GTA NextHome + Condo Guide - Feb. 2, 2019 by NextHome

Greater Toronto Area Feb. 2â&#x20AC;&#x201C;16, 2019

The first and only complete guide to pre-construction homes and condos

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INSIDE:

THE UPSIDE OF CHANGING THE GROWTH PLAN

A CONDO IS NO DIFFERENT THAN A HOME

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+",*-&%./*$01.2"3%4")*#."%.54*.607*."8. 54*.($)&95"%.6#:$;<)*%5 A variety of fully-finished, luxurious, modern, 2-storey towns in an executive community each with a rooftop patio, beautiful view, and modern finishes. Book your private viewing =;"%5">!"#$%&(")*#':")

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W O N R TE IS G RE

Brilliantly Bloor Steps away from Jane Station, the Bijou dazzles brilliantly above the charming shops of Bloor West Village, perfectly embodying the intersection of sleek design and old world opulence. With large suites, stunning interiors, private terraces, and an array of exceptional amenities to elevate your day-to-day, at the Bijou, there truly is no place like home.

more room to entertain. Make more of every occasion in our beautifully appointed party room. Host in our exquisite dining area, socialize next to the fire, or serve cocktails at the bar. All this from the comfort of one of the many new areas designed to make you more at home. VISIT THE PRESENTATION CENTRE FOR MORE 3326 Bloor Street West, Etobicoke | 416.620.1887

EIGHT DECADES OF HOME BUILDING. OVER 80,000 HOMES BUILT. TRIDEL COMMUNITIES ARE BUILT GREEN BUILT FOR LIFE.® ©Tridel 2019. ®Tridel, “D” design, Tridel Built for Life, Tridel Built for Life Design, and Built Green Built for Life are registered Trademarks of Tridel Corporation. Project names and logos are Trademarks of their respective owners. All rights reserved. Building and view not to scale. Illustrations are artist’s concept only. *Prices and specifications subject to change without notice. E. &O.E. January 2019.

CONTRIBUTORS

BILD REPORT | DAVE WILKES Dave Wilkes is president and CEO of the Building Industry and Land Development Association (BILD), the voice of the home building, land development and professional renovation industry in the GTA. For the latest industry news and new home data, follow BILD on Twitter at @bildgta or visit bildgta.ca

CHIEF REVENUE OFFICER

Jacky Hill Jacky.Hill@nexthome.ca EDITOR-IN-CHIEF

STAT CHAT | BEN MYERS Ben Myers is president of Bullpen Research & Consulting, a boutique real estate firm that advises land owners, developers and lenders on housing market conditions that can impact their development projects. Follow Bullpen on Twitter at @BullpenConsult or visit bullpenconsulting.ca

Susan Legge Susan.Legge@nexthome.ca ART DIRECTOR

Tammy Leung CONTRIBUTING EDITORS

Sara Duck Marlene Eisner Amanda Pereira

CONDO PRO | BARBARA LAWLOR Barbara Lawlor is president and CEO of Baker Real Estate Inc., and an in-demand columnist and speaker. A member of the Baker team since 1993, Barbara oversees the marketing and sale of condo developments in Canada and overseas.

SENIOR MEDIA CONSULTANTS

Jessica Wilson Jessica.Wilson@nexthome.ca Natalie Chin Natalie.Chin@nexthome.ca DISTRIBUTION

DistributionTeam@nexthome.ca SALES & MARKETING CO-ORDINATORS

LEGALLY SPEAKING | JAYSON SCHWARZ Jayson Schwarz LL.M. is a Toronto real estate lawyer and partner in the law firm Schwarz Law LLP. He can be reached by visiting schwarzlaw.ca or by email at info@schwarzlaw.ca or phone at 416.486.2040.

Gary Chilvers Sarah Khan ACCOUNTING INQUIRIES

AccountingTeam@nexthome.ca GRAPHIC DESIGNERS

Miguel Cea Sandra Hanak-Vujnovic Alicesa Pullan Mike Terentiev Hannah Yarkony

KEEHN ON MONEY | KELLEY KEEHN A financial literacy advocate, Kelley Keehn is on a mission to “make Canadians feels good about money.” She is the author of eight published books and is also a speaker, media personality and consumer advocate for the Financial Planning Standards Council. kelleykeehn.com.

AD PRODUCTION

Pre-Press@nexthome.ca Published by

nexthome.ca

MARKETPLACE | SARA DUCK With more than a decade of experience in the magazine world, Sara Duck brings her passion for writing and expert eye for what’s on trend to our pages.

Advertising Call 1.866.532.2588 for advertising rates and information. Circulation Highly targeted, free distribution system aimed at real estate buyers using street level boxes and racking, plus door-to-door insertions in key audience segments. Call 1.855.826.4200 to discuss distribution opportunities.

STYLE FILE | JO ALCORN Jo Alcorn is a design specialist and designer on HGTV’s Home to Win. She has her own furniture collection, signature pillow and dog bed line and is known for her savvy design concepts. Visit Jo at whitewashco.ca

Copyright Notice. All copyright and other intellectual property rights in the contents hereof are the property of NextHome, and not that of the individual client. The customer has purchased the right of reproduction in NextHome and does not have the right to reproduce the ad or photo in any other place or publication without the previous written consent of NextHome. Contents of this publication, in hard copy format as well as online, are covered by copyright law, and offenders will be prosecuted. Copyright 2019. All rights reserved. Reproduction, storage in a retrieval system or transmission, in any form or by any means, whether electronic, mechanical or otherwise, in whole or in part, without prior written permission of NextHome is strictly prohibited. Terms Advertisers, Editorial content are not responsible for typographical errors, mistakes or misprints. All prices are correct as of press time. Editorial Submissions from interested parties

NextHome+CondoGuide | Feb. 2–16, 2019

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EDITOR’S NOTE

MORE INFO, MORE INSIGHTS

SUSAN LEGGE EDITOR-IN-CHIEF NextHome+CondoGuide

Our new offices are located in Vaughan, right in the heart of Concordó which pretty much gives us a front row seat to life in the building industry. In the over 20 years weí ve been publishing, weí ve witnessed incredible growth in this city, and the entire GTA. Weí ve celebrated many grand openings and roof toppings, and our workdays are filled with checking out new home and condominium communities, and connecting with industry experts from across Canada. These informative folks, our industry insiders Ií ll call them, are incredibly generous with their time and information, and Ií d like to officially thank them for providing our readers with the information they need to better understand the pre-construction real estate market. As our issue demonstrates, weí re at a crucial stage in the real estate market, and a new generation of buyers and home-builders is emerging. Check out our feature on Altree Developments on 46 page, and our #condocity feature on page 12 for examples. Our cover story on Menkesí gorgeous Fleur Condominiums is also a mustread. This issue is packed with industry, technology and design news, and information about the recent drop in mortgage rates ó consider that a gentle nudge to encourage you to hit the road and discover what makes the pre-construction industry such a unique opportunity. We always look forward to hearing from you, so let us know what you think of this issue, and thanks for reading.

EMAIL: susan.legge@nexthome.ca TWITTER: @SusanLegge

STUDENTS tell us THE MEANING OF HOME

44 Funding transit outside the city

+ get social 8

NextHome+CondoGuide | Feb. 2–16, 2019

Interact with us on social media: nexthome

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The best of the city awaits. Dine on King Street, indulge on Queen Street and then come home to 543 Richmond. Condos from the $500s VISIT THE SALES CENTRE TO DAY 636 King St W, Toronto, ON Ã¯

pembertongroup.com

647.351.4120

FEB 2 - 16, 2019 | VOLUME 28 ISSUE 3

CONTENTS

ON THE COVER:

Fleur Condominiums A NEW MENKES COMMUNITY IS ON THE RISE! 10

NextHome+CondoGuide | Feb. 2â&#x20AC;&#x201C;16, 2019

‘CLEARLY’ defined decor

30 CONDO PROPERTY PROFILES

46 Altree Developments New projects coming soon to Etobicoke and Forest Hill

TRENDING

14 Mortgage Rate News RBC lowers its ve-year rate Will other lenders follow?

33 Winter Stations A sneak peek at this yearí s lakeside art installations

24 Legally Speaking

56 Legally Speaking

New year brings new review of Ontarioí s Condominium Act

What buyers should know about a freehold, resale offer BY JAYSON SCHWARZ

BY JAYSON SCHWARZ

INSPIRATION

26 Stat Chat Did Doug Ford just save Torontoís n ew-condo market?

30 Marketplace Acrylic home accents are ì clearly de nedî BY SARA DUCK

BY BEN MYERS

52 Style File

28 Condo Pro

Jo reveals her favourite trends of the new year

Are condos really ì homesî? BY BARBARA LAWLOR

BY JO ALCORN

44 Habitat for Humanity Canada

Student writing contest winners de ne ë The Meaning of Homeí

62 Digital Tools for Homebuyers

TD introduces an online mortgage application process ADVICE

20 BILD Report Growth Plan changes could help address housing challenge BY DAVE WILKES

38 Keehn on Money Should you help your child buy a home?

BY KELLEY KEEHN

Contributors

41 Hot Properties GTA

FEATURES

59 Hot Properties SWO

12 #CondoCity The latest news, numbers, trends and events BY SUSAN LEGGE

IN EVERY ISSUE

63 Advertiser Index 64 What’s Online

SPECIAL SECTION #BEYOND THE CITY

50 Transit Province unveils grant program to connect communities

Doug Ford 26 DID just SAVE THE NEW-CONDO MARKET?

nexthome.ca 11

#CONDO CITY

“Condominiums continued to see the highest rate of appreciation nationally when compared to the detached segment, rising 7.2 per cent yearover-year to $447,915.”

— Royal LePage Real Estate Services fourth quarter report released January 11, 2019

INNOVATIVE STORAGE SPACES ABOUND

What was once the head office of CanWest Media will soon become a Bluebird Self Storage facility. The location at 1450 Don Mills Road is one of six Bluebird Self Storage facilities set to open in the GTA, adding to the companyí s four established locations. Watch for digital self-services that allow customers to rent storage space from their phone ó a great option when last-minute storage needs arise on moving day.

BLUE BIRD STORAGE 1450 DON MILLS ROAD

Artist’s rendering

Will condos be coming to Ontario Place? The Ministry of Tourism, Culture and Sport, working with Infrastructure Ontario, intends to release an ë Expression of Interestí to seek development concepts for the Ontario Place site. Proponents will have the opportunity to provide development concepts for one of Ontarioí s most desirable and unique waterfront properties which, for the record, will not include residential uses. Have a look at the criteria below:

Development areas include the Ontario Place islands, mainland, pods, and the Cinesphere. Development will be through ground lease arrangements only. Land sale will not be considered.

Proposals may be for a portion of the site or for the entire site. The government intends to maintain 7.5 acres of park land. Submissions that propose the use of any part of Trillium Park will be required to develop new park land of an equivalent size at the site.

Residential uses for the site will not be considered. Proposals that require capital investments for planning, design or construction from the province will not be considered.

Proposals that require operating grants from the province will not considered. Proposals for development of the land where the Budweiser Stage is situated will not be considered as it is subject to an existing lease.

read more: www.ontario.ca/page/ontario-place 12

NextHome+CondoGuide | Feb. 2–16, 2019

DID YOU KNOW?

According to REW.CAís findings, the most popular area for home searches in Toronto in last year was the cityís Danforth neighbourhood, just east of the downtown core.

News for investors and homeowners Feds aim to bring more than 1 million new immigrants into Canada over the next three years Still think weí re overbuilding? New Canadians, particular in Ontario, will need more homes. Every year the Ministry of Immigration, Refugees and Citizenship (IRCC), headed by Immigration Minister Ahmed Hussen, tables its annual report on Canadaís im migration system. According to its 2018 report, Canada welcomed over 286,000 permanent residents in 2017 and it is projecting this number could reach 350,000 in 2019, 360,000 in 2020 and 370,000 in 2021. Here are more highlights from the report...

‘‘

ì Today, Canada faces new challenges such as an aging population and declining birth rate, and immigrants have helped address these by contributing to Canadaí s labour force growth.î —Ahmed Hussen, Immigration Minister

Tips, news, info? Send to: susan.legge@nexthome.ca

5 highlights from the IRCC report:

Categorically, 111,925 permanent residents were admitted to Ontario in 2017. That number is more than any other region in Canada, accounting for 39.07 per cent of admissions overall when compared to other provinces and territories in Canada.

In 2017, a total of 44,747 people were admitted to Canada as resettled refugees or as permanent residents in the Protected Persons in Canada category. This includes people admitted for humanitarian and compassionate considerations and under public policies.

In 2017-2018, international migration accounted for 80 per cent of Canadaí s population growth. (Source: Statistics Canada)

There was an increase of over 130 per cent in citizenship applications from October 2017 to June 2018.

In 2017, economic immigrants residing in Canada for at least five years exceeded Canadian average earnings by 6 per cent and were 15-24 per cent more likely to be working than Canadian-born residents. nexthome.ca 13

TRENDING

GOOD NEWS HOMESHOPPERS RBC LOWERS ITS FIVE-YEAR FIXED RATE MORTGAGE, AND OTHERS WILL FOLLOW by TRISHA SALES

The big news in mortgage rates this week is RBCís d ecision to cut its fiveyear mortgage rate from 3.89 per cent to 3.74 per cent. The bank hasní t lowered its posted five-year fixed rate since October 2017, and thereí s an expectation that other banks will soon follow ó great news for those out shopping for a home and a mortgage. ì RBC is the largest mortgage lender in Canada, so whenever they move their mortgage rates we can expect that the other four banks will follow suit. We anticipate that the other big banks will soon have a publicly posted rate of 3.74 per cent as well, ì said James Laird, co-founder of Ratehub Inc. and president of CanWise Financial, advised people looking for a variable rate to act quickly. ì We have expected this move from lenders since bond yields dropped in December, after the Bank of Canadaí s announcement stating that future rate hikes would be slower and less frequent,î he said. ì Canadians who need a mortgage this year should check back frequently with rate sites and mortgage providers. As the spring homebuying market approaches many lenders will offer deep discounts and promotions in order to attract new customers. Anyone looking for a variable rate should act quickly, because the current stable interest rate environment is causing lenders to reduce the discounts being offered on variable rate mortgages.î 14

NextHome+CondoGuide | Feb. 2–16, 2019

Here are scenarios that help break it all down according to Ratehub.caí s mortgage payment calculator for you, the homebuyer: SCENARIO 1: $400,000 mortgage with a 5-year fixed rate of 3.89 per cent Monthly Mortgage Payments: $2,080. A homeowner with a 3.74% Monthly Mortgage Payments: $2,048. There’s a 0.15 per cent difference in their mortgage rate. This would lower mortgage payments by $32 monthly or $384 yearly. SCENARIO 2: $800,000 mortgage with a 5-year fixed rate of 3.89 per cent Monthly Mortgage Payments: $4,161 A homeowner with a 3.74 per cent Monthly Mortgage Payments: $4,096 There’s a 0.15 per cent difference in their mortgage rate. This would lower mortgage payments by $65 monthly or $780 yearly.

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NextHome+CondoGuide | Feb. 2â&#x20AC;&#x201C;16, 2019

Suite at Fleur

While the temperature outside might be chilly, things are heating up at the intersection of Church and Shuter Streets, with the construction of Fleur Condominiums well underway, one of the latest residential developments by award-winning builder Menkes. Situated in the historic Garden District, Fleur offers buyers a superior location with the very best of the city at their doorstep. With occupancy scheduled for spring 2020, now is your chance to secure a suite in this remarkable building. AN UNBEATABLE LOCATION

Set within easy walking distance of the Financial District, Toronto Eaton Centre, Ryerson University, both Queen and Dundas Subway Stations, St. Lawrence Market, Massey Hall, and Yonge-Dundas Square, there is no doubt that Fleur offers buyers a chance to be at the centre of it all. Further confirmation of Fleurí s ideal location is indicated by the propertyí s mobility ratings in terms of walking and transit service. On a scale of 1 to 100, Fleur has a near perfect 99 Walk Score and a perfect 100 Transit Score.

IMPECCABLE DESIGN

Fleurí s design, much like its surrounding area, also seeks to represent the best of everything. From distinctive architecture, to elegant interior designs, Menkes has turned to the industryí s most creative consultants to create a residential community without parallel. Designed by the talented team at architectsAlliance, the buildingí s exterior form features a distinctive three-storey glass and stone podium. Taking cues from the richness and history of the surrounding streetscape, the architects have incorporated a stone element in the base of the building that echoes the monolithic stone of the neighbourhoodí s nearby cathedrals, including St. Michaelí s Cathedral across the street. Rising from the podium is a 28-storey glass tower that subtly pulls away from the corner of Church and Shuter. The sleek design of the tower with different setbacks and angles along each exposure of the building combine to create a striking silhouette on the city skyline. Inside the building, a subtle garden theme welcomes you. The Design Agency, one of Canadaí s most celebrated interior design teams has taken a thoughtful approach. From the moment you set foot in the building, elegance surrounds you. Fleurí s lobby incorporates a variety of textures, materials and furnishings including a grand chandelier and floral tapestries to create a warm and inviting sense of home. The design throughout the building is both nexthome.ca 17

Kitchen

Lobby

Co-working space

cozy and modern, managing to create an impression that is at once understated, while being distinctively fashion forward. Each suite at Fleur includes a chef-inspired kitchen design that is both open and bright. Designed to appeal to every residentĂ s inner-foodie, the kitchen is driven by its details including: unique custom-designed cabinetry and pantry, soft-close drawers, and panel front appliances to match cabinets and give the kitchen a sleek modern look. The living and dining areas within the suites offer a sophisticated lifestyle of comfort and impeccable design. All suites come with brand name stainless steel appliances including in-suite laundry. The building offers a variety of suite layouts to choose from including one, two and three bedroom plus den layouts. Regardless of layout or size, each unit boasts beautiful and thoughtfully-considered spaces, created with comfort and energy efficiency in mind. The elegance and attention to detail in the kitchen and living areas have been carried into the bathroom(s), each which boast a range of rich materials, and luxurious finishes including custom-designed marble vanities. STUNNING AMENITIES

Fleur provides residents with a range of contemporary amenity spaces, including a media room with large format flat screens and wireless connectivity. The building also offers a co-work area with the 18 NextHome+CondoGuide | Feb. 2â&#x20AC;&#x201C;16, 2019

opportunity for collaboration, for home-office workers or students. These modern spaces have been designed to include large communal tables to inspire creativity and spark conversation, while integrated power stations and Wi-Fi promote seamless mobility and a place to multitask in comfort and with ease. Fleur also includes a lounge space, anchored by a cozy showpiece fireplace and comfortable furniture to relax in, while a chic, urban-inspired outdoor terrace will allow residents to enjoy the downtown skyline, day or night. Rich with amenities, the building also includes a state-of-the-art gym and yoga studio. The Fleur fitness centre provides the ultimate workout setting, complete with cardio stations, elliptical trainers and a versatile yoga space. In addition to these common spaces, the building offers a luxurious hotel-styled guest suite, onsite bicycle storage and a personally coded alarm system, with suite door contact and keypad connected to Concierge desk for the ultimate in security. With excavation complete, and the underground parking garage concrete already poured, construction is moving along quickly, and in the coming months you will see Fleur really start to bloom. For more information on Fleur Condominiums, visit the Downtown Menkes Store at 110 Harbour Street, Unit 106, or menkes.com.

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ADVICE | BILD REPORT

PROPOSED CHANGES TO GROWTH PLAN COULD HELP ADDRESS HOUSING CHALLENGE

DAVE WILKES

If you hope to own your own home in the GTA one day, January brought some good news. The Ontario government proposed changes to the Growth Plan for the Greater Golden Horseshoe, the policy that manages growth in our region. The amendments, if approved, would mean more housing supply and choice, and ultimately, better housing affordability. The Growth Plan was introduced by a previous provincial government in 2006 and was revised in 2017. Both versions brought in new requirements in the planning process. The objective was praiseworthyó to encourage the development of compact, mixed-use communities that would make efficient use of transit, infrastructure and public services. Unfortunately, many municipalities struggled to meet the new planning requirements, especially density targets that did not recognize the diverse character of our region and did not take into account the availability of transit and infrastructure. For instance, the 2006 Growth Plan called for 50 residents and jobs per hectare in areas that are not yet built up but are designated for future development. This target was already a challenge for many 20 NextHome+CondoGuide | Feb. 2–16, 2019

smaller communities that did not have the transit and other infrastructure to support it, yet the 2017 Growth Plan increased it to 80 residents and jobs per hectare. Thatí s about double the current density of suburban areas like Scarborough and Etobicoke. How

would municipalities in rural areas achieve it? The proposed changes take into account the differences between municipalities and call for varying numbers of residents and jobs per hectare: not less than 60 for Hamilton, Peel, Waterloo

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The GTA is forecast to grow to 9.7 million people by 2041, yet we are not building enough homes to accommodate this change.

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and York; not less than 50 for Barrie, Brantford, Guelph, Orillia, Peterborough, Durham, Halton and Niagara; and not less than 40 for Kawartha Lakes, Brant, Dufferin, Haldimand, Northumberland, Peterborough, Simcoe and Wellington. These new density

targets are a lot more realistic for municipalities to meet. The proposed changes to the Growth Plan would also give municipalities some flexibility to develop housing on lands that have previously been designated as employment areas and on small

pieces of land that are currently outside their settlement area boundaries. When municipalities have more flexibility about where and how growth occurs, they can build more housing and the right mix of housing type for their community, while making efficient use of land and maximizing their existing infrastructure. Ultimately, a healthier supply of housing means better housing affordability. ThatĂ s great news if you and your family are looking to live, work and own a home in your chosen community, because you are more likely to find the type of home you want and can afford. Until these proposed changes are implemented, we will continue to face a different reality. The GTA is forecast to grow to 9.7 million people by 2041, yet we are not building enough homes to accommodate this change. We are falling short by about 8,000-10,000 homes every year. This supply shortfall drives up home prices and rents, creating pressures that are particularly felt by young families and first-time home buyers. The proposed changes to the Growth Plan would help us address this generational challenge. The government is to be applauded for taking these concrete, positive steps in the right direction.

Dave Wilkes is President and CEO of the Building Industry and Land Development Association (BILD), the voice of the home building, land development and professional renovation industry in the GTA. For the latest industry news and new home data, follow BILD on Twitter, @bildgta, or visit bildgta.ca.

+MORE ADVICE ONLINE nexthome.ca/news/advice

nexthome.ca 21

ADVICE | LEGALLY SPEAKING

THE CONDOMINIUM ACT A NEW REVIEW FOR A NEW YEAR BY JACQUELINE MONETA JD OF SCHWARZ LAW

In Ontario, condominiums, their boards and directors, are all governed by the Condominium Act (the ì Actî ). This Act came into force in 2001 and since then, the landscape in which the Act operates has changed drastically. As a response to this evolution 24

NextHome+CondoGuide | Feb. 2–16, 2019

in the market, the province undertook a review of the Act in 2012 in hopes of better reflecting the current landscape. PROTECTING CONDOMINIUM OWNERS

The provinceí s review culminated

in the enactment of the Protecting Condominium Owners Act, 2015, (the ì PCOAî ). This new Act represents a bold departure from the previous one. The amendments were phased in on November 1, 2017 and rolled out over subsequent months.

of Ontario (ì CAOî ) and the Condominium Authority Tribunal who are now responsible for facilitating dispute resolution. It is the provinceí s first online tribunal that allows condominium owners the ability to communicate through messages on the online platform streamlining the process of dispute resolution. B. CONSUMER PROTECTION

Another protection for owners is the expanded Ontario Home Warranty Plan. Protections that were previously only available to buyers of new condominiums will also now apply to certain condominium conversion projects. Conversions from non-residential to residential uses now qualify for coverage i.e. the conversion of a residential rental building to condominiums is not eligible. Other consumer protection measures enacted include requiring disclosure by developers of circumstances that they know, or ought to know, may lead to an increase in common expenses and require additional information to be included in the Status Certificates. Now, one year after these amendments took force, we want to examine the impact theyí ve had on condominium owners. THE AMENDMENTS

The PCOA introduced broad amendments across all aspects of condominium ownership. This article will look at the impact on dispute resolution, consumer protection, governance and new obligations on condominium managers and directors. A. DISPUTE RESOLUTION

The province established the Condominium Authority

C. GOVERNANCE

New safeguards have also been enacted to protect new condo buyers so they can make more informed decisions before investing their money in a condo project. One major change is the development of a new condo guide that developers are required to provide buyers at the time of sale. Buyers have 10 days to review the guide before making a decision. The guide outlines facts about the roles and responsibilities of living in a condo, including ownerí s rights, care and maintenance of

common areas, and how owners can request an information meeting at any time. D. OBLIGATIONS ON CONDO MANAGERS AND DIRECTORS

Perhaps one of the most dramatic changes to the Act is that condominium managers are now required to be licensed. Previously Ontario had no minimum requirements for working as a condo manager. Now, managers will need to obtain the necessary license by completing the new training and education requirements. The amendments also impose new obligations on directors of condominium corporations. Directors elected or appointed after October 31, 2017 have to complete mandatory training, provided online by the CAO. Any director who fails to complete the required training will cease to be a director. These changes have allowed for more flexibility and consumer input in what is a rapidly changing industry. These amendments have given owners the power to better protect themselves and their investments. Perhaps the most difficult part of writing these articles relates not the actual writing, but thinking of a topic to address. So help us! Mail, deliver or email letters to the magazine or to us via www.schwarzlaw.ca or by email to info@schwarzlaw.ca and give us your questions, concerns, critiques and quandaries. We will try to deal with them in print or electronic form.

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ADVICE | STAT CHAT

DID DOUG FORD JUST SAVE THE TORONTO NEW-CONDO MARKET?

BEN MYERS

This headline sounds a bit crazy, but stay with me, there is good reasoning behind it. The primary objective of many, if not most new condo investors in the Greater Toronto Area is capital appreciation ó theyí re buying because they expect the value of their unit to appreciate in the future. However, that doesní t mean that the majority of investors 26

NextHome+CondoGuide | Feb. 2–16, 2019

are totally ignoring the rental rates theyí ll be collecting when their unit is built and ready for occupancy. The high-rise new condo market in the GTA recorded a solid year with over 20,000 sales. The long-term trend line suggests a stable level of demand for new condominium sales activity is between 20,000 and 25,000 transactions annually. The continued sales success in 2018 is even more impressive when you consider how quickly prices have risen over the past two years. According to data from Altus Group, the average asking

price for new condos increased by over 40 per cent in 2017 and another 12 per cent in 2018. Most of the major downtown new condo projects came to market at over $1,000 per-square-foot (psf) last year. For new condos purchased for over $1,000 psf, it is likely that pre-construction investors will need to lease their units at over $5.00 psf per month to break even on their investment on a monthly basis (assuming a 20 per cent down payment), thatí s $3,500 a month for 700 sf - WOW! Recent reporting suggests many investors

were satisfied with their properties being cash-flow negative for one or two years after closing, as rapidly rising rental rates allowed them to increase their tenantí s rent aggressively and make-up for the shortfall in the subsequent years. Commentary from brokers that specialize in pre-construction investor sales have indicated that

the expansion of rent control by the Liberal government in April 2017 nullified their clientí s ì aggressive rent increaseî plans, and some investors chose to sell their units last year. Expanded rent control was a tremendous boon for tenants, but a blow to landlords. But keep in mind that many of these landlords are condo investors that support the upfront sales in these megatowers that you see in downtown Toronto. Without these investors supporting these projects, less towers would get built, fewer units would get built, and fewer homes would be available to tenants. If rent control prevents investors from charging the rent they need to cover their expenses, theyí ll choose not to buy, or put their investment capital in other asset classes. Data from Canada Mortgage and Housing Corporation (CMHC) on the number of investor-held condominium apartment units shows some investors are choosing to sell off their existing units. In 2018, CMHC estimated that about 130,000 condominium apartments were leased in the Toronto CMA, a net increase of 5,692 units over 2017, the lowest absolute annual gain since 2012, and the lowest percentage gain since 2010. The

share of units leased (33.2 per cent) was unchanged year-over-year ó the last time the share didní t increase was 2010. This suggests a record number of investors sold their rental units last year. However, the investor sell-off may have been premature, as the Conservative government got rid of rent control on buildings that complete after November 16, 2018. This change gives investors much more confidence that they can increase rents in the future to cover their costs, and encourages them to continue to purchase new condos. Additionally, just as important was the change that wasní t made: keeping rent control on existing units results in less turnover, more misallocation of units, and ultimately higher rents on vacated units. Higher rents on vacant units is another incentive encouraging investors to buy preconstruction units. Doug Ford may not know it, but the changes his government made may have just saved the new condo market from a slow and steady decline from the record activity over the past three years. The elimination of rent control on new buildings will hurt some tenants, but be an overall benefit to the entire marketplace long term, as it will result in more housing supply, and more homes for end-users and tenants in the GTA. Ben Myers is President of Bullpen Research & Consulting, a boutique real estate advisory firm, that works with land owners, developers and lenders to better inform them of the current and future macroeconomic and site-specific housing market conditions that can impact their active or proposed development projects. Follow Bullpen on Twitter at @BullpenConsult or visit bullpenconsulting.ca

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nexthome.ca 27

ADVICE | CONDO PRO

CONDOMINIUMS ARE “HOMES” IN EVERY SENSE OF THE WORD

BARBARA LAWLOR

In the media, we read about new homes and condominiums, but the distinction is redundant. The term ì homeî is not exclusive to low-rise residences; condominiums ARE homes in pretty well every sense of the world. Yes, details of low-rise and condo ownership differ, but both forms of housing provide shelter and lifestyles in which owners (and renters if the owner is an investor) can thrive. Physically speaking, todayí s condos live much like houses do. Modern designs incorporate expansive windows, which bring in generous amounts of natural light to brighten the suites. New and innovative designs maximize space for the utmost in practicality. Realistically speaking, eliminating wasted space such as hallways and staircases can make a condo suite as spacious as a compact low-rise home. Loneliness is rare in a condominium, where neighbours live close by and faces become familiar in the various common spaces. On the other hand, your suite always offers privacy when you want it. Then add amenities to the mix. Fitness facilities, party rooms, games rooms, pools, libraries, 28 NextHome+CondoGuide | Feb. 2–16, 2019

media rooms, lounges, courtyards, rooftop barbecue areas and the like are, in essence, extensions of condo residentsí living spaces. For example, there is no need to take up space in a room for exercise equipment when you have a well-

equipped fitness area right in the building. Entertaining a crowd is easy when a condo has a dining room you can book. And amenities are cleaned, maintained and repaired by someone else! Amenities are also gathering

“

The term ì homeî is not exclusive to low-rise residences; condominiums ARE homes in pretty well every sense of the world.

spots where residents get to know each other, because a condo is a vertical community. Residents also encounter their neighbours on a daily basis in hallways and elevators. Proximity means that condo owners tend to look out

”

for each other, and of course, having built-in security measures in the building adds a priceless level of safety. It is easier to get to know people in a condo, where even stepping into the elevator and saying ì good

morningî can start the process. I know people who have lived in low-rise communities for years and still doní t know their neighbours. Taking the concept of ì homeî slightly differently, when you buy new, you get to select the features and finishes that make you feel comfortable and ì at home.î ì Homeî is also determined by a condominiumí s surroundings. By definition, with todayí s provincial guidelines requiring developers to situate condos close to transportation nodes and local amenities, owners feel at ease and at home in their neighbourhoods. Whether a condo is set in a large urban city or in a master-planned community in the suburbs, residents have easy access to shops, services, parks, schools, entertainment venues and other amenities that help to make everyday life enjoyable and practical. Ownership of a gas-powered vehicle is greatly reduced, which is good for the environment as well. Condominiums offer attainable price points, excellent locations, beautiful amenities, welldesigned suite layouts, superb appointments and a convenient lifestyle. Across Toronto, the Greater Toronto Area and beyond, condos are fantastic places to come ì homeî to. Barbara Lawlor is president and CEO of Baker Real Estate Incorporated, winner of the pinnacle 2017 Riley Brethour Award from BILD, and an in-demand columnist and speaker. A member of the Baker team since 1993, she oversees the marketing and sales of condominium developments in the GTA and overseas. Keep current with The Baker Blog at blog.bakerrealestate.com

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3 nexthome.ca nexthome.ca 29

INSPIRATION |

style file

Clearly defined Choose acrylic home accents for a playful yet uncluttered look! BY SARA DUCK

1. Dining side chair by C2A designs. $309. Wayfair.ca 2. Gold and acrylic cocktail set. $20. Homesense.ca 3. Overarching acrylic shade floor lamp in antique brass/smoke. $459. Westelm.ca 4. Acrylic and metal pet bed. $100. Homesense.ca 5. Clear acrylic table lamp by Home Details. $300. Thebay.com 6. Antonio acrylic chair with pillow. $650. Cb2.com 7. 20-piece flatware set by Kate Spade New York. $52. Thebay.com 8. Sal velvet bench in woven grey by TOV Furniture. $470. Bedbathandbeyond.ca 9. Vetro crib by Nursery Works. $7,000. Wayfair.ca 30 NextHome+CondoGuide | Feb. 2â&#x20AC;&#x201C;16, 2019

nexthome.ca 31

Your new homeÃ&#x2013; DELIVERED

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TRENDING

WINTER STATIONS BECKON TORONTONIANS TO VISIT THE BEACH FROM FEB 18 – APRIL 1

Four winning teams and two Canadian design schools transform Toronto’s lifeguard stations into thought-provoking pieces of pop-up art nexthome.ca 33

By Susan Legge The winners of the fifth annual Winter Stations Design Competition will soon be busy constructing their bold and whimsical designs along the eastern shores of Lake Ontario in Torontoí s Beach community. Four winners were chosen, and each installation will be featured on the site of a lifeguard station to celebrate and enhance Torontoí s winter waterfront landscape. The installations aim to draw people to the lake to interact with installations, the winter landscape and each other. The four winning designs will be joined by two student installations from Sheridan College and Humber College. Founded by RAW Design, Ferris + Associates, and Curio, the Winter Stations Design Competition was conceived as a way of using design to inspire Torontonians to visit the beach in the winter. The theme for this yearí s Winter Stations is ëm igrationí and artists, architects and designers were asked to explore all facets of the theme, including the complex social issues that surround humanityí s

shaping of our global society, the flight of animals and the exchange of ideas. ì It brings our team immense pride that Winter Stations is heading into its fifth year,î said Winter Stations co-founder, Roland Rom Colthoff, of RAW Design. ì Ití s a testament to the appetite for design in this city, as well as to the efforts of our sponsors who step up each year to fund the exhibition. We wanted this yearí s theme to continue exploring global events while bringing design and spectacle to the waterí s edge. Winter Stations has always been about bringing joy, warmth and conversation to the long, cold Canadian winter landscape.î The concept evolved to include sister exhibition, Ice Breakers, featured in our last issue, which was presented by Ports Toronto. Ice Breakers is now in its third year and runs from January 19 - February 24, along Queení s Quay in downtown Toronto. Winter Stations will be running from February 18 until April 1.

THE 2019 WINTER STATIONS WINNERS

p ‘ABOVE THE WALL’ BY JOSHUA CAREL AND ADELLE YORK, BOSTON, USA ë Above the Wallí positions humans, physically and symbolically, above a barrier constructed around the lifeguard stand at Woodbine Beach. In the current global political climate, the idea of a wall as a literal physical boundary between countries is reemerging as a nationalist tool to prevent migration. This installation contests the wall as a productive assertion of sovereignty. As visitors walk between installations, they are encouraged to ascend the staircase along their walk and engage with others that have approached from the opposite side. This unifying experience can help us overcome the physical thing that is meant to divide us. 34 NextHome+CondoGuide | Feb. 2–16, 2019

p ‘THE FOREST OF BUTTERFLIES’ BY LUIS ENRIQUE HERNANDEZ, XALAPA, MEXICO ë The Forest of Butterfliesí represents the forests of Michoacan, Mexico, where year-after-year the insect with the longest migration in the world is received, The Monarch Butterfly. The installation represents a bouquet of butterflies that lived in the forests of Michoacan upon receiving the Canadian migrant, where the spectators can play, run, dance, chase and hide from the millions of butterflies that paint the forest with orange tones, during the Mexican winter.

p ‘MIND STATION’ BY TOMASZ PIOTROWSKI AND LUKASZ CHABERKA, LOMIANKI/WARSAW, POLAND Nowadays everything is fast paced! Peopleí s thoughts are spreading across the globe as fast as our Internet connection. This pavilion, like the network, allows users to lose their physical dimension. People are able to concentrate further on value of thought migration and emotions related with it. ë Mind Stationí connects strangers and provides opportunity to break cognitive barriers. nexthome.ca 35

‘CAVALCADE’ BY JOHN NGUYEN, VICTOR PEREZ-AMADO, ANTON SKORISHCHENKO, ABUBAKER BAJAMAN, STEPHEN SEUNGWON BAIK, TORONTO, CANADA

ë Cavalcadeí is an installation that reflects the collective spirit of human movement and transversal. Not just in the contemporary political sense of global migration, but in the consensus that the human quest for a better life is one that is timeless and universal. ë Cavalcadeí depicts people migrating towards something better. The spectator is placed in the midst of this movement as their reflection off a mirror at the centre of the installation reaffirms

p ‘GROUND2’ BY HUMBER COLLEGE TORONTO, CANADA ë Ground2í is an experiential journey of migration that beckons the user to participate in the ever-shifting human and environmental landscape. Built with contemporary materials, the temporary, scattered, structures form a new artificial ground mediating between the linear, safe boardwalk and the fluctuating, undefined, boundaries of water. This dispersed plateau reflects on the near future of the worldí s dissolving glacial landscapes that will propel imminent environmental refugee crises. With a natural flow of degradation and designed to reach varying heights, ë Ground2í prompts users to assess their reformed surroundings as they walk, climb, and traverse the destabilized path before them. 36

NextHome+CondoGuide | Feb. 2–16, 2019

p â&#x20AC;&#x2DC;INTUITâ&#x20AC;&#x2122; BY SHERIDAN COLLEGE MISSISSAUGA, CANADA ĂŤ IntuitĂ r eimagines the lifeguard tower as a migratory species. The proportions of the original tower have been stretched, shrunk and distorted to create a pleasing array of characters within the species. The placement of the chairs in turn suggests a pattern of migration that is at once familiar and satisfying. Constructed of wood with the concern for the publicĂ s safety uppermost we hope that the viewer will add a playful narrative and offer them the opportunity to engage and rekindle their own memories and stories

ADDITIONAL INFORMATION Ĺ&#x201D; 5IF 8JOUFS 4UBUJPOT KVSZ JODMVEFE Jury-Chair, Mary-Margaret McMahon, Architecture Critic Alex Bozikovic, Designer and Landscape Architect, Emilia Hurd, General Manager, Parks, Forestry and Recreation, Janie Romoff, Artist, Jyhling Lee and CivicAction CEO, Sevaun Palvetzian. Ĺ&#x201D; 8JOUFS 4UBUJPOT TQPOTPST JODMVEF Urban Capital, City of Toronto, Ontario Association of Architects, Diamante Developments, Carlyle Communities, Demirov, Bridging Finance, Rockport, Fieldgate Homes, Bousefield, Lifestyle Custom Homes, Studio City and Ontario Association of Landscape Architects. nexthome.ca 37

ADVICE | KEEHN ON MONEY

SHOULD YOU HELP YOUR CHILD

BUY A HOME? KELLEY KEEHN

Many Boomers have, well, boomed in real estate over the past several decades. Now, a good number of Boomer parents desire to help their adult children get their first home, which is pretty much unaffordable. So, the question becomes, should you help your kids with housing? And can you? Jason Heath, fee-only, Certified Financial Planner with Objective Financial Partner says, ì Homeownership may be a good idea for younger folks. Part of the benefit of homeownership is not just financial ñ it ís p eace of mind.î But whether parents should assist their kids is not something Heath feels parents ought to pressure themselves about. ì No parent should ever feel obligated to help their children financially, especially if ití s to their own detriment. Thatí s the biggest concern I have ñ parents stretching and compromising their own retirement, simply to help their children buy a home.î IF YOU ARE GOING TO HELP, NOW WHAT?

Heath advises: ì Making a gift to a child is certainly one option. If 38 NextHome+CondoGuide | Feb. 2–16, 2019

“

You hear it every time you get on a plane. In the event of an emergency, you need to put your mask on first before helping others. But when it comes to your kids, thatí s easier said than done.

”

you do this, ití s important to consider some ë what ifí scenarios. What happens if your child divorces? Oftentimes, 50 per cent of that gift ends up going to a divorcing son- or daughter-in-law. What happens if you die and you have other children to consider?î DOCUMENTATION IS KEY

ì If nothing is documented,î Heath warns. ì One child may benefit at the expense of another. A loan is always an option. Some parents will loan money at a commercial interest rate, so the child is paying a fair rate and they are earning a fair return on their money. This may work in a case when a child caní t borrow enough money from the bank, but then again, if they caní t borrow enough, that tells you something.î WHAT IF YOU CAN’T AFFORD TO HELP

You hear it every time you get on a plane. In the event of an emergency, you need to put your mask on first before helping others. But when it comes to your kids, thatí s easier said than done. ì If a parent caní t afford to help, or even if theyí re not sure if they can afford to help,î says Heath.ì Financial assistance for a child may not be possible. I think a parent needs to put themselves first. Compromising retirement to help a child can be a big financial risk. You may or may not be able to count on your kids if you run out of money and need help from them!î

Kelley Keehn is an award-winning, best-selling author and personal finance educator. Sheí s also the Consumer Advocate for the Financial Planning Standards Council. Find her at kelleykeehn.com.

+MORE ADVICE ONLINE nexthome.ca/news/advice

nexthome.ca 39

Your dream home is waiting Browse the latest new homes and condos in your area Visit nexthome.ca to get started

HOT PROPERTIES

FIND YOUR NEXT HOME The latest properties in the Toronto area to keep your eye on

GTA PREVIEW REGISTRATION 1. DOWNSVIEW PARK By: Mattamy Homes City: Toronto, North York Housing type: Condominium mattamyhomes.com

2. SUGAR WHARF By: Menkes City: Toronto Housing type: PATH-connected waterfront condos menkes.com

3. KLEIN ESTATES By: Lindvest City: Kleinberg Housing type: Upscale detached homes on 42 and 50 ft. lots lindvest.com

F. SUMMERLYN VILLAGE

NEW OPENINGS

4. BIJOU ON BLOOR

A. GEORGINA HEIGHTS

By: Plaza City: Toronto Housing type: Condominium pureplaza.com

By: Treasure Hill City: Keswick Housing type: Bungalows, bungalofts and singles treasurehill.com

5. 8 CUMBERLAND By: Great Gulf & Phantom Developments City: Yorkville inToronto Housing type: Condominiums from the low $700s 8cumberland.ca

6. ADENA VIEWS By: Treasure Hill City: Aurora Housing type: Luxury singles on 36, 40, 45 and 60 ft. lots treasurehill.com

7. 543 RICHMOND By: Pemberton City: Downtown Toronto Housing type: Condo pembertongroup.com

8. TRENDI By: Treasure Hill City: Markham Housing type: Phase 3 release of modern townhomes. Register now. treasurehill.com

B. UPPER VALLEYLANDS

By: Great Gulf City: Bradford Housing type: Detached homes greatgulf.ca

G. KINGâ&#x20AC;&#x2122;S LANDING By: Concord Adex City: Toronto Housing type: Condominium concordkingslanding.com

H. AQUALUNA

By: Fieldgate Homes City: Brampton Housing type: Semis, single-detached and freehold townhomes from upper $500s fieldgatehomes.com

By: Tridel City: Toronto Housing type: Condominium tridel.com/aqualuna

C. SATURDAY IN DOWNSVIEW PARK

By: Pemberton City: Stouffville Housing type: Condominiums and towns pembertongroup.com/stouffville/

By: Mattamy Homes City: North York Housing type: Mid-rise condominium mattamyhomes.com

D. IMPRESSIONS By: Fieldgate Homes City: The Village of Kleinburg Housing type: Luxury singles fieldgatehomes.com

E. KINGSVIEW RIDGE By: Treasure Hill City: Oshawa Housing type: Bungalows and single detached homes treasurehill.com

I. NINTH + MAIN

J. EVERMORE By: Tridel City: Etobicoke in Toronto Housing type: Condominiums Tridel.com

MAPS Locate properties using the map on the following page

BUILDERS IF YOU WOULD LIKE TO INCLUDE YOUR PREVIEW REGISTRATION, NEW RELEASE OR SITE OPENING IN THIS FEATURE, JUST EMAIL THE DETAILS TO EDITORIAL@NEXTHOME.CA nexthome.ca 41

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nexthome.ca 43

TRENDING

STUDENTS KICK OFF NEW YEAR WITH NATIONAL STORY WRITING CONTEST IN SUPPORT OF HABITAT FOR HUMANITY CANADA by RASHIDA POWANKUMAR

Students across the country have an opportunity to help families become homeowners by defining what home means to them in a story writing contest in support of Habitat for Humanity called The Meaning of Home. The contest asks students in Grades 4, 5 and 6 to submit an essay or poem on what home means to them in support of the Habitat build of their choice. Habitat for Humanity Canada is a non-profit organization working towards a world where everyone has a decent and affordable place to call home by bringing communities together to help families build strength, stability and independence through affordable homeownership. In the last 12 years, over 50,000 students have shared what ì homeî has meant to them, and thanks to their inspiring words, and the generous support of founding sponsor Genworth Canada, over 3300 families have benefited. April Gibson, Senior Manager of Partner Services and Stewardship at Habitat for Humanity Canada, said sheís d elighted to see children learning and growing. ì It is such a joy to see students across Canada being excited about writing and learning about the important issues of affordable housing and homeownership,î she said. ì Since every submission 44

NextHome+CondoGuide | Feb. 2–16, 2019

Last year, nine-year-old Ryan Mota of Winnipeg, won a $25,000 grant to direct to the Habitat build of his choice.

means a $10 donation to their local Habitat, each student learns that even though they are young, they arení t too young to start giving back and getting involved in their community.î Last year, nine-year-old, Ryan Mota of Winnipeg won a $25,000 grant for expressing what ì homeî meant to him by entering his original poetry. Mota directed the $25,000 grant to the Habitat build of his choice. This year, on top of the grand prize donation, nine runnersup will get the chance to direct a $5,000 grant towards the Habitat build of their choice. Additional prizes include an iPad and large pizzas for the classroom. ì Home is a special place. A place where all dreams come

true. A place that everyone matters. And everyone is involved. A place where old friends reunite. And new friends are made,î said Habitat for Humanity Canada President and CEO Mark Rodgers in an interview with NextHome. ì A house is much more than a home ñ ití s a place to put down strong roots in a community and truly grow. Our model of affordable homeownership provides families with the stability and independence to build the lives that they want and that their children need.î Submissions to The Meaning of Home contest will be accepted online between January 7 and February 18. Winners will be announced in April. For more information visit www.meaningofhome.ca.

Homeâ&#x2030; Building Marketing Experts

!"#$%&'

*%+,(!()"* !"#$%&'() IMPACTNORTH.COM

PROPERTY PROFILE

30 and 44 Zorra Street in Etobicoke

ALTREE DEVELOPMENTS KICKS OFF THREE NEW PROJECTS Providing renowned inspirational residential, commercial and retail projects built with integrity, Altree Developments, led by third-generation developer Zev Mandelbaum, previously of Marlin Spring, Lanterra and H&R, announced the companyí s three new development projects across North America: 2 Forest Hill Road in Toronto, 30 and 44 Zorra Street in Etobicoke, and West Side Arts in Jersey City, New Jersey. 46

NextHome+CondoGuide | Feb. 2–16, 2019

Altree is guided by Zev Mandelbaumí s vision to seamlessly integrate projects into the existing culture of the neighbourhoods in which they are developing, while uncovering

West Side Arts in New Jersey

opportunities to enhance communities and build with integrity. ì It is a great privilege and honour to be able to bring these three iconic projects to life, creating beauty among three distinct neighbourhoods,î said Zev Mandelbaum, President and CEO, Altree Developments. ì At Altree Developments, we are dedicated to seeking out projects that allow us to build a meaningful experience within each community we enter, offering residents a locale to live, dream and thrive.î Following the acquisition of six properties at St. Clair Avenue and Forest Hill Road, Altreeí s Forest Hill development will be a luxury nine-storey mid-rise building with approximately 75 units, spanning a 1,000 sq. ft. to 4,000 sq. ft. The majority of each exclusive unit will feature expansive terraces, introducing outdoor areas to every living space. Altreeís J ersey City West Side Arts development, situated in

Journal Square and the emerging Mana Contemporary Art District, will consist of five buildings that include approximately 500 residential rental units ranging between 450 sq. ft. to 1,300 sq. ft. along with approximately 50,000 sq. ft. of retail and gallery spaces. With proximity to Mana Contemporary, Jersey Square and Lincoln Park, this development is only 11 minutes to Wall Street and a 23-minute commute to Penn Station, so it will appeal to young creatives seeking an area to work, live and play in an up-and-coming and thriving neighbourhood. The 30 & 44 Zorra Street Development, located at The Queensway and Islington in Etobicoke, will be comprised of a 35-storey tower that spans across

340,000 sq. ft. of gross residential floor area, offering a diverse mix of studio, one-bedroom, twobedroom, and three-bedroom units. 30 & 44 Zorra will be a landmark for the established and easily accessible community that delivers top-notch retail offerings and public green spaces for residents to enjoy. Only 10-minute away from downtown Toronto, and 15-minute from Pearson International Airport, this development will serve as a hub for Millennials and young families. The location is close to the Gardiner Expressway and TTC bus and subway service. Within walking distance there are numerous shops and services, including diverse restaurant and Sherway Gardens is just minutes away by car.

Zev Mandelbaumí s Altree Developments, launched in late 2018, continues a 70-year multi-generational family legacy in the development industry, including H&R REIT, founded by his grandfather Sandy Hofstedter and Lanterra Developments, founded by his father Mark Mandelbaum. Prior to the launch of Altree, Zev Mandelbaum previously held roles as Co-founder, Chief Operating Officer and Principal at Marlin Spring, and Commercial Division Lead at Lanterra Developments. Visit altreedevelopments.com for more details regarding its latest communities. nexthome.ca 47

REAL ESTATE GLOSSARY

Amortization

This process combines the interest and principal together in an established schedule of payment installments, rather than simply paying off interest at the start, which helps build home equity early on.

Ontario Building Code

The Ontario Building Code Act is the legislative framework governing the construction, renovation and change-of-use of a building in the Province of Ontario. It establishes detailed technical and administrative requirements in the province.

Assessed value

This is how much a home is worth according to a public tax assessor who makes this determination in order to figure out how much city or state tax the owner owes.

Condo ownership

Condominium ownership is real estate that is independently owned and sellable, but the owners of the individual units also collectively own the common areas, amenities and utilities which are managed collectively by the owners as outlined in the Ontario Condominium Act.

Freehold ownership

Freehold means permanent and absolute tenure of land or property with freedom of full use and control of the land and buildings on it, subject to any rights of the Crown, local land-use bylaws and any other restrictions in place at the time of purchase

Closing

Closing refers to the meeting that takes place where the sale of the property is finalized. At the closing, buyers and sellers sign the final documents, and the buyer makes the down payment and pays closing costs. It is advisable to have a lawyer facilitate closing.

Closing costs

In addition to the actual price of a home, there are also closing costs, which will typically make up about two to five percent of the purchase price, not including the down payment. Examples of closings costs include the mortgage processing costs, title insurance, and excise tax, and legal fees.

Adjustable-rate and fixed rate mortgages

There are generally two types of conventional mortgages ñ a fixed-rate and an adjustable-rate mortgage. An adjustable-rate mortgage means the interest rate can change over the term of the loan. A fixed-rated mortgage simply means that the interest rate stays the same through the entire term of the mortgage and is ì locked inî .

NextHome+CondoGuide | Feb. 2–16, 2019

#BEYOND THE CITY Must-see properties Includingâ&#x20AC;¦ Semi-detached, detached, condominium suites & townhomes

IN THIS SECTION:

BRANTFORD, CALEDONIA, FONTHILL, GRIMSBY, HAMILTON, NIAGARA, OAKVILLE, WELLAND & MORE

TRENDING

ONTARIO GOVERNMENT AIMS TO HELP COMMUNITIES IMPROVE TRANSIT WITH NEW GRANT PROGRAM by SUSAN LEGGE

On January 25, Transportation Minister Jeff Yurek announced financial support for transit projects in communities across Ontario in an effort to make life easier for people living in areas with limited public transportation options. The five-year, $30-million grant aims to provide more rides to more people to more destinations. The Community Transportation Grant Program identifies 39 municipalities (see next page) that will receive funding to help community organizations partner and co-ordinate local transportation services over the next five years. ì We are working with municipalities to support programs that will help Ontarians stay connected to their communities, so they can access employment and social programs, attend appointments, visit friends and family, and maintain an independent and active 50

NextHome+CondoGuide | Feb. 2–16, 2019

lifestyle,î said Jeff Yurek, Ontarioí s minister of transportation in a press release. Since the inception of this program in 2015, the province reports that more than 28,000 people have used new services to make more than 105,000 trips. WHAT THE NEW PROGRAM LOOKS LIKE

Ŕ 6Q UP NJMMJPO JO HSBOUT PWFS GJWF ZFBST will be awarded to municipalities to partner with community organizations, health agencies, transit agencies, school bus and private transportation operators to coordinate local transportation services and/or run intercommunity routes. Ŕ 5IF $PNNVOJUZ 5SBOTQPSUBUJPO (SBOU 1SPHSBN builds on a community transportation program that provided nearly $3 million in funding for 22 municipalities since 2015.

COMMUNITY TRANSPORTATION GRANT PROGRAM

Funding by municipality

The goal of the program is to encourage the growth of local transit and intercommunity bus service in areas that are currently unserved or underserved by public transit. According to the www.grants.gov.on.ca website, the program will make it more convenient for Ontarians, including seniors, students, youths, persons with disabilities and others to access essential services in their communities, connect with other transportation services, and travel between cities and towns.

Addington Highlands

$265,505

Arnprior

$500,000

Atikokan

$241,309

Bancroft

$500,000

Caledon

$500,000

Central Manitoulin

$500,000

Chatham-Kent

$500,000

Cochrane

$500,000

Desoronto

$290,598

Elliott Lake

$377,820

Georgina

Total Funding

$489,000

Grey County

$1,850,000

Lambton Shores

$2,000,000

Leamington

$606,040

Lennox and Addington

$262,000

Manitouwadge

$500,000

Middlesex

$1,500,000

Muskoka

$699,786

Norfolk County

$765,000

Northumberland

$497,200

Owen Sound Pelham Perth County Petawawa Prescott and Russell Prince Edward County Quinte West Selwyn

$1,444,051 $500,000 $1,449,345 $499,800 $2,000,000 $500,000 $303,135 $1,488,400

Simcoe County

$445,450

Sioux Lookout

$761,534

Southgate

$500,000

St. Charles

$500,000

Stratford

$1,449,345

Strathroy-Caradoc

$1,450,000

Terrace Bay

$266,148

Tillsonburg

$1,457,732

Val Rita-Harty

$499,700

Wellington County

$499,550

White River

$222,585 nexthome.ca 51

!"#$ 2

INSPIRATION |

style file

TREND report by JO ALCORN

!"#$%&"'(&)"*(&")&'"*+&),-".$+"*(&" /01$23)4"5&6+"6+&"+&%&6#&,7"!*8-"*(&" 0&+.&1*"*32&"*$"/0,6*&"5$/+",&1$+" 6),".+&-(&)"/0"5$/+"($2&7"9(3-" 5&6+"3*"3-"6##"6:$/*"1#6--31"-*5#&"'3*(" 6";16),3)6%36)"*'3-*7"<&+&"6+&"25" *$0"*+&),"031=-".$+">?@A7"

GREY MATTER

The colour of the year as announced by Benjamin Moore (benjaminmoore.com) for 2019 is Metropolitan AF-690, a stylish grey with cool undertones. This colour is understated yet glamorous, which creates a soothing, impactful statement in any room.

WARM AND COZY

I am seeing a major trend toward using electric heat. With the prices in gas on the rise and more restrictions in homes and condos with accessing gas, people are still looking for a way to get that cosy feeling of a fire. Thatâ&#x20AC;&#x2122;s where Dimplex (dimplex.com) electric fireplaces come in. They have a wide selection of mantels, wall mounts, media units and more. You are bound to find something to suit your decor desires.

4 3

WALL AND CEILING DETAIL

People are looking to make a statement on their walls and there is no better way than with wall treatment, statement baseboards and ceiling details. Metrie (metrie.com) has great options and styles to fit any space and I have a prediction that the new Traditional line will be hot in 2019.

52 NextHome+CondoGuide | Feb. 2â&#x20AC;&#x201C;16, 2019

LIGHT AND AIRY

A big trend in 2019 is to create light and airy spaces around your home. Keep as much natural light as possible flowing into a room with Budget Blinds (budgetblinds.com). Its exclusive Trilight honeycomb shades allow for top down/ bottom up operation that is also cordless, so there are no messy strings.

SCANDI-INSPIRED

We will see more flooring in lighter tones in 2019. It holds the key to the pared-back simplicity of Scandinavian style. The lighter colour also brightens and freshens up any space with a clean simple style. Recently, I worked with Neue Floors (neuefloors.com) that has stunning flooring options. I chose its Crans Montana option, which is a European White Oak.

SHOP LOCAL

Shopping Canadian has become even more important to consumers these days. Done are the days of supporting off-shore products. We want to know where our products are being made, and by whom. We want faces to the products we are supporting and a story to the brand like my home line, Alcorn Home (alcornhome.com).

SOFT COLOURS

Soft hues for countertop appliances continue to be the latest trend in the kitchen. Whether it’s a mixer, blender or coffeemaker, a soft pop of colour turns any countertop appliance from a kitchen tool to a decorative statement piece. The limited eEdition Heritage Artisan Series Stand Mixer in misty blue by KitchenAid (kitchenaid.ca) is inspired by the first-ever stand mixer and in celebration of the brand’s 100-year anniversary.

SMART LAUNDRY

Heading into 2019, people are looking for ease and simplicity in the home. Household items that take the guesswork out of everyday household chores are top-ofmind. Whirlpool (whirlpool.ca) has a 24-inch washer and dryer that is all-in-one, which helps you do laundry in fewer steps and with a smaller footprint in your home. It’s Wi-Fi-enabled with smart features so that you can access it from anywhere with your smartphone or tablet using the Whirlpool App.

HGTV Jo Alcorn is an interior and product designer for Alcorn Home. She has a full home furnishing and pet line collection displayed and sold across Canada and the U.S. She is known for her clean line savvy design concepts. Alcornhome.com nexthome.ca 53

European Style & Contemporary Living

LUXURY CONDOS IN STONEY CREEK FROM THE LOW $300’S Casa Di Torre is inspired by you. Designed with feature-filled spacious suites with the latest premium appliances and designer features and finishes you’ll truly appreciate. Relax and enjoy carefree condo living with a safe and secure lobby, resort-style amenities like the entertaining kitchen and lounge, rooftop garden plots, rooftop terrace, gym and communal workspace - there’s plenty of room for families and friends to be together. Experience it. One bedroom, One bedroom plus den, Two bedroom, Two bedroom plus den and Penthouse collections.

Ask about our 5% down program* *Applies to first-time home buyers. See sales representatives for qualifications.

NOW OPEN - Presentation Centre: 121 Hwy. 8. Stoney Creek, On L8E 5B7 289-309-2272 casasales@branthaven.com

CasaDiTorreCondos.com All renderings are artist’s concept. Prices, sizes and specifications are subject to change without notice. E.&O.E.

ADVICE | LEGALLY SPEAKING

WHAT SHOULD PURCHASERS KNOW ABOUT A

FREEHOLD RESALE OFFER? BY MARK LAURIOLA LLM AND JAYSON SCHWARZ LLM

Buyers and investors who have purchased resale properties and have moved on to invest in new construction, are probably familiar with the details of a standard resale freehold offer, but what if this is your first resale home? The whole purchasing process may be foreign to you. Weí re here to help. When you purchase a resale home, your realtor will provide you with a preprinted offer or an Agreement of Purchase of Sale (the ì APSî ) called an OREA 100 form, which is regulated by the Ontario Real Estate Association. Do not be intimidated, and remember, you should always have a lawyer on your side to speak with before signing anything. The first item to check on the form are the specified dimensions of the property you are purchasing. This is set out on the first page of the OREA 100 form. The Offer will list the frontage and depth. This is important because, as the purchaser, you want to know exactly what you are purchasing. You should walk the boundaries and make sure you know where they are. Not all properties have a survey available, so if you can get your hands on a survey for the property, this will help. Measure and check the boundaries yourself. This is very important, particularly in older cities. It helps you avoid Continued on page 58 56

NextHome+CondoGuide | Feb. 2–16, 2019

NOW

! G N I L SEL

SELLING FAST! RELEASE 1 ALREADY

75%

SOLD OUT!

40’ FAMILY SINGLES AVAILABLE! REGISTER NOW W FOR NEXT TOWN RELEASE! The beautifully crafted homes at Timberwood Estates are located in a welcoming neighbourhood and are designed with family living in mind. It’s a community made for timeless moments. Welcome to Timberwood Estates in Thorold.

plant pl l nt you your o rR ROOTS. OOTS cr ccreate reate ate T TIMELESS IMELESS m moments. oment nts C CRA RAFFT RA FT yyour our ddream r am m life. llifee SALES OFFICE LOCATED AT: 130 Hwy 20 Unit C-1, Fonthill

Rice Rd. / 54

Offer & Specification subject to change without notice. E.&.O.E.

Pelham St.

HWY 20

www.timberwoodestates.ca

HWY 406

FONTHILL

289.897.8548

Continued from page 56 future property disputes with your neighbours, too. The locations of pools and deck placements, setbacks are also important to note. On the same page as the dimensions are the purchase price and deposit structure. Review this to make sure everything is accurate. Special items such as ì Conditionsî or ì Schedulesî are also listed on the first page and attached at the end. Some agents use a schedule for this, and frankly itís n ot a bad idea, as it keeps the Offer organized. The second page of the OREA 100 form shows what chattels are included and what fixtures are excluded. Chattels are items not built in to the floors or walls, like the fridge, stove, washer, dryer, chandeliers, and even the curtains. You should list all the things you are supposed to be getting under the APS because if you doní t list them, they are not yours! Fixtures are attached to the house and canít be moved without doing damage to the home. Examples of fixtures are the furnace and the air-conditioner. The ì Title Searchî date is shown on page three of the OREA 100 58

NextHome+CondoGuide | Feb. 2–16, 2019

form. This is where your lawyer becomes vital in the process. The lawyer will search title and send a Letter of Requisitions to the sellerí s lawyer to ensure you receive whatí s called ì clean titleî on the day of closing. This means clear ownership that is free of any liens or mortgages. Ideally, a lawyer should be given at least five days before closing to complete this task, especially since the sellerí s lawyer needs time to request any mortgage discharge statements. Additional clauses that can be included in the ì Schedulesî section we mentioned are: Ŕ NBLJOH TVSF ZPV IBWF B current survey (last five years) showing all structures, including pools and decks on the property Ŕ FOTVSJOH ZPVS GJOBODJOH JT finalized, and making the offer conditional on financing if needed, as you do not want to be in a position where you may lose your deposit because the seller doesní t want to provide you with an extension. Ŕ NBLJOH TVSF UIF PGGFS JT conditional on building inspection meeting your discretionary approval Ŕ FOTVSJOH UIBU UIFSF JT B DMBVTF making the vendor responsible

for compliance with all City requirements at his or her cost prior to closing Ŕ QVUUJOH JO B DMBVTF NBLJOH UIF transaction conditional, for a given period of time, on your lawyerí s review and approval in order for you have an opportunity to see your lawyer, get suggestions, changes, and explanations and then return and negotiate. Okay, thatí s plenty of information for now. This is just a brief overview of some of the things you should consider. We cannot stress how important it is for you to have a lawyer review the APS before it is firm to ensure that you are adequately protected. Let us answer your questions. Mail, deliver or email your letters to the magazine, or to us, via www.schwarzlaw. ca or info@schwarzlaw.ca Let us know your questions, concerns, critiques and quandaries. We will try to deal with them in print or electronic form.

+MORE ADVICE ONLINE nexthome.ca/news/advice

HOT PROPERTIES

FIND YOUR NEXT HOME The latest properties in Southwestern Ontario to keep your eye on

B. VISTA RIDGE By: Losani Homes City: Beamsville Housing type: Townhomes and detached losanihomes.com

C. SPARROW MEADOWS By: Mountainview Homes City: Welland Housing type: Singles and townhomes sparrowmeadows.com

D. LINCOLN ESTATES By: Losani Homes City: Lincoln Housing type: Single-detached homes losanihomes.com

E. ELEMENTS By: Mountainview Homes City: St. Catharines Housing type: Luxury oneand two-bedroom condos elementscondo.com

SWO PREVIEW REGISTRATION 1. CASA DI TORRE By: Branthaven Homes City: Stoney Creek Housing type: Condos from 550 to 978 sq. ft. from the low $300í s branthaven.com

2. ONE TWENTY CONDOMINIUMS By: Mountainview Homes City: Fonthill Housing type: Condominiums mountainview.com

5. THE PENINSULA By: Losani Homes City: Paris Housing type: Towns, semis and singles parispeninsula.com

6. SYNERGY By: Branthaven Homes City: Oakville Housing type: Urban trailside condos branthaven.com

7. THE OAKES By: Treasure Hill City: Oakville Housing type: 41 and 45 ft. detached family homes TreasureHill.com

F. THE PRESERVE By: Mattamy Homes City: Oakville Housing type: Townhomes mattamyhomes.com

G. FALLINGWATERS By: Losani Homes City: Stoney Creek Housing type: Luxury townhomes email: Pronto@LosaniHomes.com

H. TIMBERWOOD ESTATES By: Mountainview Homes City: Thorold Housing type: Townhomes, detached homes timberwoodestates.ca

3. THE MCKENZIE By: Losani Homes City: Caledonia Housing type: Towns and singles mckenziecaledonia.ca

4. BRANT WEST By: Losani Homes City: Brantford Housing type: Towns and singles brantwest.com

NEW OPENINGS A. LION’S CREEK By: Mountainview Homes City: Niagara Falls Housing type: Semis lionscreekhomes.com

MAPS Locate properties using the map on the following page

BUILDERS IF YOU WOULD LIKE TO INCLUDE YOUR PREVIEW REGISTRATION, NEW RELEASE OR SITE OPENING IN THIS FEATURE, JUST EMAIL THE DETAILS TO EDITORIAL@NEXTHOME.CA nexthome.ca 59

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nexthome.ca 61

TRENDING

TD INTRODUCES NEW DIGITAL MORTGAGE APPLICATION TOOL by RASHIDA POWANKUMAR

TD’s new digital tool is designed to increase convenience and confidence in the homebuying process and is one of the latest innovations in fintech

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NextHome+CondoGuide | Feb. 2–16, 2019

TD Bank Group just unveiled a new easy-to-use digital mortgage application for its customers in an effort to make the process of applying for a home mortgage easier and more convenient. ì We continue to build solutions that provide personalized, connected experiences in the homebuying process,î said Pat Giles, vice president and real estate secured lending at TD. ì Buying a home is a huge financial milestone for Canadiansñ our goal is to make that process convenientñ and make home ownership dreams a reality.î The new digital mortgage application is available to Canadians on all devices, and features such as 24/7 access, save and resume, status tracking and document upload. TD mortgage specialists are also readily available, and you can meet a TD mobile mortgage specialist in-branch, digitally or over the telephone.

These newest fintech innovations fulfill several important objectives for busy homeshoppers, both in-person and digitally, and are available online: Ŕ TDí s Digital Mortgage PreApproval helps customers shop for a mortgage with confidence by giving them an online pre-approval in as little as five minutes with a 120-day rate guarantee. Ŕ A Mortgage Affordability Calculator allows potential buyers to understand how much home they are able to afford and features links to active real estate listings that match a customerí s budget and desired neighbourhood. For more information on the TD Homeownersí Journey, visit https://www.td.com/ca/ en/personal-banking/products/ mortgages/

INDEX OF ADVERTISERS

Branthaven Homes - Casa Di Torre

54&55

Mattamy Homes - Queen's Common

OBC

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22&23

Menkes Developments Inc. - Harbour Plaza

Fieldgate Homes - Impressions

Menkes Developments Inc. - in.DE

Fieldgate Homes - Upper Valleylands

Menkes Developments Inc. - The Eglinton Yonge at Heart

Fieldgate Homes - Valleylands

Menkes Developments Inc. - Sugar Wharf

Fieldgate Homes - Whitby Meadows

Mountainview Homes- Lyons Creek

Impact North - Chaos

Mountainview Homes- One Twenty

Lindwest - Klein Estates

Pemberton - 9th & Main

IFC

Losani Homes - Falling Waters

2&51

Pemberton - 543 Richmond

Losani Homes - Simply Grand

2&51

Plaza - Corporate

Losani Homes - Vista Lincoln

2&51

Tridel - Aqualuna

Losani Homes - Vista Ridge

2&51

Tridel - Evermore

Mattamy Homes - Downsview Park

OBC nexthome.ca 63

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Finding your next home has never been so easy. Greater Toronto Area Sept. 29–Oct. 13, 2018

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INSIDE:

GTA RESIDENTS SAY MORE HOMES MEANS MORE AFFORDABILITY

WHAT DOES VACANT POSSESSION MEAN?

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INSIDE:

GTA RESIDENTS SAY MORE HOMES MEANS MORE AFFORDABILITY

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Start your search: ï magazines ï website ï mobile ï newsletters

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