You’re home fall 2014 The official magazine of the Regina & Region Home Builders’ Association
S H O W H O M E S O N M I T C H I N S O N WAY S H O W H O M E H O U R S : M O N - T H U R S 7 - 9 P M W E E K E N D S & H O L I D AY S 1 2 - 5 P M
harbourlanding.ca
www.reginahomebuilders.com
www.reginahomebuilders.com
Enjoy living smart in this comfortable and conveniently located Pilot Butte’s best new Walk community out basementinoption the development in its first Vaulted ceiling option northwest of Regina. phase
Features & Amenities 1312 Square Feet on the main floor Three bedrooms, two baths and main floor laundry Triple car garage
Discovery Ridge - Pilot Butte Dustin Halvorson
Sales & Marketing Manager dustin@trademarkhomes.ca
Melissa McCullough
melissa@trademarkhomes.ca
306.530.1428
Doug Elworthy
doug|worthy@trademarkhomes.ca
306.533.8763
Heather Szeles
heather@trademarkhomes.ca
306.526.8842
Shauna Bailey
shauna@trademarkhomes.ca
306.531.5056
Paula Svedahl
paula@trademarkhomes.ca
306.596.8142
Jan Ross
jan@trademarkhomes.ca
306.209.8338
David Bojic
daveb@trademarkhomes.ca
306.596.8797
Teale Orban
teale@trademarkhomes.ca
306.527.6629
Pick your own custom Park development already finishes started Check our website and find out what
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306.205.2502 trademarkhomes.ca
Features & Amenities 1312 Square Feet on the main floor Three bedrooms, two baths and main floor laundry Triple car garage
Pilot Butte’s best new development in its first phase
Walk out basement option Vaulted ceiling option Pick your own custom finishes
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Acrylic Stucco and stone exteriors
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Customized floor plan option available
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Home & Land Starting at
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306.205.2502 trademarkhomes.ca
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LETTER FROM THE EDITOR
o t e m o c l e W e m o H e You’r
R
egina residents are fortunate in having a diverse mix of housing products to choose from, as seen in this edition of You’re Home Magazine. Multiunit housing comprises approximately 60 per cent of total housing starts in Regina, reflecting a strong demand from first-time home buyers, young families, professionals and empty-nesters. An estimated 1,500 multi-family starts are forecast for the Regina market in 2014. As you read the pages of You’re Home, you’ll be taken on a discovery tour of the newest multi-unit developments available in Regina. Residents of this city are definitely spoiled for choice with a vast range of condo options, from spacious townhomes to chic apartments. There’s a condo development for every lifestyle and personality – whether you’re an urbanite who wants to live in close proximity to city centre, or someone who seeks the friendly serenity and slower pace of the suburbs. For Reginans who would rather walk than drive, there’s a condo that offers ‘car-free’ living – where residents can participate in a car-share program. Regina builders demonstrate a high degree of creativity in their designs. One local builder drew inspiration from the world’s most famous castles, while another chose to celebrate Collegiate Gothic architecture. You’ll even find a condo community that recreates the ambience of a Rocky Mountain resort.
Jeanni e .
Jump into this edition of You’re Home and see what’s new on the condo scene in Regina!
You’re home Fall 2014 7
contents
11 40
32 features 11 my space
Katepwa Lake cottage a family retreat
18 how to shop wisely for a new condo 27 welcoming
Queen City Construction Inc.
34 suite dreams
Scott McGillivray shows you how
36 growing regina
The Creeks develops strong sense of community
44 dream come true
Lottery home delights winners
52 urban planning
Residential and commercial development meet at Gateway in The Greens
8 You’re home Fall 2014
74 reconnecting
LaFarge North America: a concrete part of Regina's past and future
building & design
24 building green is gaining momentum 28 higher density neighbourhoods now the norm
Homes by Dream opens new multi-family division
60 cozy up to fall 64 made in the shade New window fashions
68 hear that?
New condos offer superior sound barrier solutions
44 81 paradise found
Roof-top garden adds wow factor
new homes 14 building a condo with character 22 are you ready for carfree condo living? 32 your condo is your castle 62
arden-style condos g offer park-like setting
71 enjoy the best of both worlds 84 regina's newest condo developments
contributors editor
jeannie armstrong
art directors
22
bonnie bird jacquie bumphrey
photography shawn fulton
www.shawnfultonphotography.com
vienna di ruscio www.vmdphoto.com
62
74
ask an expert The Appetizer Course
48 institute works to create successful condominium communities your home and the law
58
protect your condo investment
78
your home and design
96
rrhba membership listing
98
closing remarks
Wendy livingstone
contributing writers jeannie armstrong carson arthur miranda burski tom eremondi andrew livingstone wendy livingstone ashleigh mattern tammy mclean jessica mees Stu NIEbergall carol todd michele tyndall
40 landscaping with carson arthur
55
miranda burski
34
publisher leader-post
You’re home Fall 2014 9
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My Space
Katepwa Lake cottage is an
Retreat
ideal family
I
By you're home Photos by Shawn Fulton
t took more than five years, but Ralph and Pam Kratz finally found the perfect lot on which to build their dream cottage at Katepwa Lake in the beautiful Qu’Appelle Valley. The property has just the right slope and is large enough that they were able to include everything on their wish list, including a walkout basement and large upper deck from which they now enjoy a panoramic view of the north side of the lake.
Ralph and Pam Kratz
“There were definitely a few things that we wanted on our wish list,” said Ralph, president of Kratz Homes Ltd. Lot size and location, and interior features such as an open concept plan with plenty of windows to view the lake, were key. The final product is a light and airy living space with rustic charm – perfect for entertaining family and friends. You’re home Fall 2014 11
Timelessness, elegance, peacefulness and liveability are key elements of the design and décor. A neutral colour scheme was chosen to allow for seasonal decorating. The colour palette is light and breezy, with subtle hues of blues and greens throughout the cottage. “The relaxed, rustic, cottagestyle décor suits a busy family who is going to the cottage to relax and have fun with family and friends,” said Pam, who is office manager of Kratz Homes. The great room features a vaulted ceiling with a natural stone fireplace and oak mantle. The wooden chandelier over the dining table adds rustic charm to this open-concept plan. The kitchen blends style and functionality, with a dark brown oak range hood and white shaker-style doors with oil-rubbed bronze faucets and hardware to add character. Since counter space is at a premium, the microwave was built into the cabinetry. Pam wanted to utilize and revitalize family furniture and treasures that had been passed down to them, so they recovered dining chairs and had accent pillows custom made. The shimmering chandelier made of shells and crystals is the jewel of the master bedroom. Patio doors lead to a private seating area on the upper deck overlooking the lake. There are no carpets in the house – a nice feature for a lakefront property. The main floor has hardwood flooring throughout the great room, kitchen, master bedroom and loft area. The front foyer, laundry and bathrooms have ceramic tile. The basement floor is heated and is covered in laminate flooring. 12 You’re home Fall 2014
The final product is a light and airy living space with rustic charm - perfect for entertaining family and friends. The lower level walkout basement is the kids’ dream space. It features three bedrooms, a full bath, and a family games/ entertainment area complete with a pool table, fridge and wet bar. The lower level has two sets of sliding patio doors that lead out to the covered lower deck, which features a hot tub area complete with an exterior TV. The landscaping of the property is not yet complete, but it is a project that Pam looks forward to. “I am an avid gardener, so landscaping the property is going to be wonderful – having a clean slate to work from,” she said. Pam and Ralph lived at Katepwa Lake 22 years ago and fell in love with the scenery, the peaceful lifestyle and the four-season recreational opportunities that the valley offers. “The water sports for the family in the summer and the winter activities are endless – from ice fishing to snowshoeing and cross-country skiing, and Mission Ridge is a short, 15-minute drive away,” said Pam. “The Trans Canada Trail, which also offers walking, running, and biking opportunities, is right outside our door. We are looking forward to utilizing it for walking and jogging with our dog Maggie, a one-year-old German shorthaired pointer. “We are an active family of five and are really looking forward to spending our weekends and free time at our retreat, which will eventually be our retirement home,” said Pam. n
One Home at a Time.
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Character
Building a Condo with By ashleigh mattern
W
Photos by James Cudmore
ith their projects in Canterbury Park, Fiorante Homes and Commercial Ltd. is reviving an architectural style that was most popular in the 1800s and 1900s: Collegiate Gothic. Also borrowing from the Tudor style, Fiorante’s Anson Square apartment-style condominium features brick columns flanking the front entry, ending at the top in a pointed arch and gabled pediment. The architecture complements the existing buildings on the former Diocese of Qu'Appelle site, and follows in the footsteps of Canterbury Commons, which used red brick and Tyndall stone to capture the heritage look. “I’m excited because we’re developing the whole site and we’ve tried to blend it with the heritage properties and use the similar kinds of brick that’s been there for 100 years,” said co-owner Vince Fiorante. “When you look at the building right now, basically, it looks like it’s been there for a long time.” Fiorante Homes bought the land almost 10 years ago, but they’ve only had people living in Canterbury Commons for two years. Anson Square is ready now and has had the first clients start to move in.
It turns out that creating a new development that blends well with a heritage site can be a challenge. The parcel of land that was to become Canterbury Park featured several historic buildings belonging to the Diocese of Qu’Appelle, which are recognized as Provincial Heritage Properties. The five red brick buildings were built between 1912 and 1926. From the beginning, Fiorante Homes knew going in with a bulldozer wasn't an option. Instead, they chose to protect the heritage of the site. 14 You’re home Fall 2014
For more inFormation on your new home, and to check out our new virtual tours, visit us at
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The building is also located in the heart of Regina at College Avenue and Broad Street – walking distance from Wascana Park and downtown. Fiorante Homes is developing all of Canterbury Park, and is including mixed-use properties in their plans to ensure they keep the urban feel. The nearby Canterbury Commons, a three-storey apartment style condo, has retail space on the main floor, the first project in Regina built that way.
Brothers Vince and Joe Fiorante have worked closely with the City and heritage committee to ensure the style meets their expectations, directing their designers to study architecture from the same time period as the other buildings on the site. “We’ve worked closely with the city and the heritage community on making sure these buildings fit into the existing area,” said Christina Fiorante-Lang, Joe’s daughter and Operations Manager for Fiorante Homes. She says the project has been “a labour of love,” and in the end, the newly constructed building does fit with the look the heritage committee wanted to see, with the added benefit of it being a brand new build. “You have that sense of history when you’re in a building like this, but you have all the modern amenities and features,” said FioranteLang. The apartments have an open concept layout, and include granite kitchen countertops, a stainless steel dishwasher and range, raised panel doors, central air conditioning, and an indoor heated parking stall. The three-storey, 18-unit complex features six different layouts, from a cozy 856 square foot condominium apartment with one bedroom, one bath; to a 1,292 square foot unit with two bedrooms and two baths. All of the units have balconies.
“It’s something new for Regina, too, the mixed-use idea with the commercial-residential,” said Fiorante-Lang. “It's something not done everyday.” Coffee shops, restaurants, a pharmacy and other services are close at hand. A grocery store is located only two blocks away. Residents will have the added benefit of living in a central location. “It’s really made it its own walking community,” said FioranteLang. The process may have started nearly a decade ago, but their hard work is starting to pay off: The show suite for Anson Square is now open at 1515 Anson Road. “Finally, we’re starting to see everything come together,” said Fiorante-Lang. n
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How to shop wisely for a
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By tammy mclean
ver a million Canadians have chosen condominium living, and there are many reasons for doing so. Condominium living may be a more affordable option especially for first time home buyers. Others simply prefer the more carefree lifestyle that comes with items such as yard care and exterior maintenance being taken care of. Some also prefer the security of condo living or the extra amenities, such as the provision of an exercise facility, for example. Indeed, more and more people are choosing condo living and one of the trends we are seeing right here in Regina is that many of Regina’s newly built homes tend to be of the condo variety. Chances are then, if you are looking to start fresh with a newly built home, some of you will be considering a condominium. Those who have decided to go with a newly built condo may wonder where to begin, as purchasing a condo will have special considerations. Here are some tips that can help you with your new condominium purchase. First, what is your budget? If you are a first time home buyer, it is particularly important to know how much of a mortgage you qualify for. “The best way to determine this is to talk to a financial expert,” said Stu Niebergall, President & CEO of the Regina & Region Home Builders’ Association (RRHBA). When purchasing a condominium, you are really purchasing your own private unit, plus your share of the common elements such as hallways and elevators. Keep in mind that condo fees will be collected by the condominium corporation to cover the upkeep and replacement of the common elements. As such, when considering your budget, you must also take condo fees into account. “Be sure to ask for a copy of the condo rules and bylaws,” said Niebergall. Every condo corporation will have these, and they will outline how the corporation is run, and provide the guidelines concerning parking, pets, and whether you can have a barbeque on your balcony, for example. Also, get a complete description of the amenities. Is there extra security in place, and is a fitness facility included, for example. “Get a complete understanding to ensure the amenities and guidelines will fit your needs 18 You’re home Fall 2014
Pilot Butte’s
Newest Subdivision
Looking for an affordable place to live, without the hustle and bustle of a city? Take a look at Hillside Park, one of Pilot Butte’s newest neighbourhoods. It’s located just eight miles from Regina, and is a little more peaceful, quiet and affordable than the city. Several different types of lots are available, including walkouts and lots backing onto future greenspace. Pilot Butte is the “town that cares.” It is a town of approximately 2,000 residents, and a community looking toward the future. Its quiet country ambience, many recreational programs and excellent school – as well as its proximity to city amenities – make it a great place to raise a family.
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Condominium living may be a more affordable option especially for first time home buyers.
and lifestyle,” said Niebergall. And be patient. If you are starting fresh and going with a newly built condo, it could take some time before its completion, and before all of the included amenities are ready for use. Location is also an important consideration when it comes to meeting your needs and lifestyle. Some will prefer being in the heart of the city, close to downtown shops, restaurants and places of work. In Regina, there are a number of new condominium developments that will fit this preference. Some are even of a mixed-use variety, with condo units located above businesses that occupy the street level, not unlike some of the urban dwellings one would see in Montreal or Vancouver. There are also many condo developments springing up in Regina’s existing neighbourhoods outside of the downtown core. Others, of course, will prefer living in one of Regina’s newest neighbourhoods. “Condo buyers who have a preference for this are in luck,” said Niebergall. Regina’s community developers are offering an incredible variety in the housing mix of their new neighbourhoods, so condo purchasers will have plenty of options to choose from. “Many new condo purchasers will start their search on the web,” said Niebergall, “and this is a great place to start.” The RRHBA website provides helpful consumer information on purchasing a newly built condo, as well as a New Home Locator, where RRHBA members post show suites and inventory. And of course, you will want to visit the show suites. This is the fun part as show suites feature the best in design and décor. This will give you a chance to focus and refine your needs and wants, and will also give you an idea of what different builders have to offer. 20 You’re home Fall 2014
Show suites will also provide you first-hand with a sense of the builder’s design, construction quality, energy-efficiency, features and finishes and attention to detail. Customization is one of the advantages of going with a newly built condo so you will want to find out the details on this. “Be sure to ask which features are standard and which are upgrades and ask about floor plans and what can be changed,” said Niebergall. Many builders offer assistance with your plan and design selections. While visiting show suites, you will be getting a comfort level with particular builders. Every company has its own way of doing business so ask the questions that allow you to determine this. For example, when do they require payment, and what is their policy on making changes once construction has begun. “The key to a successful new condo purchase is a good working relationship with your builder,” said Niebergall. Of course, you will want to be sure that you are dealing with a reputable builder who has after sales service and warranty. All builder members of the RRHBA belong to a third party new home warranty program. At a minimum, this includes deposit insurance and protection against defects in work and materials as well as major structural defects. Finally, ensure that you have written documentation including the condo disclosure package and the purchase agreement. “It is best to have your documents reviewed by a lawyer to ensure everything is in order, before you sign,” said Niebergall. In the final step of your purchase, you can count on a walk-through, and then you will be handed the keys to your new condo! For more information, visit www.reginahomebuilders.com. n
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Living
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I
Car-Free condo By jessica mees
t’s a trend that’s growing across North America and has now made its way to Regina. The rising popularity of ‘car-free’ living and the concept of car-sharing have had a big influence on one of this city’s newest condominium developments: Velocity by Oak Park Living. Located in Harbour Landing, Velocity townhomes stand out for their relaxed style, unique architectural details, and innovative floor plans. Designed with the community in mind, the developers wanted to ensure that residents of the new Velocity condos could get around town without all the extra costs that come with owning a vehicle. Oak Park Living forged a partnership with the Regina Car Share Co-operative to establish the Velocity Car Share program. Karen Dansie of Oak Park Living said, “The Regina Car Share Cooperative was a long-time dream of Oak Park Living President Neil Braun. His vision is to contribute to the community fabric of Regina by investing in an initiative that would help the environment and help the residents of Regina in a meaningful way.” Braun was familiar with car share initiatives in other cities and was impressed with their benefits to the community. Once the Regina Car Share Co-operative was established, Braun made arrangements to make Oak Park Living’s next development, Velocity Condominiums, the provider of a new Fiat 500L to the Regina Car Share fleet. Car sharing is not a new concept. The first car shares were seen in Europe in the 1940s. As for Canadian car shares, the number has climbed each year, jumping from 13 car sharing programs with a total of 34,000 members in 2007 to 20 programs with 78,840 members in 2011. 22 You’re home Fall 2014
The first vehicle for the Regina Car Share was acquired in November, 2009. Applying for a membership is quite simple. The website contains a form which can be printed and mailed with a cheque and sent with a current copy of the driver’s abstract and a copy of his or her current driver’s license. The applicant will then receive a membership number and key code via email. Luckily for Velocity condo owners, membership is not even something they need to worry about.
“Oak Park Living donated a new Fiat 500L to the Regina Car Share Co-operative fleet, which can be used by any member of the Cooperative,” Dansie said. “Velocity Condominium residents get a complimentary membership to the Co-operative and they only have to pay $5 an hour and 25 cents per km to the Regina Car Share Cooperative. It is inexpensive and very convenient, especially since it will be parked at the Velocity Condominium site.” Driving a car share vehicle is as easy as booking online and taking your key code to the parking spot where the booked car is parked. Users must return the car to the same parking spot where they picked it up. Members of the Regina Car Share are able to use a self-serve online booking system to book the shared vehicle for a desired length of time. When driving the shared vehicle, drivers don’t have to worry about car insurance payments, maintenance costs, repairs or even paying for gas. A bill will come once a month and users will be charged on a per-usage basis. Velocity residents will have access to the Velocity Fiat 500L or the Regina Car Share Co-operatives fleet 24 hours a day.
For those who may wonder if this program is the same as renting a vehicle, it is pretty far from it. In general the usage of a Car Share vehicle is much less expensive as users are often driving the vehicle for less than an hour. Currently the rate for using the shared cars is $7 per hour for the first hour and $5 per hour for every hour thereafter. There is also a distance fee of 25 cents per km. Users will not be charged the hourly fee for usage between midnight and 6 a.m. Members of the Regina Car Share are able to significantly lower the emissions and fossil fuel they contribute to the big picture. Of course, car sharing isn’t the only perk that comes with living in a Velocity condo. As Oak Park Living’s first onelevel condominium project in Regina’s Harbour Landing, Velocity was designed to appeal to a wide range of homeowners. The affordable Cancun floor plan which includes a bedroom and great flex room is quite spacious for the price. For a homeowner looking for even more room, the Maui plan includes two bedrooms and a flex room, all in a great corner location. Additional amenities contributing to residents’ enjoyment include a pet wash bay, a community outdoor BBQ and patio area, spacious balconies and an underground parkade. “Perhaps the most unique feature is really the most common one for all Oak Park Living homeowners: our three-year consecutive award-winning customer service program. We want to be available to our homeowners, and we have even provided every one of our homeowners a new Apple iPad to help them get in touch with us,” said Dansie. “Harbour Landing was the perfect location for Velocity as we wanted to enhance the convenience lifestyle features for our residents. Harbour Landing is abundant with all the amenities you need in your life, right in the neighborhood. There are plenty of opportunities for shopping, recreation and even work, just outside your home.
Velocity is located within easy walking distance to Grasslands – Saskatchewan’s first master-planned, urban, mixed-use village, focused on featuring unique boutiques, regional and national fashion and specialty stores with an enhanced restaurant and dining experience. The convenient location is enhanced with roadways designed for easy access to the rest of Regina, and everything the city has to offer.” Velocity is located at Jim Cairns Blvd and James Hill Rd. For more information you can visit Velocity online at www.velocityregina.com or visit the Sales Centre located at 5102 Jim Cairns Blvd. n
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You’re home Fall 2014 23
Building GREEN is Gaining Momentum
T
By you're home Photos by Vienna Di Ruscio
hose who want a “green” home often take basic steps such as installing energy-efficient utilities, doors and windows. One Regina-based company is taking the concept even further by ensuring every home they build is green. From the design stage right through to completion of construction, consideration is given to environmental impact and future utility costs. Four years ago, Chad Christiansen, Bill Parks and Mark Dean formed Spring Green Homes Ltd. in an effort to present Regina and area homeowners with a greener alternative for building houses. Their efforts have not gone unnoticed. “We’ve had a lot of interest,” said Christiansen. “Our environmentally friendly business model and unique standard building specifications have allowed us to quickly find our niche in the local construction eco system. We've built everything from first homes in the city to second and retirement homes at the nearby lakes. It seems that everyone is putting more thought into the green side of things.” Spring Green Homes ensures that each of their builds is green by choosing particular types of materials. Their standard 24 You’re home Fall 2014
specifications include: the use of insulated concrete forms, which provide immediate insulation; triple-paned windows, to reduce heat loss and gain; and recycled wood trims. The mechanical workings of the homes utilize high-efficiency furnaces, grey water heat recovery and on-demand water heaters, all of which are better for the environment than their more traditional counterparts. One of the more recent builds that Spring Green Homes completed was a house for a family near Balgonie. The home Christiansen and his team built for Marc Hankewich and Jilly Hyndman included all of the company’s standard building specs. Being located on a farm, Hankewich and Hyndman also asked for a few special features that would make their home even more energy efficient. “Our goal was to build a new home once and focus on those components that are difficult to upgrade in the future,” said Hyndman. “For us, that meant super-insulating the walls, basement floor and roof to create a sealed envelope that would be more efficient to heat and cool over the next 40 years.” “It’s easy to change finishes like countertops and paint over time; it isn’t so easy to make your home truly weather-tight as it ages,” added Hankewich. “We wanted to do it right from the start, and Spring Green helped us achieve that.”
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Those who want a "green" home often take basic steps such as installing energy-efficient utilities, doors and windows. As well, the house has been made grey water-recovery ready so that in the future the dirty water from the showers, tubs and sinks will be used in the toilets, cutting down on the amount of water that goes into and out of the house. They also requested in-floor heat with a high efficiency boiler as opposed to a forced-air furnace, and wrap-around decks that reduce solar-heat gain and loss. Other energy efficient and sustainable features include using an ERV
(energy recovery ventilator) – which recovers and controls both heat and humidity in the home, while an HRV only recovers the heat – and LED lighting throughout home. Another of the greener building practices used by Spring Green Homes is their use of Structural Insulated Panels (SIPs) for the exterior walls, and sometimes roofs, of their homes. “The wall panels are constructed in a factory where they’ve maximized the use of their sheets and all of their framing members,” said Christiansen. “That greatly minimizes our waste on site." Spring Green Homes has worked with another Regina based company, PV Disposal, to develop a system for the convenient removal of both construction waste and recyclable items. All of the waste produced on their building sites is separated into garbage and recyclables. This is accomplished with the use of a split bin. “Our garbage goes in the garbage side to be hauled to the dump, but we can reduce the amount of garbage by using the other side for all those items you would put in the regular city blue bin to be recycled,” said Christiansen. “That’s one of our biggest initiatives, our landfill diversion and how much less we can send to the landfill in each build.” Other items they recycle that are industry specific include asphalt shingles, clean cuts of wood and drywall cutoffs. By using these building methods, products and business partnerships, Spring Green Homes can create a home that is not only comfortable and beautiful, but also green and energy efficient. More information about Spring Green Homes and their green building process can be found on Facebook or at www.springgreenhomes.ca. n
26 You’re home Fall 2014
Welcoming
Queen City Custom Construction Inc.
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egina custom home builder Jon Deck likes to let his houses do the talking.
The owner and operator of Queen City Custom Construction Inc., Deck says, “For our clientele, the houses speak for themselves. You should be able to see the difference just when you walk in.” Deck’s passion for home building and commitment to superior quality shines through as he talks about his company. His goal is to create unparalleled homes throughout Regina, through meticulous, hands-on construction. Deck’s decision to become a member of the Regina & Region Home Builders’ Association (RRHBA) is another step forward in building Queen City Custom Construction’s reputation as a certified, professional home builder. Before founding his own company and incorporating Queen City Custom Construction in 2007, Deck acquired extensive experience in all aspects of the residential construction industry. As with many new home builders, Deck got his start in the industry as a framer in Calgary. He decided to build on those skills by taking carpentry courses. “I then came back and started working for a large builder in Regina,” said Deck. “I worked for them for probably six years as a checkout specialist.” An entrepreneur at heart, Deck then decided to branch out on his own into the trades, doing foundations, building decks, installing exterior siding and more. He became a sub-contractor for several high-end builders in Regina and gained a reputation for his attention to detail, fine craftsmanship and problem-solving abilities. “If they had any problems, I was the guy that they called to fix it,” said Deck. In his role as sub-contractor, Deck learned to manage his own workers. “Large builders kept me busy for about eight years, and, to keep my employees busy, I used to build a house or two in the winter from start to finish,” Deck said. “This is the first year I’m not working for any other builders – I’m just on my own – with the help of all of the best subcontractors/tradesmen, we did ten (houses) this year.”
By you're home
As a result of Deck’s own experience and his association with trusted subcontractors, Queen City Custom Construction is able to easily take a customer’s dream home from conception to completion. “We do custom builds from start to finish – anything you want,” he said. Deck feels that he has assembled an outstanding team that shares his commitment to quality. “It’s easy to build a super high quality home when you know all of the best trades in town,” said Deck. Deck himself has played a leading role in designing some of the homes that Queen City Custom Construction has built. “That’s one of my favourite things,” he said of his ability to draft home plans that reflect his customers’ wishes, while delivering functional style. Taking this kind of hands-on approach eliminates potential hiccups that can occur when designing and building custom homes. “I feel, if I create the initial draft myself, I can spot any problems before they happen,” said Deck. He can usually be found on site, working alongside his top notch crew. Although management of the company is now taking up more of his time, he still likes to be part of each and every build. “I usually build the staircases in my own houses. I stoned a couple of fireplaces – I used to do a lot of tile work on the side as well.” Deck joined the RRHBA two years ago as a means to forge closer ties with his peers in the industry. He saw membership as an advantage in establishing Queen City Custom Construction’s reputation as a professional builder, helping the company to gain the recognition of major land developers in Regina. He has also found that membership in the RRHBA has been advantageous in establishing contacts with industry professionals and tradespeople. “The RRHBA is a big hub for people and companies… whether it be an architect or a framer,” said Deck. RRHBA membership has also increased his company’s visibility and raised the profile of Queen City Custom Construction. “I’ve had calls from people who found my number on the RRHBA website,” said Deck. “It helps people find me, that’s for sure.” n
You’re home Fall 2014 27
Higher Density Neighbourhoods
Homes by Dream Opens
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"
By ashleigh mattern
egina’s housing landscape is changing dramatically from years past," says Dave McEachern, vice-president of housing with Homes by Dream, formerly Homes by Dundee.
McEachern says only six years ago, 80 per cent of the market was for single family homes, with about 20 per cent for multi-family buildings. Today, the split is 50-50, or even 45-55 in favour of multifamily developments. “Neighbourhoods have changed,” he said. “Twenty years ago the flavour used to be single family, (with a) white picket fence, large yard, and away from all the commercial. Now it’s evolved into, ‘I don’t need a big yard, I’d rather just have a nice park to go for a walk, and I want to be able to walk and get my groceries, or ride my bike.’ The concept of what constitutes a complete neighbourhood has almost gone 180.” An example of that change in demand is Harbour Landing: the highdensity project has commercial space nearby, giving the residents the convenience of walking to the store. The old-style neighbourhood with 60-foot lots and the only option being to drive everywhere is disappearing. The move to make neighbourhoods more dense has long been happening in larger cities like Vancouver, Calgary, Edmonton, and Toronto. But Vancouver is squeezed between an ocean and mountains, and Toronto is surrounded by lakes. What is there to constrain a city like Regina, where there's seemingly no physical limitations? “It’s the economy that is forcing us down that path,” said McEachern. “The raw land is only a very small part of the cost of a final home. Our raw land costs have gone up dramatically, but they still only represent a small chunk of development costs. “It’s all being driven by affordability,” said McEachern. “That was part of the reason we’ve chosen to create a new division and concentrate in that area.” Dream's new multi-family division opened earlier this year. McEachern says the singular focus of a separate division will help make the new initiative of building multi-family developments go more smoothly.
Regina's housing landscape is changing dramatically from years past.
The first project for the multi-family division will be in the new neighbourhood of South Kensington in Saskatoon. Dream does have one multi-family project underway in Regina – Beacon Manor in Harbour Landing – but that 51-unit townhouse project still falls under the housing division; the multi-family division will focus on builds that are three to four storeys or larger. Dream’s first project in Regina within its new multi-family division will be in the northern part of Harbour Landing, and should start sometime in 2015. The 500-unit project will be part of an 11-acre parcel of land, with development spread out over two to three years. Dream is bringing in its expertise from multi-family builds in other
28 You’re home Fall 2014
Now the Norm
New Multi-Family Division
markets: They’ve built in the Distillery District in Toronto, and are involved in building the athletes’ village for the 2015 Pan Am Games in Toronto, which will be converted into condos after the event. “We’ll be exporting some of those ideas from the design and construction side out west – though we’ll make sure it still has an appeal to Saskatchewan,” said McEachern.
buying a new home? protect your investment
They’re still in the planning stages, but the initial ideas for the Regina project include tying in sustainable elements – one possibility they’re looking at is geothermal heating. “If what we have on the drawing board comes to fruition, it will be super exciting and something Regina hasn’t seen yet,” said McEachern. Infill projects for downtown Regina or other neighbourhoods are on the division’s radar, including the possibility of mid-rise condos with 14 to 20 storeys. They also have their eyes on the revitalization project that will come along with the completion of the new football stadium. The move towards more multi-family buildings not only helps the city keep costs down, it also offers more choices for housing across the spectrum of affordability. The starter home in the $200,000 range is now a townhouse or apartment. New multi-family homes are also a good option for newcomers and first-time home buyers because they wouldn’t have the same level of upkeep and renovation as 40- or 50-year-old homes. In the end, McEachern says this change in the market is for the better. “It gives more diversity in our neighbourhoods,” he said. “To have diverse neighbourhoods that aren’t just the homogenous single family that we had in the past creates a better sense of community. We’re excited about building those kinds of neighborhoods.” n
Choosing a builder who belongs to the New Home Warranty Program ensures your new home is protected from problems that can occur with new buildings. you’ll be covered for*: • Your initial deposit up to $25,000 if the builder defaults • Defects in workmanship or materials for the first year • Exterior water penetration for two years • Major structural defects for five years Plus, you can get even more comprehensive coverage with the optional extended coverage for single family homes. To find out more, visit our website, or contact us today. This is not a complete description of coverage. Contact the New Home Warranty Program of Saskatchewan for warranty details.
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Your Condo is your
astle C By miranda burski
J
ust off Harbour Landing Drive, on the corner of Trinity Way and Trinity Lane, stands the closest building Regina has to an old English castle.
Cornerstone Heights, one of the city’s newest condo developments, gives new meaning to the phrase “Your home is your castle.” Designed in the style of English castles, the building seamlessly incorporates traditional design elements into a luxurious condo setting. “We didn’t want it to be ultra modern. It has that almost timeless-like feel. It looks like a building that’s established,” said Graham Toth, project manager with Reimer Custom Homes and Commercial Inc.
While the look of the interior was an important factor when choosing the design of the building, the Reimer team also wanted
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to ensure that the exterior would be appealing. They worked with Robinson Residential Design Inc. to come up with a design plan, which resulted in the English-castle look that’s immediately recognizeable. “When you drive up to it, we wanted it to have that grand feel,” Toth explained. The English-castle theme extended into the interior, as well; each unit layout is named after an English castle. The location of the building also played a role in how it was designed. “When we were putting this building here, we knew it was a knockout in terms of location,” Toth said. The condo units take full advantage of the location. Each comes equipped with a large, screened-in balcony or sunroom, which allows residents to take in the view without worrying about bugs or the weather. The building is also surrounded by plenty of green space, a great seating area in the park behind the building and walking paths.
Cornerstone Heights, one of the city's newest condo developments, gives new meaning to the phrase "Your home is your castle."
“And the way that the land is shaped,” added Toth, “meant we needed to come up with a design like this. It is a bit of a pieshaped space, so there had to be those variations in the exterior. We just felt that this gave it that grand kind of feel.” This feeling of grandeur extends to the interior of the building. The standard decorating package includes granite countertops, hardwood floors, soft-close drawers and cabinet doors, high ceilings, and large windows that provide plenty of natural light. But one of the most appealing factors for residents, Toth explained, is the size of the condos. Nine different layouts can be found in the building, ranging in size from 987 square feet to 1,634 square feet. Each unit also comes with climate-controlled storage located in the basement of the building and a groundlevel indoor parking spot. Many people that have a larger home with all the conveniences want to be able to downsize and have a less complicated lifestyle
without sacrificing what is important to them. This ideal of “downsizing without the sacrifice” is something that the Reimer team has found to be an important factor for many people. Toth said that a large number of the people who have visited the building’s show suite have been both impressed and relieved regarding the units’ sizing. Many have even expressed that moving into the development would mean they wouldn’t have to get rid of as many of their possessions as they were anticipating. “That’s what we feel we do – we provide something that makes that transition as easy as it can be,” said Toth. At the end of July, more than half of the units had been sold. The building is quickly approaching completion with units ready to move into on the third and fourth floors. Second floor purchasers should be able to take possession in October. More information about Cornerstone Heights can be found by visiting www.reimercrossing.ca. n You’re home Fall 2014 33
Suite
Dreams
Scott McGillivray shows you how
T
By jeannie armstrong
he average Canadian family is now spending over 30 per cent of their total household income on shelter costs ─ including mortgage payments, property taxes, condo fees and utilities. Isn’t it about time your home started paying its own way? Scott McGillivray believes a home should do more than take a healthy chunk out of your paycheque. It should also generate revenue for you. The University of Guelph commerce grad started building a portfolio of revenue properties at the age of 21. Within five years, he had 25 properties and was on his way to building a real estate empire. McGillivray then began sharing his handson, wealth-building strategies with friends and family. McGillivray is helping homeowners across Canada generate income from their own residences as host of the hit HGTV Canada series, Income Property. On each episode of Income Property, McGillivray assists homeowners in renovating their properties with the purpose of creating rental revenue. He’s also launched a new series, Flipping The Block, airing Sunday evenings on HGTV. In addition to his HGTV duties, McGillivray has now turned best-selling author, writing a guide to home renovations and rentals: How to Add Value to Your Home (Harper Collins Canada). One of the easiest ways to tap into your home’s revenue potential is to transform unused basement space into a regulation suite, says McGillivray. “We’ve shown that there are high end clients for income suites. It is a viable option for a lot of homeowners who are willing to make a bit of a sacrifice now to make gains for their future.” McGillivray says that it’s important to check for these three elements to determine if your home has suite potential: • Undeveloped basement or attic space. • Adequate ceiling heights. Ceilings should have a minimum seven feet of clearance in over 75 per cent of the space. 34 You’re home Fall 2014
• A separate entrance. This could be a side door that opens to stairs leading down to the basement. A front entrance hall that provides access to basement stairs may also be able to be partitioned to allow for the installation of a second separate door. McGillivray says it’s important to check out local building codes to ensure your property can meet all the legal requirements. For homeowners who are tempted to create a ‘bargain basement’ suite, McGillivray advises: “The quality of the space dictates the quality of the tenant. An income suite should be on par – or even better – than the quality of your own living space. It’s an investment that will pay off in the long run.” He’s encouraged by the increasing number of home builders in Saskatchewan who are now offering secondary suite options when designing and building new residences. “Purpose-built secondary suites are catching on everywhere. It’s such a fantastic way for first-time home buyers to get into the real estate market. Buying a home is getting more expensive, so this is becoming a reality for anyone who wants to purchase a home,” said McGillivray. McGillivray is also a fan of carriage or laneway suites that can be built above detached garages, saying these properties have great potential for generating income. The city’s first carriage show home, built by Homes by Deveraux, is now open for viewing on Green Apple Drive in The Greens on Gardiner. There are many financial benefits to developing a rental suite in your home, says McGillivray. Income generated by a rental suite can be used to help make monthly mortgage payments and build equity. Having a rental suite can also make it easier to qualify for a mortgage. Banks consider rental revenue to be additional income, lowering the applicants’ debt-to-income ratio and boosting their borrowing power. The addition of a legal income suite in your basement can also increase the resale value of your home. “The property is constantly building wealth for you and generating some positive cash flow. It’s being paid down by the tenants and is hopefully appreciating in value over time,” said McGillivray. n
90% property tax discount for 3 years • 1,368 - 1,383 square feet plus basement • 3 bedroom, 2 1/2 baths, 2nd floor laundry • Open concept with kitchen island • Attached garage and composite deck
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2013 New Home Warranty Program Multi Family Customer Choice Award Winner
Growing Regina
By jessica mees
The Creeks develops a strong sense of community
E
veryone has heard the cliché – location, location, location – when discussing real estate, but it is one of the most important factors to consider when one is buying a new home. The Creeks in southeast Regina passes the location criteria with flying colours. Imagine living next to the inviting allures of natural prairie habitat, with all the benefits of city life at hand. The Creeks offers the best of both worlds – city convenience and amenities along with a lifestyle connected to nature. “The Creeks is very accessible. Just travel southeast along Arcola and the main entrance to The Creeks is only a few hundred metres past the intersection of Arcola and Wascana View Drive. The neighbourhood is adjacent to Wascana View and Chuka Creek,” said Kevin Reese, general manager of The Creeks. The neighbourhood features quiet residential crescents and cul-de-sacs as well as prestige lots along a significant natural habitat of prairie plants and nesting birds. “What is unique about the area is there is no commercial development, it is totally residential. People say The Creeks has a quiet, peaceful setting. It is really familyoriented and calm. However, residents are conveniently located just minutes away from all of the commercial businesses on the east side of Regina.”
Imagine living next to the inviting allures of natural prairie habitat, with all the benefits of city life at hand. The Creeks offers the best of both worlds.
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The Creeks is also appealing to those seeking a recreation-friendly environment. The newly completed neighbourhood park is approximately 11 acres and features walking paths, seating areas, a plaza, a play structure and a large open area for games and activities requiring more space. “Our park has walking paths all throughout, which of course also connect to the environmental reserve areas. It is user friendly and makes it easy to get around. If people are walking or cycling they can certainly connect to Wascana View and carry along the bike path network through the city,” said Reese. “Just recently, we hosted a barbeque in the park which approximately 700 people attended. We had exciting activities for children, and we also showed the Rider game on a huge, high definition screen. It was a very enjoyable event. Residents in The Creeks are really developing a strong sense of community.” The development which began in 2008 is now two-thirds complete. Phases One through Six have been fully serviced and there are a number of excellent lots available to be built on immediately. At full build-out, The Creeks will only have about 600 single family homes and a population of about 2,100 people, which is a low density number by today’s standards. With wider streets and two convenient entrances, traffic is just not an issue within the development.
LOCATION LOCATION IS IS EVERYTHING EVERYTHING After work, what do you like to do? Relax, After work, what do you like to do? Relax, while enjoying a glass of fine wine in a while enjoying a glass of fine wine in a peaceful setting? Sometimes, location IS peaceful setting? Sometimes, location IS everything, especially when you're everything, especially when you're surrounded by a beautiful prairie landscape. surrounded by a beautiful prairie landscape. If green space, landscaped boulevards, wider If green space, landscaped boulevards, wider streets and having a larger lot matters to you, streets and having a larger lot matters to you, maybe it's time you visited The Creeks. maybe it's time you visited The Creeks. Situated in Regina’s rapidly growing Situated in Regina’s rapidly growing southeast, this family friendly, thoughtfully southeast, this family friendly, thoughtfully planned community features generous green planned community features generous green space while remaining close to all the space while remaining close to all the amenities of an urban lifestyle. This modern, amenities of an urban lifestyle. This modern, relaxed neighbourhood is living at its best. relaxed neighbourhood is living at its best.
We invite you to contact one of our We invite you to contact one of our custom builders today. custom builders today.
The Creeks offers a quiet, peaceful, family-oriented setting. “For Phase Six, we reviewed our architectural guidelines. Through that review process we identified some items that we feel are important to the long-term overall streetscape of the neighbourhood. We want the neighbourhood to look really top notch once the development matures. We have provided guidance for some of the key elements of the exterior of the houses, as well as for how people can landscape their yards,” he said. “At the same time, we haven’t taken away the creative freedom of the designers. All the houses do not look the same. We have some very traditional designs in The Creeks as well as modern designs.” When you visit The Creeks, the one thing that will really come to
mind is space. From the moment you drive into the main entrance, you will notice the wide streets, tree-lined boulevards, decorative street lights and landscaped traffic islands. The next thing that will be apparent is the width of the lots. “With wider lots, people have more choice in the style of home they can build. For those wishing to build an executive home, we have lots that are 60 feet wide and deeper than standard lots which can accommodate these larger, luxury homes,” said Reese. There are ten home builders participating in The Creeks. Builders are continually opening new show homes offering the latest trends in home design. In September of 2014, a parade of homes will be opening on Chuka Drive in Phase Four. As well, the Hospital Lottery Home will be open on the same block, so visitors to The Creeks will have the opportunity to view all the show homes within a short walk. Reese also urges potential buyers to research all ten builders involved with the development to find the right fit for their needs. All of the builders have a good selection of lots in their inventories. The Creeks has a great deal to offer. Anyone considering building a new home should take the opportunity to visit the neighbourhood and talk to the builders. The Creeks offers an excellent opportunity to ensure the long term value of your investment. For more information, log on to The Creeks website at www.thecreeks.ca. Visit the Hospital Lottery Home or the new Parade of Homes opening in September. n
38 You’re home Fall 2014
Kitchens are one of the most important areas of your home, and as cooking has become a family activity it is more important than ever to make sure your kitchen is functional. Kekuli Bay Cabinetry, designing kitchens that work for your family. The Kekuli Bay Cabinetry experience always starts with you. With the help of our professional design team, we can help you create any style of cabinetry from modern,
contemporary, country, traditional, or uniquely you - the choices are endless. If you have been waiting for that dream kitchen, bathroom, or any room in your house that needs custom cabinets, a visit to Kekuli Bay Cabinetry is in order. Allow us to have a part in making your dreams into reality. We Are Committed to Bringing Your Vision To Life.
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By Carson Arthur Outdoor Expert on Cityline, the Shopping Channel and Television Host of HGTV's Critical Listing
ppetizer A Course
The
T
he question of the day is how much does landscaping really impact the value of your home? When it comes to the outdoors, spending money on renovations has never been so important or so confusing. Homeowners want to make sure that the money they spend on renovations is a smart investment. When it comes to landscaping, the information hasn’t really been that consistent, mostly because landscaping has always been grouped in with gardening when it comes to increasing home value. Thankfully this is changing but it does take some time for the statistics to catch up. Until then, there is a lot of mixed messaging out there. I want to help make it simple. Think about your property like a three-course meal. The front yard is the appetizer. It sets the stage for the dinner and hopefully leaves your guests excited for more. The house itself is definitely the meat and potatoes of your property. When it comes to resale, the specs on the house are the most important factor for appraisal. Things like the age of the kitchen and the number of bedrooms and bathrooms will always be the benchmark. Finally the backyard, much like the dessert course, finishes the space and the meal.
Whether you’re having guests over for dinner or trying to impress potential buyers, people naturally start forming an opinion of your home from the moment they see it. That said, you only get one chance to make a first impression. For years we were told that first impressions were made at the front door or at the front 40 You’re home Fall 2014
Before
hallway. This is definitely not the case. Your front yard is the very first thing people see when they come to your home. I love when interior designers tell you to paint the front door to make that initial impact. Makes me wonder if they think people walk past the front yard with their eyes closed!
When it comes to dollars and cents, a first impression can increase your home’s perceived value by up to 7 per cent according to Century 21 (2013). That translates to $21,000 on the average Canadian home. This is a really important number. Basically, you now have a guideline of how much to spend on renovating the front yard. If you stay under 7 per cent of your home’s value when landscaping the front, experts say that you’ll probably get your investment back when it’s time to sell your home. I love to drive through neighbourhoods and look at the landscaping and the houses. Some homeowners put a lot of detail into their front yards with shrubs, flowers, trees and even seating areas. You can tell they care for their spaces and it’s not a big leap to assume the inside of the house looks like the outside. I measure the success of a good front yard by how much I want to see the rest of the property. Other homeowners go with the standard foundation plants, an evergreen and a large lawn. While there’s nothing wrong with this default design, there’s also nothing inspiring about these yards either. They don’t leave me wanting more. (Just like the pig’s-in-a-blanket I was served at dinner last night.) n
THREE SIMPLE THINGS TO ADD BIG IMPACT 1. Add planters on each side of the door. Whether you have a green thumb or not, don’t rely on your flowerbeds to make a colourful statement. Planters are less maintenance and can be easily refilled. 2. Add a walkway. A front walk not only looks great, it’s more functional than a path off the driveway. Think ease of use for your guests. A walkway is better than trying to squeeze between a snow bank and a car in the driveway! 3. Front yard seating. This immediately makes a space feel more welcoming. Even if no one sits on the bench, inanimate objects look great in a garden… and require less work than a plant! So what is your yard saying? Is it time to make a change? Landscaping the front of your house not only is a secure investment, it’s the best way to make a fantastic first impression!
after
designing and building exceptional landscapes, irrigation systems and water features
2013 RRHBA Master Award Winner for
“Best Landscape Project”
Book early for Your 2015 Landscaping Needs!
After
before
306-535-0111 paramount.plantscapes@sasktel.net www.paramountplantscapes.com
NOW OPEN Explore Kensington Greens, a community of homes with classic architectural charm and enduring craftsmanship. Choose from a selection of affordable and spacious floor plans expertly designed by Regina’s most established home builders. Many homes feature front street verandahs, attached garages, larger back yards, rear lane access and wide lots, making for an inviting streetscape and friendlier neighbourhood. Located in north Regina, Kensington Greens is an architecturally styled development including park spaces, play areas for children and lit pedestrian walkways. Choice park facing sites are available for executive styled homes.
www.kensingtongreens.ca
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ow homeS Now opeN!
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ream D Come True
Lottery home delights winners
H
By miranda burski
aving the chance to move into your dream home is always an exciting experience. But when you’ve won that dream home in a lottery you had never entered before? That comes with a feeling that’s almost impossible to describe.
“There was a lot of shock and awe,” said Nelson Herrmann, who, along with his family, recently won the Hospitals of Regina Foundation show home lottery. Nelson’s wife, Hilary, was just as excited as her husband, though the shock of winning came in a slightly different form. “I wasn’t shocked that we won, I was shocked that I picked the winning ticket number,” she said. “I’ve never been so certain of anything in my life that we were going to win.”
Nelson and Hilary Herrmann with their three children, Lauren, Alexandra and William
44 You’re home Fall 2014
Nelson and Hilary had never bought tickets for the Hospitals of Regina Foundation lottery prior to this year. But, when he saw advertisements for the lottery in the spring, Nelson thought this year might be a good time to start. The family had always appreciated the amount of work the Hospitals of Regina Foundation puts into the lottery, and they know the money raised goes toward a good cause. Nelson told Hilary about his idea to buy tickets, and she took a look at the grand prize show home. That’s when she knew they had to enter. “I looked at the video, and I was like, ‘Okay, seriously, everything I could ever want in a house is in there,’ ” said Hilary. She explained that the family – Nelson, Hilary and their three children, Lauren, Alexandra and William – knew they would need to move soon. The 800-square foot house they had lived in for the past 10 years wasn’t big enough for them anymore, even with the eldest daughter having moved out. Hilary had been keeping a vision board, which she started in the fall of 2013, of everything she wanted in her dream home. The only thing that the lottery home was missing was a swimming pool.
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So, after viewing the house online, Hilary and Nelson bought tickets for the lottery on March 12. They found out they had won during the live draw on May 8, and took possession of the home on May 22. Most of the furniture they owned prior to winning is being stored until the family decides what they’d like to do with it. Despite not having many of their old possessions, the family feels right at home in their new house. Nelson has turned a portion of the garage into his ‘man cave’, including space where he can work on the motorcycle he has wanted to fix for the past 14 years. Hilary loves her new kitchen, and even ordered in new crystal glasses for both it and the bar downstairs. But both Nelson and Hilary said their favourite part of the house is the screened-in deck. “I love the screened-in deck; it’s the cat’s meow,” said Nelson. “Even if it’s kind of cool out, we can flick on the fireplace and it’s quite nice.” “Pretty much the only time that you don’t find one or both of us out there after hours… is if it’s pouring rain,” added Hilary. The family’s love of the house hasn’t gone unnoticed by its builders and designers at Varsity Homes Ltd. Colin Hanoski, site and service manager with Varsity Homes, said that the company couldn’t be happier about the Herrmann family’s reaction. “We’re very happy that the homeowners do appreciate the quality and the workmanship that we put into the house, and we’re also ecstatic that somebody local has won it and decided to move in.” Nelson and Hilary said they definitely appreciate all of the work that went into the home, as well as everything Varsity Homes has helped with since the family took possession of the house. “It’s just a huge blessing for our family,” said Hilary. She added that, at times, the whole experience still feels a bit dreamlike. “Surreal is the only word for it. It was definitely life-changing.” n 46 You’re home Fall 2014
LOTS TO COME HOME TO Fairways West is now selling premier walkout lots. Lots in the final phase of development are now available. All remaining lots back a park, the Joanne Goulet golf course or picturesque Wascana Creek. This quiet neighbourhood is bursting with green space and perfect for families that love the outdoors. Choose from a variety of Regina’s leading builders and find the home of your dreams in Fairways West. Learn more by visiting harvardcommunities.ca or call 306.777.0650.
L OC AT ED IN NOR T H W E S T R E GIN A
Institute works to create successful condominium communities
C
By tom eremondi
ommunity: a feeling of fellowship with others, as a result of sharing common attitudes, interests, and goals.
When it comes to condominiums, that’s what the Canadian Condominium Institute (CCI) has been creating for more than 30 years. “The institute was founded in 1982,” said Gerry Cairns, president of the CCI’s South Saskatchewan Chapter. “We’re the only national association that serves as a clearing house for issues relating to condominiums. We try to help our members in the operation of successful condominium corporations.” He notes the CCI does this by providing education sessions, public workshops, publications and other information. The CCI also encourages and provides objective research for practitioners and government agencies regarding all aspects of
Gerry Cairns, president of the CCI's South Saskatchewan Chapter.
condominium operations. They also lobby provincial and federal governments for improvements to legislation and advocate for higher standards in all services to the condominium client. The institute’s membership, which includes 3,000 people in the South Saskatchewan Chapter, is a mix of professionals and businesses involved with the industry as well as numerous condominium associations. This is an especially busy time for Cairns’ South Saskatchewan Chapter. Saskatchewan’s Condominium Property Act, originally created in 1993, was amended in 2013 and subsequent regulations came into effect this past June. “We’ll have a couple different seminars to offer people, one on the regulations and one specifically dealing with bare land condominiums as there seems to be a lot of confusion with those,” Cairns reports.
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The recent changes to the regulations were categorized into four areas, he explains. “These were insurance, condominium conversions, dispute resolution, and consumer protection. The changes are very timely and came because of public calls, especially with regards to large numbers of apartments being converted to condominiums.
Cairns adds that another set of regulations will be implemented in April, 2015. “These include requiring condominium corporations to have audited annual returns and to also conduct a study of reserve funds every 5 years where it was previously 10.”
“Now there has to be a mandatory reserve fund study, which is part of the disclosure package provided to the new owner,” said Cairns. “Essentially developers are required to tell buyers what’s going on and what may happen in the near future. It protects people who are just moving into condos from dealing with unforeseen circumstances.”
“These regulations are widespread and affect developers and buyers alike while affording much more protection and disclosure to consumers,” said Cairns.
Another major change was to restrict conversions unless a community’s vacancy rate was higher than 2.5 per cent, meaning a certain number of rental units are required before conversions can occur. Other modifications see corporations having to carry director’s and officer’s liability on bare land condominiums. Developers are also being required to create standard unit descriptions for insurance purposes. New regulations stipulate that bonds or letters of credit must be provided, and that interested parties can seek court orders requiring condominium corporations to fulfill their duties under the act and seek damages if this is not happening. “Another significant new regulation requires boards to have a two-thirds majority before making major changes to the way they operate,” Cairns continues. “This prevents bodies from just ramming changes through. They have to work harder to seek consent.”
There also will be limits established on administration, service fees and other charges condominium corporations implement.
He offers sound advice for prospective owners. “When you’re touring the condominium, talk to other owners and ask them what they think of how their corporation is operated, if they like the board or their neighbours and if there are any issues. People will get much information from the disclosure but it sure doesn’t hurt to talk to other people in the building. They can find out a lot that way.” This is all so crucial because there are more condominiums being built or converted, especially in a hot housing market, said Cairns. “The chances of people owning a condominium as opposed to a single-family-house are so much greater particularly because of cost of housing these days. It’s easier to get into a condo than a home.” The CCI has more than a dozen chapters representing thousands of interested parties across Canada. In addition to the South Saskatchewan Chapter, Saskatoon is home to its North Saskatchewan Chapter. For more information, visit cci.ca or to see upcoming education events in Regina and area, visit cci.ca/SSC/index.html . n
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You’re home Fall 2014 49
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urban planning:
Residential and commercial development meet at Gateway in The Greens
T
By Wendy Livingstone
he skyline of The Greens on Gardiner will soon be changing, as a new, five-storey condominium development takes shape in the coming months on Green Apple Drive, adjacent to Chuka Boulevard. The ground has been broken and work has begun on Gateway in The Greens, a project by Regina developer Pekarbilt Homes and Commercial Ltd. The development will comprise more than 150 condos, with nearly 30 commercial sites occupying the main floor of the building – bringing the convenience of businesses such as dentists’ offices, beauty salons and coffee shops literally to the residents’ doors. Other nearby amenities include East Regina’s many restaurants, medical facilities and retail stores just minutes away. The Greens on Gardiner is known for being a community focused on a greener lifestyle, with a system of neighbourhood walking 52 You’re home Fall 2014
paths and more than 40 acres of green space, plus an environmental reserve. Gateway in The Greens is honouring that dedication and encouraging an active lifestyle. “The whole neighbourhood is supposed to be a pedestrian-friendly development, so the concept of our project is pedestrian-friendly as well,” said Pekarbilt sales and operations manager Dale Metcalf. “There are large amenity areas and outdoor spaces that are incorporated into the overall design of the whole complex.” The development is also being built in an environmentallyconscious manner: “That’s through designing efficient heating systems, efficient cooling systems and making sure that all of the building envelope is correctly sealed and there’s no air leakage throughout the building,” said Metcalf. Exterior walls will have R20 insulation and the roof will have R40 effective insulation.
Current Trends in Window Coverings 2014 So Regina, what are the current fashions in window coverings? The key words are no fuss and minimalism with an emphasis on crisp, straight lines. Gone are the days of heavy draped effects using jabots and swags; tab curtains or gathered valances. The new styles are not your grandma’s!
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Let Your Decorating Inspiration Begin with Colour
When decorating your home, the natural place to start is with colour so why not take a look at how colours make us feel? Here are some tips on what colours do to create moods: 1. Bright Colours — vibrant shades of green and blue, yellow, and orange — provide an expansive feeling. These are friendly, happy colours that encourage communication and are therefore especially welcome in the dining area and kitchen. 2. Dark Colours — such as red, purple, blue, and dark shades of green, can have a constricting and gloomy effect. But when applied in the right place or as accent elements, they can help convey comfort and security. Red raises the energy level of a room, but it may also make people more irritable and hostile — so it’s not a good choice for a child’s room. Use it as an accent rather than a base room colour. 3. Warm Colours — orange and yellow hues, for example — raise the perceived temperature of a room. For that reason, they’re best used in rooms that face north. Because they inspire activity, avoid them in rooms meant for relaxation, like the bedroom. 4. Cold Colours — such as icy blues and green, have a calming effect. They are especially wellsuited for bedrooms; they help you to go to bed relaxed in the evening and wake up refreshed the next morning.
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Individuals and families with a wide range of lifestyles and incomes will make Gateway in The Greens their home.
Individuals and families with a wide range of lifestyles and incomes will make Gateway in The Greens their home. “It reaches a broad market because we will have entry-level units, single-bedroom apartment-style condo units that are in the 600- to 700-square-foot range – ranging through as we progress up through the building to higher end or penthouse suites,” said Metcalf. “The higher end condo units would be $1,000,000-plus. They are the fully customized
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penthouse suites on the top floor.” Some of the units on the upper floor are two-storeys high. The exterior of the building will be finished with composite siding, acrylic stucco, aluminum detailing and manufactured stone product. Fascia, soffits and downspouts will be made of maintenance-free aluminum. The windows will be a black, metal-clad, Low-E, hybrid PVC/aluminum curtain wall system, chosen for architectural beauty and to withstand Saskatchewan’s extreme fluctuations in temperature. Each unit will have a deck, with some stretching as large as 700 square feet. All interior walls, except those in the basement, will be nine-feet high. Lamett Laurentions oak hardwood floors will be installed throughout the living room, kitchen and dining areas; 36-ounce nylon carpet will be installed in bedrooms and dens. A stainless steel appliance package, with a fridge, stove, dishwasher, washer/dryer and over-the-range microwave, will be included with each unit. Several options, such as glasstile backsplashes and gloss white designer cabinets, will be available to home buyers.
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Interior drywall will feature bullnose corners, and all ceilings – except bathrooms, closets and bulkheads – will have a textured finish. Parkade parking, with storage at the front of each vehicle, will be available on some units. Abundant visitor parking will be conveniently located around the U-shaped building. The first half of the project, Phase One, which has already begun, will take anywhere from 18 months to two years to complete. To find out more, visit www.gatewayregina.com. n
54 You’re home Fall 2014
Ask Askanan expert yyoouurr hhoommee
Bijan Bhimani Eric Johnson Miller Thomson Lawyers/Advocates 306.347.8300 bbhimani@millerthomson.com ejohnson@millerthomson.com
and andthe theLAW LAW
A senior citizen with a disability, who is interested in purchasing a condo, would be wise to determine what the condo bylaws and policies provide in terms of the extent of any accommodations that would be allowed for the disability, and who will be responsible for the cost. Advice from a lawyer, with knowledge about condominiums, can assist the senior looking for answers to these questions.
Q: I want to downsize, but I also have a physical/mental disability. Is a condo right for me? A: The idea of not having to maintain their own house is an enticing prospect for many seniors. By contrast, living in a condo may intimidate a senior with a disability. Physical impairments and mental illnesses constitute disabilities under The Saskatchewan Human Rights Code. Condo corporations therefore have a legal obligation to accommodate these disabilities to the extent that it doesn’t cause them “undue hardship.” What constitutes “undue hardship” depends on the individual facts and circumstances of each case. Condo corporations may have to allow certain changes to be made to an individual unit, or modifications to common areas, if a condo owner’s disability necessitates such change. This includes, but is not limited to, the installation of accessibility ramps, greater soundproofing, and even permitting structural changes to be made to the owner’s unit.
Q: Who is responsible for the costs of any required accommodations? A: This depends on the nature of the request and what the condo bylaws and policies provide. If the accommodation is made for the exclusive use of the resident in their unit, the resident will generally be responsible for the costs. If the accommodation is to a nonexclusive use, the condo corporation may be responsible for the cost. There are exceptions to both of these rules, however. It depends on what is stated in the condo bylaws. Q: What steps can I take to establish a dialogue with the condo corporation to ensure my health-related needs are met? A: As the state of a senior’s health evolves, he or she should disclose any health-related needs to the condo corporation as soon as possible. This includes providing contact information for family members and necessary third-party medical professionals. By doing so, the condo corporation is better equipped to anticipate problems and jointly devise solutions with residents. Condo corporations may have a protocol for responding to requests for accommodation. The corporation is obliged to respond to all accommodation requests in a meaningful and timely manner. Residents need to be aware of the proper channels for continuing their dialogue with the condo corporation thereby ensuring that their health-related needs continue to be met. n
Making sense of real estate law Buying. Selling. Contracts. Transactions. The ins and outs of real estate law are detailed and many. Legal expertise, knowledge of the region and a genuine approach to doing business are what you need to simplify the process. At Miller Thomson, our goal is to be your only source when it comes to your legal real estate matters. Our lawyers in Regina—with access to a national network of ten offices across the country—can offer you the solutions, both large and small, that your home building business needs. Contact us to learn more: Miller Thomson Regina regina@millerthomson.com 306. 347.8300
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You’re home Fall 2014 55 MT_Your Home Ad_v1.indd 1
10/12/2012 4:49:54 PM
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A Message from MIKE HOLMES, Canada’s Most Trusted Contractor I am proud to welcome Emerald Park Homes into the Holmes Approved Homes program as my first partner builder in Regina. Why? Because they understand that building a home means building your future, and they care. Emerald Park Homes is an honest builder with honest values. Garry’s been in the business for over 30 years—I’ve been in the business for over 30 years. They own a family business. So do I. We understand the same principles of building right. We share the same values when it comes to proper construction, and what that means for you and your family. Bottom line: When you buy a Holmes Approved Emerald Park home, you are buying a home that’s built to last. Peace of mind is what we’re about. Building right is what we’re about. Giving you a home that is healthy, strong, protected—and looks good, too—this is what we’re about.
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ondo C
Protect your
O
By ashleigh mattern
Investment
wning a condominium comes with a different set of circumstances than owning a single-family home. You own your unit, but share ownership of the building. The condo corporation helps manage the property, fulfilling tasks like buying insurance for the shared assets.
than a tenant will. So even though you have more coverage, it's actually less expensive."
This unique situation leads some condo owners to the misconception that if there's insurance on the building, they don't need any extra insurance, said Jim MacKenzie, a Regina insurance broker. MacKenzie is also national chair and national past-president of the Canadian Condominium Institute.
This last point – insurance for improvements and betterments – is one that can come as a surprise to some condo owners, says MacKenzie.
"Residential condo corporation insurance is the most complicated residential insurance situation there is," he said. The most obvious insurance condo owners need is for belongings, which spurs some people to buy tenant insurance, but MacKenzie says a condo policy covers a lot more. "It covers you better, and it's usually cheaper," he said. "Because you're not a tenant, you're an owner, and an owner situation is a better situation. You'll probably take better care of your property
What quality of air are you breathing?
A condo unit owners’ policy is a lot like tenant insurance, covering contents, loss assessment, personal liability, and improvements and betterments.
"The condo corporation generally insures the units as they were built, or if they were a conversion, as they were converted, so any improvements or betterments made – such as upgraded kitchens, upgraded floorings, or basement developments if it was a townhouse style condo – any of those improvements would not automatically be insured by the condo corporation in most places." Even if the renovations were made by a previous owner, the current owner would still have the obligation to insure them. Decks can also fall under improvements, leading to a potentially tricky situation because they are upgrades to the house, which are MCKERCHER LLP BARRISTERS & SOLICITORS
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usually the condo owner's responsibility, but they are also on the exterior of the building, which is generally insured by the corporation. But every condo corporation is different, so the key to getting the right insurance is to look at the bylaws. Condo corporations are like minigovernments, and the bylaws lay out the laws of the land, including details about how insurance works for your community. MacKenzie says you also want to look at the insurance certificate for the complex. "With all but a few exceptions, the condo corporation is going to have insurance on the buildings, and you want to know what insurance they have; you want to make sure the limits they have seem reasonable, because of course if they're too low, you're going to have a problem, potentially, even though it wasn't your decision. "And you want to find out what their deductible is. There are some situations where the condo corporation is allowed to make you pay the deductible. If the loss originates in your unit, you can be required to pay the deductible, so if it's a really high deductible, that's going to affect the insurance you buy." When purchasing a policy, your broker should read the bylaws and insurance certificate, and you also need to provide them with a dollar value for your belongings, and an idea of what improvements and betterments have been done to the home. Once the details are known, the broker will set you up with the appropriate insurance coverage. Buying a condominium is different than buying a house, and the savvy shopper will employ a real estate agent and lawyer who know the ins and outs of condo purchases. MacKenzie says the same standards should apply when shopping for condo insurance. It's all about due diligence, he says. "Basically, there are two policies that work together here and so you want to make sure you know what their policy does and make sure that yours fills in the gaps." n
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Cozy
up to fall
By jeannie armstrong
M
other Nature is changing colours to celebrate a new season; so should your home décor! Regina decorating consultant Ingrid Ruud, owner of Ingrid Ruud Decor8... Ing, offers five ways to cozy up to fall and bring autumn’s splendour into your home.
1. CREATE AUTUMN VIGNETTES “Transitioning from summer to fall can be fun and exciting by adding accents to your home,” said Ingrid. She suggests creating vignettes, or groupings of three or five accessories to brighten a dark corner or add personality to a room. Ingrid compares a vignette to a “gorgeous still life that creates a mood and makes a room look polished and put together.” The key to a visually interesting vignette is to vary the heights of the items you are displaying, she suggests. “To elevate certain items, I use vintage leather-bound Readers’ Digest books, purchased at used book sales, stacking them to achieve elevation. Placing a short lamp on a book gives it a little more height.”
2. BRING THE OUTDOORS IN “Fall is peeking its head around the corner and we will all miss our beautiful garden flowers. That’s not going to stop me. I purchased a bag of flower bulbs and planted them on September 1st. That’s going to be the starting point of my dining room table vignette,” says Ingrid. “I purchased tulips because I’m Dutch. It really should be a fall flower, but for me, it’s going to be tulips!” Ingrid also loves decorating with plants – live or silk. “They look beautiful and fill up the spaces in your home.”
60 You’re home Fall 2014
3. go wild! Trends come and go, but the ‘safari’ look is here to stay, says Ingrid. “A little ‘safari’ here and there can add a touch of class to any room for the coming season. For fall, select accessories in shades of brown and gold. For winter, make the switch to black and white.” Think zebra!
4. Fabricate! Use fabric as an affordable way to add autumn spice to your decor. “Drape a warm, cozy throw over a chair or sofa,” says Ingrid. “Another way to warm up your room is to layer a variety of patterned or velvet throw cushions on your sofa or sectional. Velvet is back with a vengeance this season!” One or two upholstered conversation chairs are a sure way to jazz up your living room, says Ingrid, who with the assistance of Julia Yagelniski, recently staged Homes by Deveraux’s new show home at 4501 Green Apple Drive. “Everyone is talking about the green ‘ripple’ chairs – they set the tone for the entire home.”
5. make your walls talk “Changing your wall art is a very effective way to make the transition to a new season,” said Ingrid. An easy and affordable way to add pizzazz to plain walls is to purchase three vinyl ceiling medallions at your local home improvement store, she suggests. “Paint them out in different autumn shades and hang them on the wall.” Accessorizing your home for an incoming season can be fun and easy. “It simply takes a little time, energy and placement to give your home a bit of spark,” said Ingrid. For more great decorating tips, check out Ingrid Ruud’s new blog site at TheEmeraldGreenFence.com. n
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Garden-style condos Offer park-like setting
A
By michele tyndall
builder of custom homes in Regina for over 30 years, Sun West Construction Ltd. takes great pride in its latest project: Green Stone Condominiums.
Located in The Greens on Gardiner in Regina’s east end, Green Stone Condominiums are unique open-style townhouses that offer all the amenities of city living, while surrounding residents with inviting green space. Beautiful landscaping throughout the complex as well as the nearby Green Meadow Park give homeowners in Green Stone Condominiums a unique taste of rural peace while still being within 15 minutes from downtown Regina. A large number of retail stores, restaurants and services available in east Regina are just minutes away. Natural beauty is in abundance in The Greens on Gardiner. The neighbourhood, designed by Yagar Developments Inc., features over 40 acres of green space plus an environmental reserve. An extensive system of neighbourhood walking paths encourages active living, as you walk, jog or bike the trails. The Green Stone Condominiums also integrates outdoor beauty into the exteriors and interiors of their units. These garden-style condominiums feature separate entrances for the upper and lower level units, as well as individual patios and balconies that invite outdoor living. Multiple windows illuminate each unit with natural light. Residents of Green Stone Condominiums will also get to enjoy the park-like setting of the common green space in the center of the complex. One of the most important factors in green architecture is durability, and to that end, all of the units in Green Stone are finished in lowmaintenance, durable James Hardie™ cement fibre siding. This environmentally sustainable product is produced from cement, fibre, sand and water, and contains no asbestos, formaldehyde, petroleum-based products or toxic compounds that are harmful to the environment. This choice of material is just one example of the commitment to green building found throughout this townhouse community. 62 You’re home Fall 2014
‘Green thinking’ is also evident in the choice of a tankless water heater for each unit in Green Stone. These innovative systems provide significant energy savings over traditional tank-type heaters which makes them more cost efficient in the long run. Because they are much smaller than a traditional water heater, the tankless systems free up valuable living space, allowing the builder to design open concept interiors which include two bedrooms and two bathrooms. Green Stone Condominiums take their commitment to green architecture seriously but that doesn’t mean losing any of the luxuries that make these units inviting and comfortable homes. Air conditioning, natural gas BBQ hook ups, parking with electricity and plenty of storage space are just a few of the great amenities potential buyers can expect to find. Many of the units also include a detached garage. Inside each 1,040 square foot unit, the marriage of sustainability and welcoming design continues, with nine-foot ceilings throughout the ground level units and vaulted ceilings in the upper units. All of the kitchens include stainless steel appliances and feature custom cabinets by Kekuli Bay of Fanny’s Furniture & Kitchens, whose handcrafted quality and use of sustainable woods make them a trusted name in the industry. Many of the features of these townhouse-style units are customizable, depending on the time of inquiry during the build. Potential homeowners can choose from a wide selection of interior finishes including cabinetry and counters, walls and flooring, paint colours and lighting. Green Stone Condominiums are designed to suit today’s homeowner, with affordable pricing, top quality construction and a unique green space concept. Environmentally-conscious and ideal for every lifestyle, Green Stone Condominiums in The Greens on Gardiner are the perfect choice for a new home. To learn more about Green Stone Condominiums, find them on Facebook or visit the show home located at 4205 Green Apple Drive, from 2:00 to 4:00 p.m. on Saturdays and Sundays. n
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New window fashions have it
Shade
made in the
S
By jesse green
hades have come a long way since those hard plastic, spring-loaded numbers from the 1970s. Shades, sheers and louvers come in a wide selection of soft fabrics, including some translucent materials. They can function like a shutter or shade while offering the elegance of a drapery. In addition to the honeycomb style, there are Roman shades or textured woven wood shades. Today’s shades come in horizontal and vertical with a huge selection of materials, textures, colours and styles. Window fashions have also embraced technology – in a big way! Do you want to control your shades with your smart phone? Are you looking for a window covering that can diffuse different amounts of light depending on the time of day? Today’s window coverings can do it all – everything but the dusting! The Platinum App from Hunter Douglas changes the way people live in their homes by allowing users to ‘set the scene’ with the tap of a finger. Scenes are programmed into an Apple device and, with a touch, the ‘good morning’ scene may raise the shades in the kitchen or the ‘afternoon nap’ scene may lower the blinds in junior’s room. In addition, users can set automatic timed scenes or control settings by window, room or the whole home. Superblinds & Draperies of Regina is the city’s only Hunter Douglas gallery store, which means customers can access the entire Hunter Douglas line, including their exclusive Alustra products. Owners and expert design consultants Anita LaLonde and Lisa Millar are on hand to navigate clients through the world of window coverings to find a style that fits their lifestyle, personality and budget. The Silhouette with A Deux is one of the newest product innovations. It offers up to 88 per cent ultraviolet protection with 64 You’re home Fall 2014
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Ripplinger Homes has been building homes in Regina for over 17 years! Awarded the New Home Warranty Program of Saskatchewan Customer Choice award for numerous years, Ken and Leanne Ripplinger are proud of the team environment that Ripplinger Homes operates in with excellent people who consistently provide quality workmanship and superior customer service. From modern to traditional, we design and build homes to fit your style. Building a new home is exciting. Our fantastic team will help you through the process to keep your home on time and budget. With us, creating your dream home is enjoyable! Our homes are built to make a lasting impression, not a first impression. If you have a design in mind or are just looking at the possibility of building your dream home, visit one of our showhomes to see the fine quality and craftsmanship that goes into all the homes we build. For a list of showhomes and homes for sale visit our website at www.ripplingerhomes.ca .
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Shades have come a long way since those hard plastic, spring-loaded numbers from the 1970s. vanes open, yet still allows the sunlight in. Belongings are protected and the natural light flows, meaning more zen and less energy consumption. The construction is called Signature S Vanes where fabric vanes are suspended between two sheers to offer precise lighting control. They are available in a number of manual lift options and, as with virtually all their systems, the Silhouette line can be purchased with motorization. Motorized lifts come in two options. The battery-
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66 You’re home Fall 2014
operated style is mounted the same as a manual blind, only they have a small battery pack tucked into the head rails. The hard-wired systems require a bit of foresight; electricians will wire these into the home and so this is usually reserved for a new build or large renovation project. Each of these can be controlled by a hand-held remote, a wall switch or with the Platinum App. These lift systems from Hunter Douglas, along with the company’s many manual lift options, offer enhanced safety making them perfect for homes with young children and pets. The Duette Architella Honeycomb Shade Collection has the highest energy efficiency rating on the market. Its honeycomb-withina-honeycomb design reduces energy loss up to 50 per cent per window. New is the IllumiCell, a clear inner cell that offers great light transmission with the same energy savings as a fabric inner cell. The shade fabrics are anti-static, dust- and soil-resistant and are made using TruePleat construction to keep shades crisp. If the immense Hunter Douglas product line is feeling a little overwhelming, turn to LaLonde and Millar, who know the home is a reflection of personal style. “We’ve worked really hard to build relationships, and so we’re constantly working with repeat clients and referrals where we’ve worked with the whole family. We’re so hands-on, and if clients need help or are looking to change products 15 years later, we’re here for them,” said Millar. They are experienced at helping clients choose the right product the first time, and they back it up with the Hunter Douglas 20/20 Gold Guarantee. Simply put, the 20/20 Guarantee takes the fear out of purchasing a large ticket item for the home. If customers aren’t completely happy with their new window coverings within the first 20 days, Superblinds & Draperies will replace them with a Hunter Douglas product of the same or lesser value. Consultations are broken into two parts and include a session in the showroom where clients can see the 40-plus displays and how they operate. The second consultation is in the home where final measurements are taken and the perfect colours and fabrics are chosen. Innovations mean shades can do the impossible; save energy and protect furnishings from harmful UV rays while offering a clear view, provide privacy at night and welcome in the sunshine for morning coffee. Superblinds & Draperies can be found online at superblindsregina.com. n
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Hear That?
By tom eremondi
New condos offer superior
W
hile townhome living offers numerous advantages, builders say there are two main concerns often shared by buyers and potential buyers.
“People are first of all concerned with parking,” explains Patrick Mah with Regina’s North Ridge Development Corporation. “The other major concern is sound being transferred from one unit to another.”
While Mah says this is just something one might expect when you’re sharing a wall with common neighbors, there are several innovative solutions that builders employ to help deaden sound that buyers should ask about when shopping for a townhome. “There are three main solutions I see on the market today,” said Mah. One solution that some builders utilize is a double drywall system. “Drywall in itself has some sound-deadening properties, so what a builder does is put a second sheet of drywall on each side of common walls.”
“Making Safety Everyone’s Business”
Another option is to use a product called Roxul insulation or mineral wool. “This insulation basically is a more dense and rigid insulation with sound-deadening properties. This is a fairly strong option as well,” said Mah. Mah says the preferred method employed by North Ridge in townhouse communities across Regina is a blown-in insulation system. “On one side of the space within the common wall we’ll attach a piece of poly and what we call a flex board, which is a quarter-inch piece of extra drywall and serves to hold the poly into place. Then we blow a fibrous, nonsettling material into the wall cavity, covering everything.”
Providing cost effective, quality safety training and advice to the construction industry in Saskatchewan Your Home Builder’s Partner in Achieving 498 Henderson Drive | Regina SK S4N 6E3 | 306.525.0175 www.scsaonline.ca f t in 68 You’re home Fall 2014
Mah says there’s one large advantage with the blown-in material. When rigid batt insulation is used, builders need to work the rigid insulation around each penetration (such as electrical boxes) in the party wall. With every penetration there is a risk that a gap will be missed in the sound barrier where noise could leak through. “We feel that the blown-in insulation serves better to consistently cover any gaps where noise may get through,” Mah explains.
sound barrier solutions North Ridge adds yet another line of defense against sound invasion. “On the other side of the flex board, we use what’s called a resilient channel. These are long steel strips with raised ridges that look like tracks. They’re meant to act as absorbers for vibrations and help stop sound transmission through the wall.
Mah also says that, while the majority of condos that the Regina company builds are townhomes, North Ridge will employ the same method when constructing apartment-style condominiums. In this case, the insulation would also be added between common floors as well as walls.
“There’s a science behind the concept that says every additional material you put into a wall, whether it be metal, drywall or insulation, will serve to reflect different types of sound waves.” Mah says this method is used for every party or common wall in the vast majority of the townhome condominium developments they build. “There are some areas where it’s just not practical to blow insulation in so we’ll use the next best method, which is the Roxul insulation.”
For a listing of available townhome projects and other North Ridge offerings, visit northridgeregina.com. n
He notes that the method has been utilized by North Ridge’s head office in Saskatoon for years and that the company is very likely unique in employing it. “This system adds costs and additional processes but we feel it’s worth it for the comfort of home owners.” Mah does admit that the system isn’t completely bulletproof. “We do feel, though, that it takes away about 80 to 90 per cent of the sound transferred between units. There are still some extremely loud sounds that may get through but your more common everyday sounds will be blocked.” He adds that, based on the fact that they don’t receive much negative feedback, the practice is obviously working. “We don’t get a lot of calls from people complaining about sound. We know from experience that this is a trigger point for dissatisfaction so we’re confident it’s working.”
Visit our large showroom to see the latest designs in home lighting. From traditional to ultra-contemporary, our friendly and helpful staff will find the right lighting solution for your needs.
2101 - 7th Avenue, Regina Phone: 306-525-8301 Fax: 306-525-0753 www.richardsonlighting.com You’re home Fall 2014 69
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Enjoy orlds W A
of Both
the Best
By michele tyndall Photos by Wendy Livingstone
t Timber Creek, homeowners can enjoy the privacy of a luxury detached home, along with the maintenancefree lifestyle of a condo community.
“Timber Creek has a unique look and feel, where homeowners can benefit from having their own home on their own land while sharing amenities and enjoying a more maintenance-free experience,” said Heather McGinnis of Munro Homes Ltd.
“Timber Creek offers residents more options than traditional homes or condominiums. It provides the best of both options: the convenience and security of a condo, while receiving what you expect with a new custom home,” said Samuel Sthamann of Sthamann Homes Inc. A joint effort of Sthamann Homes and Munro Homes, Timber Creek is a bare land condo development, meaning the purchaser will own the home and land but exterior yard maintenance is handled by the condominium association. This type of home appeals to busy professionals who don't always have time to work in the yard or retired individuals who travel and are away for months at a time and don't want to worry about their home. With over 60 years combined experience as home builders,
Munro Homes and Sthamann Homes are well suited to creating the unique look of the Timber Creek homes. Based on their long-term commitment to the building industry in Regina and their well-known quality of service, the partnership between the two companies guarantees not only compliance with the architectural guidelines for The Creeks project, as well as the satisfaction of potential homeowners. Designed to create the feeling of an upscale mountain resort, featuring beautiful exteriors, Timber Creek features singlefamily detached homes custom designed to meet homeowners’ needs and budget, including amenities such as full yards with optional privacy fences and double and triple car garages.
Located adjacent to Wascana View and Chuka Creek in southeast Regina, Timber Creek is unique in that it gives people the ability to choose a lot and custom design their home, without being restricted by attached or apartment-style living. Everything from floor plans to finishes are customizable to the homeowners’ personal tastes. Both companies involved in the build share the same high standards of quality and commitment to personalized customer service that makes purchasing a home in Timber Creek a great experience. You’re home Fall 2014 71
At Timber Creek, homeowners can enjoy the privacy of a luxury detached home along with the maintenance-free lifestyle of a condo community. Whether customers choose to have their home designed and built by Munro Homes or Sthamann Homes, they can be sure that their home will be built to ENERGY STAR® standards with high-efficient selections and will have a full warranty under the New Home Warranty Program of Saskatchewan. Timber Creek allows customers to live in a condo-setting without any compromises. The homes are nestled in a quiet bay to provide privacy while being close to all amenities, including parks and shopping. The year-round professional yard maintenance is perfect for retirees, families with summer cottages, travelling business people or anyone looking to own a home without the worry of shovelling snow in the winter or mowing the lawn in the summer. A home purchase in Timber Creek is a convenient and personal experience where potential homeowners work directly with the builders from start to finish, ensuring homes of quality construction that are well designed, aesthetically pleasing and unique to their owners. Timber Creek provides homeowners with custom, innovative interiors to enhance their maintenance-free exteriors and complement any lifestyle. The Timber Creek project reflects the excellent quality and diverse design ideas that Munro Homes and Sthamann Homes bring to everything from plumbing and roofing to custom-built cabinets and interior finishes with a designer flair. With so much new development in the city, home buyers can be assured that a home in Timber Creek is going to be built by trusted and experienced Regina home builders who are committed to their clients and to serving their community. Timber Creek is truly a place to call home. For more information, visit www.munrohomes.com and www.sthamannhomes.com. n 72 You’re home Fall 2014
Style, Selection, & Service
The Bevelled Edge fabricates countertops from a variety of materials in their warehouse. They build laminate, solid surface, granite and quartz countertops. There is something for every lifestyle and every budget. They also assist their customers by providing one stop shopping for sinks, faucets and wall tile. The Bevelled Edge Countertops, a local countertop business, has provided superior service to the people of Regina for 14 years. Their wide variety of countertops and unparalleled service, with experienced staff members, has earned the family business the Consumer Choice Award in the countertops category for 2 consecutive years.
1145 Rose Street, Regina (306) 790-8488 www.thebevellededge.com
Reconnecting
Lafarge North America: a concrete part of Regina's past and future By andrew livingstone Photos by Wendy Livingstone
A
s a company founded in 1833 that has had a place in Canada since 1956, Lafarge North America has a long and impressive history. Their story merged with Regina’s when the concrete manufacturer became a part of this city’s construction community. Having literally created the foundations of many Regina homes, Lafarge continues to mix the concrete that helps to build the future of our community. Since arriving on Regina’s construction scene through the acquisition of a company called Dominion Line in 1972, Lafarge has been a part of the city through boom and bust. “The plant that I’m familiar with was built in 1982, and there were some very 74 You’re home Fall 2014
big years for the company here in the mid-’80s,” said Bill Genert, general manager of Lafarge’s Regina branch. “Then, along with everyone else in business, whether it was the home-building business or commercial, we went through the slump of the late ’80s and early ’90s and actually struggled to survive.” In recent years, Lafarge’s tenacity has certainly paid off. “Since I took over in 1996, we’ve steadily been growing along with the city,” Genert said. “We’ve gone from six trucks to 16 trucks. Last year, we invested heavily and built a brand new, state-of-the-art concrete production facility with our own quality control [QC] lab that is CSA-certified.”
"Our quality assurance is second to none. This ensures that home builders are getting the quality of concrete as specified." That investment in reliability and quality assurance is a source of pride for Lafarge. “We’re the only ready-mixed supplier in town with a QC lab that’s CSA-certified. We test each type of concrete that leaves here – that’s a service that we offer for the home-building community,” said Genert. “Our quality assurance is second to none. This ensures that home builders are getting the quality of concrete as specified.” The Lafarge lab is also used to develop new products. “Lafarge is very innovative,” Genert said. “We have a whole line of branded concrete, like Artevia (a liquid colour machine that can make up to 500 different colours of concrete), Chronolia, Extensia, Agilia and a line of ultra-brand products.” The sophistication and reliability of Lafarge’s operations will serve it well as it helps to tackle what may be Regina’s most ambitious undertaking to date: the Stadium Project. “It is a good-sized job for us,” Genert said. “We anticipate delivering 8,000 truckloads to supply the project.” Lafarge has been a member of the Regina & Region Home Builders’ Association (RRHBA) since 1975. Genert says that 76 You’re home Fall 2014
affiliation has been particularly advantageous. “I’ve been with Lafarge for 38 years, but I started in this location in 1996,” he said. “Coming in as a new general manager, I wasn’t familiar with a lot of home builders, and it was through the Association that I got to know a lot of them and develop my relationships with them.” Now, he said, many of those RRHBA colleagues are long-time personal friends. “It started through the Association, for sure. That’s how you get to know people: by going to the Association functions and sponsoring some of the dinner meetings that they have.” Beyond the personal level, those gatherings play a role in celebrating home-building companies and the industry as a whole, which is why Lafarge remains a dinner sponsor of the RRHBA Master Awards. “We think that the Awards Dinner itself gives the home builders a chance to recognize the good work that they do, and I think that’s important,” said Genert. “The reason why we’ve been a member for nearly 40 years is the exposure that you get and the recognition, as well as the networking opportunities that are available.” n
For more inFormation
306-789-0891
www.mapleridgeregina.com ParticiPating Builders
306-789-6080
306-525-2329
306-569-3456
306-789-0136 306-949-0290
Ask an expert
your home
in Design By Brenda Gordon & Launa Koch
Brenda Gordon and Launa Koch, Design Consultants Alford Floors & Interiors (1967) Ltd. 306.522.5651 bgordon@alfords.ca lkoch@alfords.ca
Q: What makes condos so appealing? A:
Many people find condo life appealing. A condo allows for home ownership without all the financial upkeep and time commitment that a house requires. Condos are good for people transitioning between renting and home ownership, and also for down-sizing later in life. Customizing the interior is up to the homeowner, however the exterior usually has some limitations as the exterior is common property. Condos come in a variety of types: townhouses, apartments, high or low rises and duplexes – just to name a few.
Q: What are the steps I should take to transition between a house and a smaller condo? A.
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Moving to a condo from a house usually means smaller square footage and less storage space. It is important to consider what items are absolutely necessary to move into your new space, and what items can be purged. Planning ahead and staying organized will make the transition much easier and less stressful. Make a floor plan of your new space and take measurements and pictures. As you go through your existing items in your house, study your new floor plan and designate the placement of furniture in the condo. Items that won’t be coming with you in the new move can be sold or donated. Renting a storage unit can be a good temporary solution if you’re in a time crunch. Keep track of what you have in there and be sure to purge unnecessary items when there’s time. If down-sizing is a much bigger undertaking than you are able to manage, there are services available through local businesses.
Q: How can I increase the amount of storage in my condo? A: In smaller spaces it is best to keep the clutter behind closed doors. If you find that you need more storage, consider built-ins throughout the condo. They are a great way to add storage and character to a room. Paint the built-ins the same as the wall colour in smaller rooms for a calming effect, or go bold to create a focal point. You can also purchase several wardrobes and create a wall unit. Get enough storage for what you need and this will be your gauge for when you need to purge again! Make use of awkward spaces, like under the couch or bed, with thin storage containers. Vertical space is usually underused, so floor to ceiling shelving in these spaces will give you lots of storage room. Furniture pieces can be used as storage as well. End tables with drawers and storage ottomans can give much needed storage space. For shelves and bookcases, make use of baskets, bins, and magazine holders in coordinating colours to keep things neat and tidy.
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Q: Is there anything I should consider when purchasing a new build? A: If you purchase a condo that is in the process of being built, there is potential to make changes to the floor plan to better suit your needs. Someone who does a lot of cooking and entertaining may make better use of a larger pantry and counter space than someone who usually eats out. Take a good look at how you are currently living and try to envision yourself in the condo. You might not be able to make major structural changes but you could tweak the floor plan enough to get the most out of the space. Consider the appliances as well. A stackable washer and dryer could save a lot of space, as would a small cooktop.
What will YOU Build? Paint a Wall
Swing a Hammer
Change a Life
Volunteer with us! Come for one day - or more Individuals and Groups Welcome Beginners to Tradespeople Volunteers needed Tuesday to Saturday Kelsey Stewart Volunteer Coordinator kstewart@habitatregina.ca (306) 522-9733
80 You’re home Fall 2014
Q: How can I personalize my exterior? A: The exterior of your condo is usually off limits when it comes to changes as it is owned in common with everyone else in the condo. Always get approval from your condo association when it comes to any changes to the exterior. If you have an outdoor space, decorate it with potted plants, lighting – even art work and sculpture. If your space is limited, limit your decorations! A few well-placed pots and lighting will look much more polished than an overload of decorations. In apartment condos, a seasonal wreath on the door and a colourful mat can be added. Not only will they liven up the entrance, but they will make a great identifier for company. n
aradise PFound
By carol todd
Roof-top garden adds wow factor
L
ook up! Look waay up – to a roof-top retreat in the heart of the city.
The new Centre Square Place development is close to downtown, Wascana Park and numerous amenities. Not only that, it also boasts numerous environmentally-conscious elements, as well as the retreat in the sky afforded by a roof-top garden. The condo complex at the corner of Broad Street and 15th Avenue features functional layouts, must-have amenities and stunning views of both the city and the landscape that surrounds it. The building's circular form allows for panoramic views from each of its suites. The building also echoes a Saskatchewan mantra: green is definitely the colour at Centre Square Place, where the developer’s commitment to energy conservation goes from the roof-top garden to the basement rain collection system. “We believe that saving energy benefits residents, the city itself and future generations,” said Wayne Hydeman, the CEO of Hydeman Property Management Ltd., the project developers. The energy efficient features include: low-wattage LED lighting; Low-E double-glazed windows; natural ventilation cooling system; energy-efficient ventilation systems; high-efficiency, condensing boilers; and sleep cycle elevators. The underground storm water retention system recycles rainwater to irrigate the roof-top garden and augment the heat transfer system. Residents will not only help conserve resources, but can also enjoy the financial savings of not having to drive to their downtown work places – the development also features convenient bicycle storage. “We were energy conscious right from the beginning – when we began the design, we talked about all the ‘green’ elements to include,” Hydeman said. Topping it all off is a roof-top garden with a walking path and outdoor social room. With a large building footprint leaving little space for greenery at the ground level, Hydeman and the designers looked up, way up, and built their green space at the top. “Residents will have a ‘green’ space to get together with friends and family,” Hydeman said. “It’s a definite ‘wow’ factor.” The roof-top garden features about 2,500 plants that through this summer and fall will grow to provide total ground cover. “It’s a wonderful sense of being. It’s attractive, peaceful and quiet with no traffic noise,” Hydeman said of the roof. Hydeman hopes other developers, the City and the Province also continue to promote features for other buildings both private and public and develop this kind of space for their users. And why not? It’s paradise found – way up on the roof. For more information on Centre Square Place, visit www.centresquareplace.com. n
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Regina's
Condo Developments
Whether you’re a first time home buyer, a busy professional or an empty-nester looking forward to a more relaxed lifestyle, condominium living is a great option. With so many great condo developments on the go in Regina, you’re sure to discover a condo community that fits your lifestyle. Here are a few of our city’s exciting new condominium projects:
Anson Square
Fiorante Homes & Commercial Ltd. Anson Square, located at 1515 Anson Road, is the newest project under construction by Fiorante Homes & Commercial Ltd. in the attractive Canterbury Park development on the corner of College Avenue and Broad Street. Anson Square celebrates the elegance of the classic Collegiate Gothic style of architecture, clad in heritage-style red brick and Tyndall stone. The development features 18 apartment-style oneand two-bedroom condominium units, ranging in size from 856 square feet to 1,292 square feet. Modern conveniences within include open concept floor plans, granite countertops, central air and a ground level heated parkade.
Beacon Manor Homes by Dream
Constructed by Homes by Dream, Beacon Manor, located on Beacon Drive in South Harbour Landing, offers open, modern floor plans with all the amenities of a single family home combined with the great value of townhome-style living. The two-storey townhome-style condos feature contemporary exteriors, second-floor laundry and triple pane windows for energy efficiency. The three-bedroom, 1,300 square-foot units include single-car attached garages at the front and private decks at the rear. There are two floor plans to choose from. Future residents can personalize their condo with these options: natural gas fireplaces, extra windows, laminate or hardwood flooring, tile backsplashes, granite countertops, air conditioning, appliance packages and a choice of predetermined colour palettes.
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L
uxury is not often a word associated with bathroom and kitchen design, but it should be. The Ensuite, a division of EMCO, opened its Regina showroom in May 2013, and the choices are endless. The open concept layout allows consumers to see, touch and feel products before even taking it home. This unique style of shopping assures customer satisfaction. Anything you can dream of for the two rooms you are sure to use frequently, is surely available at The Ensuite. The
showroom also considers all budgets when featuring and choosing products. With trained consultants who are not only product savvy, but also familiar with the construction industry, finding the perfect fit for any space has never been easier. The professionals on hand will often show you things you never even knew existed. Let your imagination run wild. Stop by the new location to see the latest trends in kitchen and bathroom design.
We carry a wide selection of high quality, brand name products to
turn your
design dreams into reality!
Visit our NEW Designer Showroom 678 Cornwall Street • Regina SK. • 306-352-3626
Bellagio Terrace North Prairie Developments Ltd.
Bellagio Terrace is located at 1220 Blackfoot Drive, just minutes from downtown Regina and within walking distance of the University of Regina and the Saskatchewan Legislature. It is close to many of Regina’s best attractions. The four-storey, apartment-style development includes a balcony on each unit, security doors with an enterphone system, an elevator, a fitness room, two-storey heated underground parking for residents, and above-ground parking for visitors. Buyers can choose from 15 modern, open floor plans, and may customize their homes’ interior finishes. One- and two-bedroom units are available, with sizes varying from 572 square feet to 1,065 square feet. Only 12 units in this attractive community remain; contact North Prairie Developments for details.
Bordeaux in Hawkstone Pekarbilt Homes & Commercial Ltd.
Bordeaux in Hawkstone, Pekarbilt Homes’ second condominium project, located at 3229 Elgaard Drive, is loaded with upgraded features. The exteriors feature stylish, modern, cement-fibre composite siding and metal-clad exterior windows. Buyers may choose from eight different floor plans ranging from 1,066 to 1,288 square feet, some of which include balconies or patios. All two-storey townhouse-style units feature private xeriscaped back yards and patios. In the kitchens, granite countertops on modern shaker-style maple cabinets are standard, with options for high-gloss, high-style white cabinetry. Bordeaux’s appliance packages are standard stainless steel with major upgrades built-in. Upgraded light fixtures are standard, with four additional designer packages available. Upgraded faucets and plumbing in the homes are part of Pekarbilt’s Whole Home Kohler Package.
Canterbury Common Fiorante Homes & Commercial Ltd.
The red brick façade of Canterbury Common blends beautifully with the time-honoured construction that borders it at Badham Boulevard and Broad Street. Located near Wascana Park, the apartment-style condos offer beautiful views of the surrounding heritage neighbourhood. Buyers can select from a variety of floor plans and may choose their own paint and cabinet colours, light fixtures, granite for the kitchen and flooring. Security features include underground parking, locked doors and an enterphone system for access to the building. Amenities include a common room, fitness facility, restaurants and other businesses on the main floor.
Centre Square Place Hydeman Property Management Ltd.
Distinguished by its unique, modern appearance, Centre Square Place is conveniently located at 2300 Broad Street, just steps from Wascana Park and The University of Regina, and only minutes away from downtown. The mixed-use development by Hydeman Property Management is comprised of 71 residential spaces, including three townhomes, 64 apartment-style condos and four penthouses, along with five retail spaces and two office spaces. Condo buyers may have an opportunity to choose their finishings. The main amenities include a large roof-top garden, walking track, exercise room and a heated, underground parking garage. 86 You’re home Fall 2014
Cornerstone Heights Reimer Custom Homes & Commercial Inc.
Cornerstone Heights is a stunning, apartment-style development that is part of prestigious Reimer Crossing in Harbour Landing. It backs onto an expansive municipal reserve with many gorgeous walking and bike paths. There are nine different layouts to choose from, ranging in size from approximately 1,150 to 1,634 square feet. Each has a lot of natural light, nine-foot ceilings and high quality finishes throughout. Each suite also has its own screened-in deck or glassed-in sunroom, which are large enough for entertaining. Also included is an amenity room, a guest suite, large storage spaces and heated, above-ground parking. Information can be found at reimercrossing.ca.
De Marco Pointe Townhomes Westridge Homes Ltd.
A three-year tax abatement, contemporary design and exceptional features distinguish Westridge Homes’ newest condominium development: De Marco Pointe Townhomes. This 34-unit, two-storey townhouse community delivers chic style and exceptional functionality. Adjacent to Lewvan Drive in Rosemont, De Marco Pointe is centrally located close to parks and shopping. Three innovative floor plans offer an exceptional list of features, including upgraded cabinetry, fixtures and floor coverings, at an affordable price point. The open-concept main floor living area includes a well-appointed kitchen with an island and eating bar. Each unit has three bedrooms, with a walk-in master closet and second floor laundry. Attractively landscaped, each townhome has its own rear deck and attached garage. Over 70% of the units are already sold; contact Westridge Homes for more details.
Edge
Oak Park Living Award-winning builder Oak Park Living presents Edge, located at Mitchinson Way and Wakeling Street in Harbour Landing. Relax in your brand new high-style, low-maintenance townhome. Phase One with a mix of two- and three-bedroom units of up to 1,400 square feet has just been released. Prices start at an affordable $299,000+GST. All owners get an attached garage and a handy main floor home office/den with a separate entrance. Only 11 total units are available for sale. The first three purchasers receive free laminate flooring throughout the kitchen, dining and living room! For floor plans go to oakparkliving.ca.
Evans Court Phase III Evans Development Group Inc.
Leading in the development of outstanding communities, innovative designs and quality construction is the long-held tradition of Evans Development Group Inc. The success of Evans Court on Wascana Phase One and Phase Two has been exceptional. Evans Development Group Inc. would like to thank its clients for the opportunity to serve Regina residents over the years. They appreciate your business and the confidence you have placed in their company. Stay tuned for Phase Three.
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Gateway in The Greens Pekarbilt Homes & Commercial Ltd.
Gateway in The Greens, located at 4601 Green Apple Drive in The Greens on Gardiner, will offer a wide range of condominium choices from 448 to over 1,400 square feet. Units range from entry-level to two-storey penthouse suites. The exterior of the building, which will eventually be occupied by 147 homes and 17 main-floor commercial sites, will be finished with composite siding, acrylic stucco, aluminum detailing and manufactured stone product. Fascia, soffits and downspouts will be made of maintenance-free aluminum. All interior ceilings, except those in the basement, will be nine feet high. Hardwood floors and radiant floor heating will be installed throughout the living room, kitchen and dining areas, with carpet installed in bedrooms and dens. A stainless steel appliance package will be included with each unit. Several options, such as glass-tile backsplashes and gloss white designer cabinets, will be available to home buyers.
Green Stone Sun West Construction Ltd.
Green Stone is a community of garden-style townhouse condos ideally located at 4205 Green Apple Drive in The Greens on Gardiner. The project features 104 upper and lower townhouse-style units, featuring open concept floor plans and great quality interior finishes. Each unit has two bedrooms, a porch or balcony, and is either 986 square feet (lower units) or 1,089 square feet (upper units). Perks that set Green Stone apart include vaulted ceilings, stainless steel appliances, tankless water heaters, A/C, and natural gas BBQ hook-ups. Each condo comes with an outdoor parking stall, or buyers can purchase a detached garage. Attractive, lowmaintenance Hardie board exteriors add to Green Stone’s curb appeal.
Harbour Pointe Gilroy Homes Inc.
Gilroy Homes’ Harbour Pointe condo development, located on the corner of Gordon Road and Harbour Landing Drive, is expected to be completed in the fall of 2015. This 96-unit, luxury-apartment-style development has three storeys of suites, as well as an underground parkade. The suites – which are all corner suites ranging from 1,336 square feet to 1,425 square feet – have two-bedroom layouts, storage space and a large balcony. Buyers can select their own paint colours, finishes and flooring, and will have access to an exercise room, guest suite and amenities room. Focused on adult living, this condo development is within walking distance of both shopping and parks.
Kitty Hawk Lane Zarkor Construction Ltd.
Zarkor Homes puts the emphasis on smart and affordable living, with its newest eight-plex (attached row) townhouse project – Kitty Hawk Lane. Located at 4301 James Hill Road in the inviting Porchscape neighbourhood in Harbour Landing, Kitty Hawk Lane townhomes offer a choice of two different open concept floor plans, each with two bedrooms and 2.5 bathrooms. Residents will enjoy the spaciousness of these 1,308 square foot units, featuring island-style kitchens and nine-foot main floor ceilings. On the second floor, the owner’s suite comes equipped with a walk-in closet and ensuite bath as well as second floor laundry. This plan also includes an 11-foot by 8-foot den. Two choices of interior finishes are offered, including white flat panel cabinets, arborite countertops and laminate flooring. Units are priced starting at $319,900, including GST. 88 You’re home Fall 2014
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Life Townhomes Oak Park Living
Life Townhomes may be a great way for first-time new home buyers to enter the housing market. The two- or three-bedroom units, which range from 918 to 1,061 square feet, come complete with five appliances. The 182-unit, townhouse-style development is located in Harbour Landing at Delhaye Way and Aerodrome Road and features generous green space and outstanding exterior architectural details. Specialty interior finishes include second generation Wi-Fi enabled Nest thermostats, pot lights, tankless continuous hot water systems, choice of wood-grain cabinetry and oversized windows to advantage of natural light. Buyers may select their own layout and work with Oak Park Living’s professional decorator to make their interior colour selections.
Merlot Two
North Ridge Development Corporation From the curb to the living room, these homes boast style. Exciting siding colours and bold red doors entice homeowners, and inside there is undeniable elegance and a feeling of openness in these street-facing townhome-style condos located in Harbour Landing. Based on North Ridge’s 2013 award-winning floor plan, two different main floor plans (1,220 or 1,358 square feet) and three different second floor plans are available. Both of the main floor designs are open-concept-style, with ample area for entertaining. All of the homes have a large kitchen featuring a bar-style peninsula and a dining area. Buyers can select from eight designer colour packages. The back entry features a mudroom with a built-in bench. Installed turf provides a maintenance-free front yard, and the back yard includes a pad for parking, accessed from the rear lane.
Paramount on Child North Ridge Development Corporation
The exterior of Paramount Condominiums boasts an air of grandeur and is finished in a charming colour scheme. Located in beautiful northwest Regina at 4501 Child Avenue, it is within walking distance of many amenities. The 38 apartment-style condos are available in 10 different one- or two-bedroom styles, ranging from 723 to 1,205 square feet. All are complete with luxurious, modern finishes and include a full appliance package. Each unit comes with a large balcony. The ground floor of the four-storey building houses a heated parkade with one preassigned parking stall for each unit owner. Additional exterior stalls can be purchased, and visitor parking is available. An amenity room with a kitchen, TV, card tables and billiards table can be used for small or large gatherings.
Sandhill Pointe
North Ridge Development Corporation The only condo development now available in the prestigious Creeks, Sandhill Pointe, located at 4002 Sandhill Crescent, is a 57-unit townhousestyle development that allows buyers to enjoy the quality and style one would expect in this area. Well thought-out floor plans include 1,434-square-foot, single-car-garage and 1,386-square-foot, double-cargarage units, each with the choice of three second floor plans. Upgraded maple cabinetry is standard throughout the open-concept kitchen, with dining and living area and half-bathroom on the main floor. Exteriors feature Hardie Plank siding, trim board and shakes that are designed to prevent damage from rotting, cracking, and hail. Each home includes a fully fenced backyard, complete with a concrete patio and artificial turf. 90 You’re home Fall 2014
Sunview Place Homes by Deveraux
Sunview Place, located in Indian Head, is a 24-unit apartment-style condominium project with a senior-oriented living focus. The units, spread over three storeys, range from 1,000 to 1,300 square feet in size and are available in three layouts: two bedrooms, two bedrooms and a den, and three bedrooms. Unit interiors have upgraded cabinetry, granite countertops, ceramic tile flooring and hardwood flooring. Enclosed ground-level parking and a secure storage stall come with each unit. Available for the use of all residents is a large patio area with a hot tub, as well as an amenities room on each floor.
The Deveraux Homes by Deveraux
The Deveraux is a 14-unit apartment-style condominium development located at 2313 Montreal Avenue. Ranging from 900 to 1,100 square feet in size, the units are available in both two-bedroom and three-bedroom layouts. Each comes with a balcony and a ground-level enclosed parking space, as well as a secure storage stall. Interior design elements include upgraded cabinetry, granite countertops, ceramic tile flooring and hardwood flooring. The exterior features both stonework and Hardie board finishes.
The Glide Townhomes Artisan Design Build Ltd.
This unique, townhouse development is underway on Glide Crescent in Harbour Landing. The Glide Townhomes are comprised of 20 contemporary, 1,404-square-foot units with three bedrooms and three bathrooms. The interior is equally as stylish as the exterior, with two designer-chosen modern colour palettes, urban-style cabinets and flooring, glass tile backsplash in the kitchen, and contemporary lighting. Large, triple pane, stacked windows and nine-foot ceilings on the main and second floor will lend a bright and open feeling to the homes. The building’s standard features include Insulated Concrete Form (ICF) basements and brick veneer on the exteriors. Only one unit remains at $339,000.
The Strathmore Homes by Deveraux
The Strathmore, located at 2255 Angus Street in the Cathedral district, brings a modern edge to a historic neighbourhood. Ranging in size from 770 to 1,110 square feet, the one- and two-bedroom units feature granite countertops, ceramic tile floors and hardwood floors. Each of the apartment-style units includes a balcony. The modular build makes for a quiet environment, and the bottom floor of the building features a groundlevel indoor, heated parking garage.
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Custom Cabinets that fit your lifestyle.
“30 Years Experience in Custom Cabinetry & Renovations� serving southern saskatchewan
J&C
Custom Cabinets ltd. 1831 macKay street 305-585-2223 email: jccabinets@sasktel.net
Timber Creek
Munro Homes Ltd. and Sthamann Homes Inc. Munro Homes Ltd. and Sthamann Homes Inc. have partnered to offer beautiful custom-built detached and single-family condominium homes that will have the advantages of both single family and condominium lifestyles. Located in The Creeks, homes in the Timber Creek development begin at 1,200 square feet and are designed to appeal to mature families, professionals and empty-nesters. Only a few lots remain, but homeowners can choose a custom-built bungalow on traditional or pie-shaped lots. The homes are complete with spacious, fully landscaped yards and two- to three-car garages. The master-planned streetscape is characteristic of an upscale mountain resort.
Trinity Lane Village Reimer Custom Homes & Commercial Inc.
Trinity Lane Village is an exciting project located in the prestigious Reimer Crossing development in Harbour Landing. These twostorey townhome condos are ideally situated, with access to beautiful green space and bike paths. These homes have the flair of old-world architecture, providing spectacular street appeal. High-quality construction specifications include all units being built on structured piles with insulated concrete form foundations. Functional 1,270-square-foot layouts include two- and three-bedroom options. For more information, visit reimercrossing.ca.
Velocity Oak Park Living
Velocity, a new apartment-style condo development by Oak Park Living is located at Jim Cairns Boulevard and James Hill Road in Harbour Landing. It is being noticed for its unique architectural components and great location. The development has a total of 103 units and offers floor plans for different budgets. The affordable Cancun floor plan includes one bedroom and a spacious flex room. Homeowners looking for a larger option can choose the Maui floor plan which offers two bedrooms and a flex room, all in a corner location. Many amenities were built into the condo plans to ensure convenience for Velocity residents. This includes but is not limited to a pet wash bay, a community outdoor BBQ and patio area and an underground parkade. The cost of owning a Velocity condo begins at $164,900. All condo owners will receive a new Apple iPad to help them stay in touch with management. n
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Furniture Fa r B e yo n d
W
ith the help of the professional team of interior experts at alford’s, you can get the furniture, floor coverings and window treatments that fits your lifestyle, your space and your budget, all in a way that will leave you feeling comfortable and happy.
You’re an
Customer
www.alfords.ca 1601 - 4th Ave. 306-522-5651
RRHBA Member Directory 1 Stop Vacuum Centres aaa spray foam Access Communications adjile Advance Door Systems ltd. AECOM affinity credit union Alford Floors & Interiors (1967) Ltd. All Weather Windows Allman Homes & Realty Ltd. AmeriSpec Home Inspection Service amira homes Ardel Steel Armada Construction Corporation Arrow Plumbing & Heating artisan design build ltd. ASL Paving Ltd. Aspen Granite Aspen Homes Ltd.
Canadian Home Builders’ Association Canridge Roofing canyon creek estates CAP Masonry Capital Ford Lincoln - commercial & fleet caveman stone products inc. Century West Homes Ltd. CertaPro Painters chba - saskatchewan Chippers Contracting Ltd. CIBC Mortgage & Lending Cindercrete Products Ltd. City of Regina clark's custom creations Classic Canadian Homes Ltd. clear view windows and doors clutter x organizing systems CNG Stone Products Ltd.
distinct homes inc. Dream Development durabuilt windows & doors eastern alliance development easy wall & ceiling edge rock concrete inc. Edward Jones Investments Emerald Park Homes Ltd. enercon products - A beacon roofing supply company EnviroFoam Insulation Regina Evans Development Group Inc. Evolution Insulation Inc. executive royal hotel regina exit realty fusion expocrete an oldcastle company Exterior Finishers Direct Inc. f.y. construction inc. Fanny’s Furniture & Kitchens Federated Insurance
Golden West Radio ( 800 CHAB/COUNTRY 100/mix 103) grasshopper construction Habitat for Humanity Regina Halcyon Spas Harmony Builders Ltd. Harris Rebar Harvard Developments Inc. harvard western insurance haztech fire and safety services inc. henderson insurance inc. Home Solutions homes by deveraux Homes by Dream house envy interiors hub international insurance brokers Huntwood Custom Cabinets Ltd. HYBRID Construction
Fenk Construction Ltd.
Hydeman Property Management Ltd.
Cold Busters Insulation Services
Fiorante Homes and Commercial Ltd.
Information Services Corporation of Saskatchewan
condominium institute
Fix Building Products
CONEXUS Credit Union
Floform Countertops
Ingrid Ruud Decor8… ing consultant
Continental Factory Direct
Floors By Design Ltd.
Bank of Montreal
Convoy Supply Ltd.
Bar T Construction & Pre-Stainer Ltd.
Cornerstone Masons Ltd.
FM Residential Designs & Consulting Inc.
Associated Engineering Ltd. Association of Regina REALTORS Inc. Audio Warehouse Authentic Developments Inc. automated av/shield integration ltd.
Bath Fitter Regina Baywest Projects sask Inc. Best Price Railing Ltd. Better Business Bureau of Sask. Inc.
Coast Wholesale Appliances inc. cobb & company cabinets inc.
cougar custom cabinets Crawford Homes (1991) Ltd. Creative Door Services Ltd. Creative Kitchens Ltd. Crown Appraisals - Randy Toth
Focus Corporation Fries Tallman Lumber (1976) Ltd.
Inland Concrete Div of Lehigh Hanson Inland Metal Mfg. (1994) Ltd. Innovation Renovation & Roofing Inc. I-XL Masonry Supplies Ltd.
frontier masonry ltd.
J & C Custom Cabinets Ltd.
G.R. Distributors Inc.
janson homes & realty
galon insurance brokers
jay's moving and storage ltd.
Culligan Water Conditioning
Gang Nail Trusses & Building Components
JELD-WEN Windows and Doors
Brandt Tractor Ltd.
Cypress Homes Ltd.
Gellner Homes Ltd.
D & S Homes Ltd.
JIC Windows & Doors
Budget Blinds
Gentek building products ltd.
Dakine Home Builders Inc.
jlb electric ltd.
budget car & truck rental
Daytona Homes Regina Ltd.
K.M. Burgess Agencies Ltd.
Builders’ Plumbing and Heating
GES Global Experience Specialists
Canada Mortgage & Housing Corporation
decora homes ltd.
Gilroy Homes Inc. Glacier Glass Service Ltd.
canadian custom flooring
Deiana General Construction Ltd. Delta Regina
Biofoam Spray Foam Insulation & Coatings
Crown Shred & Recycling Inc.
JGN Kitchens & bath
Kanuka Thuringer LLP Karina Developments Ltd. Kaycan Ltd. KC Renovation Warehouse Ltd.
Leaders in Open Space Site Development
455 Quebec Street Regina, SK S4R 1K8
306.543.5319 CommerCial and residential Wiring 96 You’re home Fall 2014
Proud member of the regina & region home builders’ association
With over 50 years of experience and growth, Wilco Southwest has become one of Canada’s premier landscape contractors.
RRHBA Member Directory Kelturn Drywall Ltd.
Operation Dirt (2006) Inc.
Saskatchewan Housing Corporation
Kenroc Building Materials Co. Ltd.
optimum roofing inc.
Kim Shaheen Financial Inc.
Overhead Door Co. of regina (1973) ltd.
saskatchewan ready mixed concrete Association
Kitchen & Bath Classics Kitchen Craft Cabinetry Klean King Vac Ltd. KMP Law kpmg llp Kratz Homes Ltd. kraus canada inc. Krazy Kiley’s krn residential design ltd. Lafarge North America Larry’s Sheet Metal Leader Post - Div of Postmedia Network INC. Lennox Ind. (Canada) Ltd. Lifestyle Cabinetry/Cabinet Outlet Inc. Loraas Disposal Services Ltd. Lowe’s Canada
Thomas Sand & Gravel
SaskPower
Timberstone Distribution Regina
SaskTel
tnc electric
Palandri Cabinets
Scotia McLeod - Prairieview Wealth Management
Town & Country Plumbing & Heating (2004)
Paramount Plantscapes Ltd.
sears commercial
Trademark Homes Inc.
Parkland Carpet One
Security Building Supplies
transition to trades
pebble tree developments
SecurTek - a sasktel company
pekarbilt homes & commercial ltd.
sgi canada
Travelodge Hotel & Conference Centre
Phantom Screens
shademaker blinds
Ply Gem Canada Inc.
Shatkowski Homes
posh patio deck covers inc.
Shaver’s Sash & Door Ltd.
Power House Electric Ltd.
Sherwood Co-op Home Centre
primary engineering and construction
Shoemaker Drywall Supplies
P.B. Custom Cabinets Renovations & Millworks Pacesetter New Homes Ltd.
Prime Fasteners Professional Plumbing & Heating Inc.
MacPherson Leslie & Tyerman LLP McKercher LLP
PV Disposal
merit contractors association
quantum construction inc.
microage regina
queen city custom construction inc.
Midwest Surveys Inc.
Queen City Glass (1961) Ltd.
Mikron Homes & Construction Ltd.
R.N.G. sales ltd.
Miller Thomson LLP
RBC Royal Bank
Mintz & Wallace C.A.’s
regal homes inc.
mirolin industries corp. Monarch Homes (1970) Ltd.
Regina & District Chamber of Commerce
Munro Homes Ltd.
Regina Construction Association
Myrah Appraisals
Regina Regional Opportunities Commission
National Home Warranty Group Inc. New Home Warranty Program of Saskatchewan nexus construction ltd. Nimbus Water Shop North Prairie Developments Ltd. North Ridge Development Corporation Northern Fireplace Ltd. Northern Tar & Tile Ltd. Northern Tropic Solariums Nu-Fab Building Products Oak Park living Olive Waller Zinkhan & Waller LLP Olympic Paving Stone Inc. on av inc.
the shake shop cedar warehouse
SaskEnergy
Progressive Home Warranty Solutions Inc.
N.I.S. Contractors Ltd.
the mortgage centre - design mortgages
Sierra Construction Ltd. Sign A Rama - Regina simply stowed custom closets SK Environmental Industry & Managers Association
Saskatchewan Construction Safety Association
W.F. Botkin Constr. Ltd. Ready Mix Div. Wappel Construction Ltd.
WestSource
Spraywest Inc.
Wheatland Fireplace
spring green homes ltd.
Wheatland Roofing Inc.
Stantec Consulting Ltd.
Wilco Contractors Southwest Inc.
Steel Craft Door Sales & Services Ltd.
windfield construction ltd.
Sterling Plg, Htg & A/C Ltd. Sthamann Homes Inc. Sun Life Financial
superblinds & draperies of regina
Saskatchewan Chamber of Commerce
Varsity Homes Ltd.
Spray Guard Air Tight Solutions Inc.
Renewed Kitchens
safe building solutions
utopia designs
Westridge Homes Ltd.
sundog developments ltd.
roofmart prairies ltd.
Usonia Homes Inc.
westridge cabinets
Reimer Custom Homes & commercial Inc.
Rona Home & Garden
United Drywall Ltd.
southland roofing inc.
suncoast screen enclosures
Robinson Residential Design Inc.
Ultimate Insulation foam & fire inc.
westcan mechanical sales ltd.
Regina Window & Exteriors
Ripplinger Homes
tth law firm
South Country Equipment Ltd.
sun west construction ltd.
Rick’s Custom Cabinets & Renovations Ltd
Truss T. Mfg. Ltd.
SlabMaster Ltd.
Regina Soffit & Eaves Ltd.
Richardson Lighting
Trithart Homes ltd.
Sunset Bay Leisure
Wood Country wsp canada inc. Yagar Developments Inc. youngs insulation services inc. zarkor construction ltd. Bold listings indicate members advertising in this issue
Superior Cabinets superior fd coatings ltd. TD Canada Trust Terra Developments Inc. the bevelled edge countertops The Brick the ensuite - a division of emco corporation the floor show (regina) ltd. The Lung Association of Saskatchewan
You’re home Fall 2014 97
closing remarks
By Stu Niebergall, President & CEO Regina & Region Home Builders’ Association
O
Is there an upside to debt?
ver the past several years there has been a lot of discussion about the indebtedness of Canadians. The risk is related to rising interest rates as they relate to household/consumer debt, which Canadians have taken on for the purpose of consumption of goods and services – in contrast to money borrowed for investment purposes. There are many components to household and consumer debt, like auto loans, credit card balances, student loans and personal loans that have pushed the ratio of household debt to personal disposable income in Canada to over 150%. Included in our household and consumer debt is our mortgage which is, in my opinion, a bit of a hybrid when it comes to debt. On the one hand, it is categorized as consumer debt because a home is something we consume, but at the same time, it is also an investment. I too, like many Canadians, am concerned about the level of indebtedness we may be taking into the future, especially for younger generations who are just starting out. I also worry about the level of debt many Canadians may be taking into their retirement. However, if we need to borrow, there are some advantages to carrying debt in the decision to own a home, compared to other forms of consumer debt. For starters, taking out a mortgage to purchase a new home is one of the least expensive ways to borrow money. Not only are interest rates low today, but whereever they move to in the future they will tend to be at interest rates below almost every other form of personal borrowing. One of the reasons you can borrow at a lower rate for a new home is your mortgage is backed by the very asset for which you are borrowing. For many who carry other debts, you can lower your overall borrowing costs by paying off other debts first and then carrying a bit of a larger mortgage.
entire portfolio, you have $600,000 in assets, of which only half is borrowed money. Now, let’s say you have a $200,000 mortgage and $200,000 in bonds. One is costing you interest while the other is earning you interest, so arguably your net bond position is zero. In fact, the rate on your mortgage is likely higher than the yield on your bonds, so it might make sense to sell bonds to pay down your mortgage. This leverages your entire financial life as gains and losses are magnified. Compared to more sophisticated investors who might buy and sell equities on margin, your mortgage can be a safer way to borrow. With the equity you purchased on margin, your brokerage firm can force you to repay the margin loan. However, if a major housing price correction occurred in the market, the financial institution who lent you the money for your home can’t easily demand the money back. In time, as your home equity grows, you can set up a home-equity line of credit. You can then use some of your equity as a back-up source if you require emergency money, again at most likely lower interest rates than what another type of loan might cost. For many Regina citizens, purchasing a new home is an effective way to build wealth. This is because of the forced savings that are built into purchasing a new home. Making that monthly mortgage payment, your mortgage principal is reduced and over the next up to 25 years you end up with a free and clear asset that should gain value over a long-run price appreciation. In addition, when equity and bond markets are volatile, a secure investment decision that ensures a fairly effective pre-tax rate of return would simply be to pay down your mortgage faster.
Historically, home prices have tended to hold their value when inflation begins to grow. When inflation occurs, interest rates tend to rise. For those with a fixed mortgage, your payments stay the same, so you have built-in protection from inflation. If interest rates fall, there are usually good opportunities to refinance to take advantage of lower borrowing costs.
Like with any financial planning, the earlier you start the greater benefit you receive. I always say that you don’t buy a car because it is an investment. You buy a car because you need to drive around from many point A’s to many point B’s. In the same way, we need to think of buying a new home not just as an investment, but as a place to live and call home. Once that last mortgage payment is made, you will have significantly reduced your cost of living and many new options become possible.
Purchasing a new home with a mortgage allows you to control more assets than if you did not make the purchase through a homeowner’s loan. Let’s say you have $200,000 in some form of investments and you are considering buying a home worth $400,000, where you might carry a $300,000 mortgage. If you consider your
So, while it is important for Canadians to be conscious about financial indebtedness, at the same time, we need to also understand that out of the many kinds of debt, there are many upsides to using debt to finance one of the biggest purchases/investments many of us will make in our lifetime. n
98 You’re home Fall 2014
Enjoy living smart in this comfortable and conveniently located Pilot Butte’s best new Walk community out basementinoption the development in its first Vaulted ceiling option northwest of Regina. phase
Features & Amenities 1312 Square Feet on the main floor Three bedrooms, two baths and main floor laundry Triple car garage
Discovery Ridge - Pilot Butte Dustin Halvorson
Sales & Marketing Manager dustin@trademarkhomes.ca
Melissa McCullough
melissa@trademarkhomes.ca
306.530.1428
Doug Elworthy
doug|worthy@trademarkhomes.ca
306.533.8763
Heather Szeles
heather@trademarkhomes.ca
306.526.8842
Shauna Bailey
shauna@trademarkhomes.ca
306.531.5056
Paula Svedahl
paula@trademarkhomes.ca
306.596.8142
Jan Ross
jan@trademarkhomes.ca
306.209.8338
David Bojic
daveb@trademarkhomes.ca
306.596.8797
Teale Orban
teale@trademarkhomes.ca
306.527.6629
Pick your own custom Park development already finishes started Check our website and find out what
Covered rear deck
builders and can do for you. AcrylicourStucco stone exteriors
Open web truss system with steal beam construction
Customized floor plan option available
Park Backing PaRtiCiPating BuildERs:
Pond/Park Backing with rink, baseball diamonds and soccer pitch across the street
Home & Land Starting at
$450,000 + GST
306.205.2502 trademarkhomes.ca
You’re home fall 2014 The official magazine of the Regina & Region Home Builders’ Association
S H O W H O M E S O N M I T C H I N S O N WAY S H O W H O M E H O U R S : M O N - T H U R S 7 - 9 P M W E E K E N D S & H O L I D AY S 1 2 - 5 P M
harbourlanding.ca
www.reginahomebuilders.com
www.reginahomebuilders.com