listing Service in 2010, a 3.5 per cent decline compared to 2009; in 2011, that number is forecasted to dip another three per cent to 34,000 transactions.

The average price of a Metro Vancouver home is expected to top $655,000 in 2010, up 10.6 per cent from 2009. In 2011, CMHC expects the average price to edge up by 3.1 per cent, to $675,000.

“The client has

more options” Off the front: “We

ask what their goals are and what their financial situation is presently.” – Jamie Moi, AMP CONTINUED FROM P.1

incoming monies and all expenditures, right down to that morning coffee on the way to work.

It is only when homebuyers complete these steps that they get a clear idea what they can afford going into home ownership.

Talking to a mortgage lender or broker is key – and doing this before finding a dream home is advisable, to establish what is affordable. This applies to both people new to the market as well as old hands.

Jamie Moi, a broker with Meridian West Coast Mortgages Inc. in Langley, says customers will get more choices with a mortgage broker, rather than just going to a ‘big’ bank or credit union.

“The main advantage is the client has more options,” Moi says.

“Working with just one lender, you only have access to the limited range of products they are able to offer. They may have four or five different mortgage options, but with a broker they typically have access to up to 50 lenders across Canada.”

That means brokers have access to thousands of different options for mortgage financing, and can better help clients customize their financing, Moi notes.

Buying a home is different for each new home purchaser, she says.

“It is pretty much case-by-case, but typically

Toyo Development’s Kore, left, offers new condo homes in Vancouver, while BCStar Development Corp’s Fieldstone Park offers new, single-family homes in Pitt Meadows.

we ask what their goals are and what their financial situation is presently,” she says.

“Do they have funds for a down payment and who are the applicants on the requested mortgage? We need information about current employment, where they live, and credit score which we acquire from Equifax.”

Moi notes that requesting your credit score too often may not be a good idea, as “lenders get very nervous when they see multiple requests,” but says the process lets clients know their purchasing power, “then we can hold interest rates for them for up to 120 days.”

The difference between a Canada Mortgage and Housing Corporation mortgage and a regular mortgage is that CMHC must, by law, insure any kind of financing where homebuyers have less than 20 per cent equity in the home.

This ensures the mortgage for the lender’s protection.

FIGURing FINANCES

“This is a huge difference between us and the United States,” says Moi. “The lenders in Canada are willing to loan because they know if you are ever in default of the mortgage, they can get their money back.

In the United States, where there haven’t been these checks and balances, where basically two institutions are looking at the applicant and the property and saying they have confidence to loan to you.”

New federal lending rules came into effect on April 19 this year.

The rules require that all borrowers meet the standards for a five-year fixed rate mortgage even if they choose a mortgage with a lower interest rate and shorter term; lower the maximum amount Canadians can withdraw in refinancing their mortgages to 90 per cent from 95 per cent of the value of their homes; and require a minimum down payment of 20 per cent for government-backed mortgage insurance on non-owner-occupied properties purchased for speculation.

Publisher: Fiona Harris • 604-575-5822 • publisher@newlocalhome.com Editor: Tricia Leslie • 604-575-5346 • editor@newlocalhome.com Reporter: Maggie Calloway • maggiec@blackpress.ca Advertising Sales: Black Press National Sales • Adrian Saunders • 604-575-5812 • adrians@blackpress.ca Online Advertising: 604-575-5822 Designer: Brad Smith • bsmith@blackpress.ca New Local Home is published once a week by Black Press Group Ltd. (Suite 309 - 5460 152 Street, Surrey, B.C. V3S 5J9) 350,000 copies are distributed free across Metro Vancouver. Reproduction in whole or part is prohibited.

New Local Home | May 27, 2010 • 3

Home Front: Levy talks economy

Economy is improving, but ‘more sideways’ MAGGIE CALLOWAY The name Michael Levy is well-known in Metro Vancouver.

As a business analyst and a frequent contributor to local television and radio, Levy has a well-deserved reputation for his ‘plain talk’ economic presentations, which make him a popular keynote speaker both here and in the United States.

Looking at the balance of 2010 into spring 2011, Levy says the equity market will go a little higher and the economy will continue to improve into the end of the year, but not at the same rate.

“I would describe it as getting better but more sideways,” Levy says.

“The first year of recovery is most always more significant than the second year, so we are not going to see the same growth as far as equity markets are concerned but the GDP (gross domestic product) will continue to get better.”

Levy says interest rates will likely stay where they are until June or July, then

Michael Levy expects interest rates to rise by the end of this year.

head up by one-half to three-quarters of one per cent by the end of the year.

Candidly admitting he has gone against public opinion by being positive about the coming HST, Levy says he is in good company when you factor in the favourable opinion of financial institutions, economists, financial forecasters and basically, the way business looks at this tax. “(The HST) will take a bigger chunk

out of consumers’ pocket books to start with, but overall, is a huge plus for the economy because it makes it much more efficient for business – they don’t pay a layered sales tax all the way up when they are buying equipment, buying services or goods for their plants, so in the long run this is going to be very positive for business, for the economy and very positive for the country.”

Levy says the worry felt various industries regarding the implementation of the HST and the detrimental impact this tax will have on sectors that have struggled over the past couple of years is only because there is a current downturn.

If it were a booming economy, he says, people wouldn’t see the same kind of worry.

Rising prices and rising costs do not put a lid on economic expansion if there is a bull market, Levy notes.

“All you have to do is look at the price of houses and the price of labour ... we continued to build all the way from 2002 to 2007 and prices were going up astronomically,” Levy says.

“The trade and convention centre costs almost doubled because of the cost of labour going up and the cost of material and goods increasing because of the rally in the commodities market.

“Rising costs only affect you in a downturn, but when you are in significant bull market, then the market goes for it and accepts and absorbs the cost and passes them on as they go. The worry here (in some industries) is introducing the HST during a time when there is softness in the markets. When the market starts up again, the HST will not be anything significant. The bottom line is there is never a good time for a new tax.”

Home sales in B.C. less volatile Residential sales in the province climbed 21 per cent in April compared to the same month last year, reports the British Columbia Real Estate Association.

According to the Multiple Listing Service, 8,385 units sold during the month. On a seasonally adjusted basis, residential sales in the province declined four per cent from March 2010, while the average MLS residential price climbed 15 per cent to $514,820 in April compared to April 2009.

“B.C. home sales have trended on an annual rate of 84,000 to 86,000 units over the past three months, Cameron Muir down from the 108,000 unit pace recorded in the fourth quarter of last year,” says BCREA chief economist Cameron Muir.

A total of 85,028 MLS residential unit sales were recorded in 2009.

“Higher home prices – particularly in Vancouver, the Fraser Valley and Victoria – as well as a recent lift in mortgage interest rates has eroded affordability and had an impact on overall housing demand,” Muir notes.

The B.C. residential sales dollar volume increased 73 per cent to $13.5 billion in the first four months of 2010 compared to the same period last year.

Residential unit sales rose 47 per cent to 26,669 units year-to-date, while the average MLS residential price climbed 17 per cent to $507,616 over the same period.

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4 • New Local Home | May 27, 2010

New Local Home | May 27, 2010 • 5

Live well at The Rolston

The rise of Vancouver’s midtown Vancouver is Manhattan with mountains.

It’s a liquid city, a tomorrow city ... You're gorgeous, baby, you're sophisticated, you live well.

Timothy Egan, New York Times, Feb. 17, 2010

A new neighbourhood is emerging in Vancouver.

The city's midtown, which stretches from the waters of False Creek to Vancouver's downtown core and from Burrard Street to Homer Street on the edge of Yaletown, is quickly becoming one of the most unique neighbourhoods in all of Vancouver. It offers all the amenities of downtown living – from the seawall to shopping, from restaurants to galleries, everything is at your fingertips in a city that is constantly voted as one of the best places to live in the world.

In the midst of this expanding region, Rize Alliance Properties is bringing The Rolston to life. A 23-storey LEED Gold highrise, the Rolston offers smart, sustainable design, while also revitalizing the neighbouring Yale Pub, a musical mecca for rhythm and blues in Vancouver. The hotel part of the century-old Yale includes 43 SRA (single-room accommodation) units that will be refurbished and upgraded; the keys for those units will be turned over to the City of Vancouver, to be part of its SRA inventory.

The Cecil Hotel will close permanently this summer, when construction starts.

"The Rolston will serve as a catalyst in this emerging Midtown neighbourhood," says Will Lin, CEO of Rize Alliance Properties.

"It will be a landmark building, both visually and socially, offering well-designed CONTINUED ON P.6

Rize Alliance Properties’ The Rolston offers new homes in two styles: the more intimate Cecil plan, above, and the traditional Yale plan. Rob Newell photo

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6 • New Local Home | May 27, 2010

Vancouver lifestyle with a view

A ‘gateway into downtown Vancouver’ CONTINUED FROM P.5

homes in Vancouver's downtown, as well as new housing at the Yale for people who can't afford market rent."

The project is a key component in the City of Vancouver's revitalization plans for the north end of the Granville Street Bridge, which include changes to the current clover leaf traffic configurations to allow for pedestrian-friendly access to Granville Street.

There are also plans for new parks, childcare facilities, and the potential for a 'Granville Island North' district, Lin says.

Downtown Vancouver Business Improvement Association executive director Charles Gauthier agrees.

“The Rolston will create a gateway into downtown Vancouver, and be a showpiece for the new Granville Street," Gauthier says.

Designed by husband and wife team Steven and Jane Cox, who head the multi-disciplinary studio entitled Cause + Effect, all of The Rolston's 185 residences offer oversized view balconies, while layout, storage and flexible design features support the work-life blend of the neighbourhood.

The one- and two-bedroom suites range from 460 square feet to 890 sq. ft., and each suite comes in two floorplan options.

Homebuyers can choose between the more traditional Yale floorplan, which has CONTINUED ON P.7

The Rolston’s Yale floorplan, above, features a more traditional home layout that allows privacy and views.

New Local Home | May 27, 2010 • 7

‘It will be a landmark building’

Community rooftop, terrace CONTINUED FROM P.6

larger bedrooms that allow for privacy and view, or the Cecil layout – more intimate bedrooms with larger spaces for entertaining, perfect for the lifestyle that demands open-concept living.

The Rolston will also feature two outdoor community spaces. The one on the 16th floor (The Terrace at the Rolston) will feature an outdoor bar, tables, chaise lounges and chairs, while a rooftop space, entitled The Gardens at the Rolston, will have a view garden, outdoor group dining facilities, a yoga studio and community garden space, plus 360 degrees of amazing views.

Homes feature sleek, contemporary design that mixes classic with modern for a bright, elegant result.

Homebuyers can choose which colour they prefer for their satin-finished laminate hardwood flooring – black wenge or cypress, and have three choices in cabinetry.

Other features include polished stone slab countertops, spa-inspired bathrooms, a floating fireplace and 2" faux wood blinds on all exterior windows.

The homes are going fast, so perhaps it's time to visit The Rolston's show suites at 999 Seymour St. There were written offers for more than half of The Rolston's suites in the first three days, notes Macdonald Realty's Bill Szeto.

Prices at the Rolston start at $300,000. Occupancy is expected in winter 2012.

Visit www.therolston.com for details.

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Kitchens are sleek and modern, with glass-tiled backsplashes. A model at the presentation centre shows The Rolston’s unique design. Rob Newell photos

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8 • New Local Home | May 27, 2010

Cornerstone: new homes, fantastic location

Quiet community close to downtown Know the community, know the consumer.

At Marcon Developments Ltd., a local company that is celebrating its 25th anniversary this year, knowing the community is a given: Marcon (including Marcon Construction) has developed and built about 7,000 homes in those 25 years, mainly in Metro Vancouver. And more than 2,100 of those homes are in Langley, where Marcon’s principal has made his home for the past 38 years.

“We don’t hire a contractor to build – we do it all,” says Marcon vice-president of development Bud Eaton.

“We look (at each development) as if we’d live there.”

Such is the case at Cornerstone, a new Langley condo project located at the corner of 210A Street and 56th Avenue in Langley. Designed by architect Rositch Hemphil and Associates and decorated by Gannon Ross designs, the well-laid-out homes range in size from 581 square feet to 947 sq. ft. and from a one-bedroom to a two-bedroom-plus-den.

Marcon’s painstaking attention to detail becomes clear when first approaching the presentation centre.

Exterior finishes include cultured stone accents, shakes, stone turrets, solid timber beams and two-tone vinyl siding make up the classic, yet contemporary architecture, and gives it a Tuscan country flair.

“We believe the entire buying process starts from the street presence, or arrival, and we take great pride in ensuring our architectural details reflect the quality of home our buyers expect from Marcon,” Eaton says.

Marcon jogged the foundation of the entire development to save several trees in the neighbourhood, and is incorporating a huge list of green building features, making Cornerstone one of the greenest residential projects in Langley to date, says Sutton Group – CONTINUED ON P.10

Marcon Developments Ltd. is building Cornerstone, a community of high-quality condos, at the corner of 210A Street and 56th Avenue in Langley.

“It’s close to downtown Langley, yet we’re in our own little enclave,” says sales manager Cliff Armstrong.

“You can still walk to the downtown core, but you remain removed from it all.”

Plenty of green practices are being used throughout the entire building process, making Cornerstone one of the greenest residential projects in Langley to date, Armstrong says.

Oliver Rathonyi-Reusz photos

New Local Home | May 27, 2010 • 9

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10 • New Local Home | May 27, 2010

Marcon: making homes for 25 years

Attention to detail stands out CONTINUED FROM P.8

Express Realty sales manager Cliff Armstrong.

From planning the site in a pedestrian-friendly neighbourhood to low-flow toilets, high-efficiency electric fireplaces, Energy Star windows and appliances, and recycled materials used in construction, Marcon takes the environment into consideration during every step in the building process.

While Cornerstone is just blocks away from downtown Langley and all its restaurants, shops and businesses, it remains tucked away in a quiet neighbourhood, Armstrong notes.

“It’s close to downtown Langley, yet we’re in our own little enclave,” he says.

“You can still walk to the downtown core, but you remain removed from it all.”

Inside, bright, contemporary interiors are designed with open plans to maximize living space.

Marcon delivers generous windows and decks in each home, and all decks are covered, allowing them to be used the entire year.

“You can experience outdoor living year-round ... it’s like having another room in your home,” says Armstrong.

Kitchens feature stainless steel appliances, LED under-counter lighting, a built-in wine rack, polished stone slab countertops, undermount sinks and a feature cabinet with glass inserts and LED lighting.

Bathrooms come with soaker tubs and porcelain floor tile, while living areas feature floating fireplaces and are pre-wired for TV and home entertainment – in three different spots – so homeowners can choose where they want their TV. To customize, homebuyers can choose from three different design schemes (graphite, wenge or walnut) and can also pick a feature wall colour – for the professionals to do – before moving in.

“Nothing’s an extra here. It’s all included,” Armstrong says.

From first-time buyers to families to empty nesters who are downsizing, Armstrong says a variety of homebuyers are attracted to Cornerstone.

Some families have purchased more than one Marcon home, he notes, because they trust the builder and know from experience what to expect.

“The attention to detail that Marcon provides goes above and beyond,” says Armstrong.

“They put in a lot of effort and do a really thoughtful job.”

Marcon is currently offering an HST savings advantage promotion as well.

Phase I homes – 108 in total – are now selling. Eventually, there will be 236 homes in total, with another 128 homes planned in Phase II. Occupancy is expected in spring 2012.

Visit www.cornerstoneliving.ca for more information.

Marcon’s Cornerstone features brand-new, contemporary condominium homes located close to downtown Langley, but removed from the hustle and bustle. All homes come with generous windows and large, covered decks, so homebuyers can experience the outdoors, year-round.

Kitchens come with stainless steel appliances, bathrooms have soaker tubs, and open plans maximize living space.

“Nothing’s extra here.

It’s all included,” says Sutton Group – Express Realty sales manager Cliff Armstrong.

Oliver Rathonyi-Reusz photos

New Local Home | May 27, 2010 • 11

On Tour

A Burke Mountain Heights 3398 Don Moore Drive, Coquitlam. 778-285-6299 B Sterling 3412 Wilkie Avenue, Coquitlam.

C Larkin House 1131 Pipeline Road Coquitlam. 604-552-1113

Squamish < Skye-Soleil-Aqua Presentation Centre, Unit 3, 1233 Main St., Squamish. 604-616-1215 = Furry Creek-Ocean Crest 415- Furry Creek Dr. 604-787-1456

Port Coquitlam < Pearl 2343 Atkins Ave. 604-308-0227

Richmond < Alexandra Gate Cambie-Garden City. 604-279-8866 = Centro 7180 No.3 Road-Bennett. 604-270-8305 > Remy 106- 9780 Cambie Rd. 604-274-7326 ? Hamilton Station 22788 Westminster Hwy. 604-279-8866 @ Wishing Tree Alexander Gardens. 604-871-4296 A Cambridge Park 9191 Odlin Rd. 778-297-7511 C Saffron 180-8360 Granville Ave. 604-270-2482

South Surrey-White Rock < Highland Park 160th & 24th Ave. 604-542-8995 = Glenmore at Morgan Heights 161A St. & 24th Ave. 604-542-8863 > Wills Creek 160th & 32nd Ave. 604-542-6200 ? Kaleden 2729-158th Street. 604-541-4246 @ Morgan Heights 26th Ave & 164th Street. 604-531-1111, 604-420-4200 A Cathedral Grove 2738-158th Street. 604-541-7383 B Southport 3677-143 Street. 604-292-0871 Rd

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Granville St.

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1st Ave.

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4th Ave. Broadway 12th Ave.

16327 60th Ave. 778-574-1380

Langley

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Vancouver

10th

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North Vancouver

Hastings

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7881 164A Street. 604-657-5220

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< Trend 7445 Scott Road. 604-590-5483

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18199 70th Ave, 778-571-1088

Delta

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< Augusta Walk / Woods at Provinceton

240th St

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5655 210A Street. 604-534-6000

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Surrey

9525-204 Street. 604-694-1819

248th St.

1

Taylor Way

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Lonsdale Ave.

< Levo 1170 Pinetree Way & Northern Ave. 604-464-5856 99 = The Foothills Burke Mountain, 3381 David Ave. 604-944-3188 > Tatton 1240 Holtby, Coquitlam. 604-552-2220 ? Whitetail Lane 1357 Purcell Drive. 604-552-3003 @ Belmont 1456 Avondale Street. 604-461-7113

New Westminster

> Time at Walnut Grove

224th St

Coquitlam

208th St & 72nd Ave. 604-539-9484

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< Jewel 6130 WilsonAvenue at Beresford. 604-456-0688 = Brentwood Gate-The Varley 1960 Beta Ave. 604-205-7228 > Adera - Green 7438 Byrnepark Walk. 604-439-8858

= Seasons & Prelude at Milner Heights

< Falcon Hill 23719 Kanaka Way. 604-466-5723 = Stoneleigh at Silver Ridge 13851 232 Street. 604-466-9278 > Solo 11749 223rd Street. 604-467-0800

Neaves Rd

Burnaby

Maple Ridge/Pitt Meadows

203th St

< Sage 5898 Gray Ave., (UBC/Wesbrook) 604-822-0809 = Pacific Spirit UBC Westbrook Village. 604-221-8878 604-264-6477 ! District: South Main 299 East 7th Ave., Vancouver. 604-879-2010

Harris Rd

Vancouver

Coast Meridian Rd.

< Wedgewood 768 Orwell St. 604-980-2508

Lougheed

North Vancouver

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Aspac Developments is creating a new, upscale waterfront community in Richmond entitled River Green. Located beside the Olympic Oval, the homes are sophisticated and chic, and an active lifestyle comes easily with a riverfront walkway right at the front door.

12 • New Local Home | May 27, 2010

GRAND OPENING THREE DISPLAY SUITES IN MOTIF! MOVE IN TODAY. MOVE IN BEFORE JULY 1, 2010 & AVOID THE HST Now that Motif is ready for occupancy, we’ve moved our sales office into the building and have 3 fully furnished show suites open for viewing. If you’re looking for a largerthan-average suite with stunning views, now’s the time to make your move – before the HST comes into effect. Imagine the money you’ll save, and how great it will be to live in the heart of Burnaby’s vibrant Brentwood community, an elevator ride away from shops, restaurants and a private fitness spa. Just 15 minutes from downtown by Skytrain.

PRICES STARTING AT $398,800. HURRY ONLY 25 HOMES LEFT!

SALES CENTRE 4400 Buchanan Street Burnaby BC V5C 6R4 Open Daily Noon to 5PM (Except Friday) www.motifatciti.com 604.298.8800