GTA Homes Magazine - November 19, 2022

PERSONAL FINANCE | JESSE ABRAMS

Jesse Abrams is Co-Founder at Homewise, a mortgage advisory and brokerage firm based in Toronto. thinkhomewise.com

WESTERN VIEW | MIKE COLLINS-WILLIAMS

Mike Collins-Williams, RPP, MCIP, is CEO West End Home Builders’ Association. westendhba.ca.

HOME REALTY | DEBBIE COSIC

Debbie Cosic is CEO and founder of In2ition Realty. She has overseen the sale of more than $15 billion worth of real estate. With Debbie at its helm, In2ition has become one of the fastest-growing and most innovative new home and condo sales companies. in2ition.ca

REAL ESTATE 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. baker-re.com

STAT CHAT | BEN MYERS

Ben Myers is the President of Bullpen Consulting, a boutique residential real estate advisory firm specializing in condominium and rental apartment market studies, forecasts and valuations for developers, lenders and land owners. Contact him at bullpenconsulting.ca and @benmyers29 on Twitter.

LEGALLY SPEAKING | JAYSON SCHWARZ

Jayson Schwarz LLM is a Toronto real estate lawyer and partner in the law firm Schwarz Law Partners LLP. He can be reached by visiting schwarzlaw.ca or by email at info@schwarzlaw.ca or phone at 416.486.2040.

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

EXECUTIVE MEDIA CONSULTANT Michael Rosset

EDITOR-IN-CHIEF – NATIONAL REAL ESTATE Susan Legge susan.legge@nexthome.ca

EDITOR-IN-CHIEF – GREATER TORONTO AREA Wayne Karl wayne.karl@nexthome.ca

MANAGING EDITOR Rise Levy

CONTRIBUTORS

Jesse Abrams, Mike Collins-Williams, Debbie Cosic, Barbara Lawlor, Ben Myers, Jayson Schwarz, Dave Wilkes

SENIOR VICE-PRESIDENT, SALES, NEXTHOME Hope McLarnon 416.708.7987, hope.mclarnon@nexthome.ca

DIRECTOR OF SALES, ONTARIO, NEXTHOME Natalie Chin 416.881.4288, natalie.chin@nexthome.ca

SENIOR MEDIA CONSULTANT Amanda Bell 416.830.2911, amanda.bell@nexthome.ca

VICE-PRESIDENT, MARKETING – GTA Leanne Speers

SENIOR CLIENT RELATIONS SPECIALIST – GTA Sonia Presotto

MANAGER CUSTOMER SALES/SERVICE Marilyn Watling

SALES & MARKETING CO-ORDINATORS Gary Chilvers, Vi Nguyen

HOME SHOW MANAGER & NEWSPAPER CIRCULATION – GTA Josh Rosset

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FINALLY, ACTION

Say what you want about Ontario Premier Doug Ford, his government’s recent tabling of the More Homes Built Faster Act is welcome news – for prospective homebuyers, for homebuilders, for everyone.

You may not follow politics or care about policy matters, but if you’re a prospective homebuyer, this is important and necessary action, because the status quo is literally costing you tens of thousands of dollars.

“We are operating in a planning and zoning environment built for an Ontario of yesteryear,” says Dave Wilkes, president and CEO of the Building Industry and Land Development Association. “It simply takes too long to get approvals, it is too difficult to add the gentle density we need in our cities, and too many fees and charges are layered on to new homes by municipalities. All of this limits supply and drives up costs. The plan introduced today by the government is the clear, powerful transformation we need to solve our housing supply and affordability crisis.”

“The current housing supply and affordability crisis is a policy-made problem that was created in the course of a decade and a half and will take time to fix,” adds Luca Bucci, CEO of the Ontario Home Builders’ Association. “It starts today with Ontario’s new big, bold housing plan. The More Homes Built Faster Act increases accountability for municipalities in enabling the housing supply the province needs, increases transparency on the funds collected on the back of new homes, caps the fees to the economic conditions of the day and removes roadblocks to adding gentle density. Put simply, the government has delivered the regulatory framework to enable necessary change.”

EMAIL: wayne.karl@nexthome.ca

TWITTER: @WayneKarl

And from the Residential Construction Council of Ontario (RESCON), “The (Act) will reduce bottlenecks, streamline development approvals and increase the pace of residential construction across Ontario,” says RESCON President Richard Lyall. “Specific reforms in the plan, such as changes to development charges, allowing more homes to be built near transit, and updating heritage conservation rules will help move the needle on housing.”

Ontario absolutely needs to build more homes faster, and this action is a critical first step to that end – finally.

Discover an exclusive enclave of 96 backto-back, spacious, open-concept luxury townhomes that merge and mingle with the vibrant downtown Lambton neighbourhood. Connected, considered, and conveniently located close to a plethora of amenities and urban adventure.

NEW COMMUNITY

Braestone Estates – final chapter of Georgian community has heart and soul in every home

Enter a world unlike any other at Braestone Estates. This unique community tells a tale of connection – with the land, with history and with each other. These are the hallmarks of Georgian Communities.

SPECIAL REPORT

homebuyers

We shouldn’t pretend real estate markets in the GTA and elsewhere in Ontario are humming along as usual, but neither is the sky falling. With incentives from builders and even lenders, there are some great opportunities to be had.

HOUSING SUPPLY

Municipal approval delays costing new-home buyers thousands

Approval timelines for new housing in the GTA are among the worst in Canada, adding significant costs to new home purchasers.

INSIGHT

The YIMBY movement in the GTA is gaining steam

The “Yes in My Back Yard” prodevelopment stance says that if we want to address affordability, we need to build more homes. Thankfully, the YIMBY movement is growing.

ANALYSIS

Planned growth leads to climatefriendly cities

We can’t build a sustainable future without a focus on development and planned growth. For too long, governments have buried their heads in the sand about the significant population growth our region is facing.

Builders, developers and lenders pulling out the stops to entice

MORE HOMES BUILT FASTER ACT MET WITH WIDESPREAD INDUSTRY APPROVAL

and the Ontario Home Builders’ Association (OHBA) are among the industry groups strongly supporting the action.

The Ontario government has introduced the More Homes Built Faster Act, taking bold action to advance the province’s plan to address the housing crisis by building 1.5 million homes over the next 10 years. The proposals, if passed, would ensure that cities, towns and rural communities grow with a mix of ownership and rental housing types that meet the needs of all Ontarians, from single-family homes to townhomes and midrise condos.

The proposal has been met with widespread approval from the residential construction industry, which has been lobbying for such changes for years.

“For too many Ontarians, including young people, newcomers and seniors, finding the right home is still too challenging,” says Steve Clark, minister of municipal affairs and housing. “This is not just a big-city crisis: The housing supply shortage affects all Ontarians, including rural, urban and suburban, north and south, young and old. Our Housing Supply Action Plan is creating a strong foundation on which 1.5 million homes can be built over the next 10 years. Our government is following through on our commitment to Ontarians by cutting delays and red tape to get more homes built faster.”

The plan puts in place actions to support the development of “gentle density” – housing such as triplexes

or garden suites – that bridge the gap between single-family homes and highrise condos. For example, it would remove exclusionary zoning, which allows for only one singledetached home per lot. Instead, it would allow property owners to build three units without lengthy approvals and development charges.

The plan, which contains about 50 actions, addresses the housing crisis by reducing government fees and fixing developmental approval delays that slow down housing construction and increase costs. Actions in the plan include:

• Creating a new attainable housing program to drive the development of housing. Sites across all regions of Ontario will be considered, including those in the north, central, east and southwest regions.

• Freezing and reducing government charges to spur new home construction and reduce the costs of housing.

• Building more density near transit, unlocking innovative approaches to design and construction, and removing red tape to get shovels in the ground faster.

• Increasing consumer protection measures for homebuyers and consulting on ways to help more renters become homeowners.

The Building Industry and Land Development Association (BILD)

“The report of Ontario’s Housing Affordability Task Force, published in February, clearly identified the challenges limiting new housing supply and increasing housing costs across the province,” says Dave Wilkes, president and CEO of BILD. “We are operating in a planning and zoning environment built for an Ontario of yesteryear. It simply takes too long to get approvals, it is too difficult to add the gentle density we need in our cities, and too many fees and charges are layered on to new homes by municipalities. All of this limits supply and drives up costs. The plan introduced today by the government is the clear, powerful transformation we need to solve our housing supply and affordability crisis.”

“The current housing supply and affordability crisis is a policy-made problem that was created in the course of a decade and a half and will take time to fix,” says Luca Bucci, CEO of the OHBA.

“It starts today with Ontario’s new big, bold housing plan. The More Homes Built Faster Act increases accountability for municipalities in enabling the housing supply the province needs, increases transparency on the funds collected on the back of new homes, caps the fees to the economic conditions of the day and removes roadblocks to adding gentle density. Put simply, the government has delivered the regulatory framework to enable necessary change. It has stood up for new and future homebuyers looking to live in our province. The measures it has brought forward will help preserve the competitiveness of Canada’s economic engine.”

Mississauga skyline

braestone’s final enclave.

We’re excited to have released our final 16 lots at Braestone. The community has come together beautifully, a labour of love and exercise in innovation, craftsmanship and design. Not surprisingly, the response has been extraordinary as residents of Braestone are happy to enjoy the remarkable trails and ponds, the horse paddocks, the pumpkin patch, the nature preserve, streams and forests and a life, as promised, that is richer and more rewarding. We invite you to join in our vision and become part of Oro-Medonte’s finest community.

REGISTER FOR OUR FINAL PHASE TODAY FROM $1.5 MILLION.

Distinctive and timeless bungalow, loft and two-storey homesteads on a selection of 1/2 acre to over 1 acre secluded lots.

GEORGIAN COMMUNITIES

Another project developed by:

GTA NEW HOME MARKET SLOW IN SEPTEMBER, INVENTORY RISES

“Monetary policy and rising interest rates have stalled the market,” says Dave Wilkes, BILD president and CEO. “Inflation in construction and labour costs, elevating government fees, taxes and charges and tight supply make significant price correction for new homes very unlikely. The solution remains significantly adding supply to the market and this requires a wholesale change to the way we regulate, tax and deliver new homes to the residents of the GTA.”

“September new home sales were quite low,” adds Edward Jegg, research manager at Altus Group. “However, inventory rose as builders brought more condominium apartment projects to market.”

Total new home remaining inventory increased compared to the previous month, to 11,900 units, comprised of 10,291 condominium apartment units and 1,609 singlefamily lots, representing 4.4 months and 3.1 months of inventory respectively. A balanced market would have nine to 12 months of inventory.

The GTA new home market was very slow in September, with overall sales well below the 10-year average and inventories low, but rising slightly, the Building Industry and Land Development Association (BILD) reports.

Sales of new condominium apartments, including units in low-, medium- and highrise buildings, stacked townhouses and loft units, with 289 units sold, were down 89 per cent from September 2021 and 84 per cent below the 10-year average, according to Altus Group, BILD’s official source for new home market intelligence.

Single-family homes, including detached, linked and semi-detached

houses and townhouses (excluding stacked townhouses), accounted for 45 units sold, down 96 per cent from last September and 96 per cent below the 10-year average.

The benchmark price for new condominium apartments in September was $1.15 million, which was up 11.8 per cent over the last 12 months. The benchmark price for new single-family homes was $1.85 million, up 17.8 per cent.

SEPTEMBER NEW HOME SALES BY MUNICIPALITY

HIGHRISE

REGION

OHBA NAMES

2022 AWARDS OF DISTINCTION WINNERS

The Ontario Home Builders’ Association (OHBA) recently announced the winners of the 2022 OHBA Awards of Distinction (AoD).

This year, the awards program celebrates a milestone 30th anniversary, honouring building excellence across the province. This program recognizes the creativity, innovation and talent of builders, renovators, developers and agencies within the industry.

For the sixth time, Tridel won the prestigious 2022 Ontario Home Builder of the Year Award. The Toronto-based company was the recipient of the award based on its commitment to building sustainable communities, its involvement and initiatives within its communities and its devotion to customer engagement and service.

THE 2022 PRESTIGE AWARD WINNERS ALSO INCLUDE:

Project of the Year – Lowrise Branthaven Homes for Millcroft Towns, Burlington Project of the Year – High- or Midrise DeSantis Homes for Century Condos, Grimsby (credit to: KNYMH Inc., McOuat Partnership, Tomas Pearce Interior Design Consulting Inc.)

For the complete list of winners, visit ohbaaod.ca.

ARCHITECTURAL DESIGN

Production Built Home

Lucchetta Homes for Riverside at Hunters Pointe, Newburg Transitional Elevation, Welland

Production Built Home (Two to three storeys 2,501 sq. ft. and over)

Treasure Hill Homes for McMichael Estates, The Thomson, Kleinburg (credit to RN Design Ltd., Suriano Design Consultants Inc.)

Attached Multi-Unit Home Minto Communities for Union Village, Rear-lane towns, elevation FC1, Elm2 – French, Toronto (credit to Metropia, NAK Design Group, RN Design Ltd.)

Stacked or Back-to-Back Townhome Starward Homes (2014) Ltd.; Marz Homes; New Horizon Development Group for Brooklyn Heights at River Mill, Montague with Sky Terrace, Cambridge

ROOM DESIGN

New Home Kitchen (New Lowrise Home up to 2,500 sq. ft.)

Kylemore Communities & Angus Glen Developments for Angus Glen South Village, Markham (credit to The Brand Factory)

New Home Kitchen (New Lowrise Home 2,501 sq. ft. and over)

Gordon Tobey Developments Ltd. for The House of Glass, Brighton New Home Bathroom: Slotegraaf

Construction Inc. for The Glass House, St. Agatha

IMAGE & ADVERTISING

Lowrise Project Video (one to three storeys)

Geranium; Brookfield Residential; CountryWide Homes; Sundance Development Corp.; NGEN Communications for Midhurst Valley, Barrie

Social Media Campaign

DECO Homes for DECO Homes Corporate, Vaughan, (credit to Guidelines Advertising Inc.) Website

Kylemore Communities; Joey Ai for Kylemore, Corporate, Markham Lowrise Ad Campaign (one to three storeys)

Geranium for Allegro, Aurora (credit to Builder Insight Group Inc.)

ON-SITE SALES PRESENTATION

New Home Sales Office (Up to 1,500 sq. ft.)

North Drive Investments Inc. for 10 Prince Arthur, Toronto (credit to: CinderBloc, Gluckstein Design, Janet Rosenberg & Studio, Michael London Design)

New Home Sales Office (1,501 sq. ft. and over)

Mattamy Homes for The Nine, Mississauga (credit to Giant Containers Inc., NAK Design Strategies Inc., Tara Lee Designs, The Turn Lab)

Design/Decor Centre

Minto Communities, Toronto Model Home/Suite (Up to 2,500 sq. ft.)

Kylemore Communities & Angus Glen Developments for Angus Glen South Village, Markham (credit to The Brand Factory)

Lowrise Project Sales Brochure (one to three storeys)

National Homes for Whitehorn Woods, Towns on Britannia, Mississauga (credit to McOuat Partnership)

Project of the Year, Lowrise – Branthaven Homes, Millcroft Towns, Burlington

BEN MYERS

A MARKET IN TRANSITION

WHAT ARE THE EXPERTS SAYING?

With the rapid increase in interest rates over the past six months, the housing market is clearly in transition, with everyone trying to figure out where things are heading. Resale prices are down, new home sales have fallen, but rents are skyrocketing.

It is difficult to understand where things are heading, but I’m listening to the views of various real estate professionals to hear what they’re thinking. My team at Bullpen Consulting attended a few conferences, where we took in the opinions of many of our peers. Some had a less enthusiastic view, while more than a few expressed optimism.

I’d like to share some of the findings from the Dive in With Developers Event and Veritas Research 10th Annual Great Canadian Real Estate Conference.

The Dive in with Developers event featured several of Toronto’s top developers. A couple of the panels expected much slower sales absorption moving forward in the new condo market, and the end of the investor order-taking, which has been the norm for years.

However, despite the expected downturn in sales, Brian Levy of DBS Developments does not expect condo pricing to decline significantly, as construction costs are still very high and government fees continue to increase.

Kash Pashootan of Emblem Developments shared the same view, adding that he feels it would take three or four years of soft sales in the new home market to lower construction costs enough to justify a noticable price correction – the market has been so strong for more than a decade, that the construction trades will be busy for several years building what has already been sold.

Brian Brown of Lifetime Developments said the idea of a GTA bubble was overblown, adding that he could see pricing rising again in eight or nine months.

Pashootan noted developers have been spoiled in recent years, that launches might not lead directly to sold-out inventory, and that builders will have to get used to a prolonged and competitive sales environment. Brown expects to see more showrooms built, and more low-key sales strategies.

With affordability getting worse, the homeownership rate continues to decline, and Matt Young of Republic Developments expects a much higher proportion of investors in the market in both the new and resale markets.

Despite the more somber tone, the panelists identified the next hot areas, which include municipalities such as Hamilton and Scarborough, and neighbourhoods such as King East, the Golden Mile and Eglinton West.

An interesting point of discussion on the panel was how the desire for work-life balance will impact real estate. A few guests indicated that the desire for large office spaces would be permanently altered; people will continue to envision

downtowns as a place for meeting socially instead of spending five days a week in an office for work.

Resale prices have started to decline due to higher interest rates, yet new home prices remain high due to rising costs. The Ontario government wants to help reduce the costs that developers face, to increase housing supply and make more redevelopment sites viable. Doug Ford and Steve Clark announced plans on Oct. 25 to reduce red tape around development. Government fees for rental housing will be reduced, and other municipal fees will be capped. There will be a higher foreign buyer’s tax for non-residents investing in Ontario real estate, and many initiatives were tabled to speed up the planning approvals process.

As always, take the views of the experts and even the government interventions with a grain of salt. Time will tell whether forecasts and modifications to policy have the desired effect. Keep studying the market, surround yourself with an experienced team, and do your own research. Good luck.

Ben Myers is the President of Bullpen Consulting, a boutique residential real estate advisory firm specializing in condominium and rental apartment market studies, forecasts and valuations for developers, lenders and land owners. Contact him at bullpenconsulting.ca and @benmyers29 on Twitter.

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KIM KOPYL

DIRECTOR, SALES AND MARKETING, LOSANI HOMES

BY WAYNE KARL

We all know how important homebuilding is these days – to society, to the economy and to our everyday lives. It’s appropriate, then, to acknowledge the excellence of longstanding members of the industry – particularly those approaching 50 years in the business.

Losani Homes, based in Stoney Creek, is one such company. Founded by John Losani and his son Lino Losani in 1976, and later joined by younger son Fred Losani in 1985, Losani Homes has a long history of building not just prized communities in sought-after locations, but also quality craftsmanship and well-planned new home designs. Add to that the multiple recognitions for homebuilding, philanthropic efforts and even noted as one of Canada’s Best Managed Companies… we’re wondering what the company can do for an encore.

As Director of Sales and Marketing Kim Kopyl explains, the answer is plenty.

Losani Homes is approaching 50 years of homebuilding… what’s the

most notable change the company has experienced over this period? Losani is constantly evolving and staying one step ahead of the industry, so when we are talking about change, it’s not just one radical step, it’s part of an ongoing process here. Our designs and materials are up to the minute, and our product mix has become more focussed on helping to create affordability. That’s definitely a shift to meet the needs of today’s homebuyer.

From a big picture point of view, two programs really stand out. Our Pronto Homes program is designed to get buyers into a home faster, with added extras built in, while still getting to choose much of their finishes and colours. We start building Pronto Homes before they are sold, and that lets buyers see the actual home before they buy. The result is that they can then move in as early as 90, 60 or even 30 days after purchase. It’s a perfect solution for a certain type of buyer.

A second program, one that’s far ahead of the industry, is our PreVu program, offering 3D virtual reality experiences of every Losani home.

PreVu takes true-to-size blueprints and converts them to a 3D walkthrough. You can tour the home on any device – mobile, desktop, tablet or even in VR. Anywhere. Anytime. And it’s fun and easy.

Losani Homes is getting ready to launch a number of new communities. What’s in these new releases, and how do these homes differ from those available in earlier phases or other communities you have built in the area?

Some very important news we have to share is the release of The Premium Collection, by Losani. These are the highest level of the homebuilding art, tailored to the specific needs of the purchaser, situated in exquisite locations with sumptuous sized lots. These communities are set amongst picturesque forest and riverside locations and are quite appropriate for this elevated level of curated homes.

Woodview at Vista Ridge is a forest enclave in Beamsville, set in the midst of wine country, sheltered under the

Escarpment with breathtaking, lush views all around. It’s the ultimate in wine country living, minutes from superb restaurants, wineries and shops, with the forest rising up the Escarpment literally in your backyard.

Riverbank Estates in Paris is a one-of-a-kind setting on a peninsula, wrapped on three sides by the Nith River and forest, just a stroll from historic downtown Paris and the Grand River. It’s an incomparable location, where we will be featuring the Premium Collection by Losani, with farmhouse-chic singles and a collection of townhomes.

Losani Homes will also be releasing in November, an affordable luxury smart-rental property in Binbrook –set to be the largest rental property in southern Ontario. It directly addresses the affordability crisis we are currently experiencing in Ontario, and Losani delivers this affordable rental product in five phases of residential rental towers.

You’re also launching Expressions in Paris, and SOHO in Hamilton… you don’t seem to be slowing down at all, when we’ve heard about other builders holding off

on launches. What is it about Losani Homes that facilitates this?

We have a diverse portfolio, including rental, commercial, industrial and a robust residential portfolio featuring condominiums, townhomes, single-detached homes and masterplanned waterfront communities. No matter what the market conditions are, we are constantly developing new communities.

One definite advantage is that we are developing our own land purchased many years ago, in incredible locations which enable us to offer homes at attainable pricing. We have a long history in the communities we build in, with a deep awareness of neighbourhood trends and opportunities. We’ve had the opportunity to choose premium locations near amenities such as universities, transportation and parklands when they were more affordable, and that value gets passed on to the homebuyer.

Another advantage we have is that the work is often done years in advance. Our Pronto Program is constantly starting new homes before they are sold, and that keeps costs down for buyers, and keeps our construction schedule working consistently and smoothly.

on a personal note

What is Losani Homes Pronto, and Homes on Demand all about?

Pronto is really all about “more features, less waiting.” With Losani’s Pronto Program, you can take possession in as few as 30, 60 or 90 days, thanks to accelerated closings. Pronto Homes are nearly ready for move-in, so you can see, feel and touch before you buy. Also, depending on the stage of construction (some are built to drywall stage; others are fully finished), you can personalize your home with finishing touches. What’s more, you’ll receive an excellent built-in builder discount, and lots of upgrades are included at cost. And finally, the price is guaranteed and the closing date firm.

What are you most proud of over your career in homebuilding? I’ve always thought outside the box to bring innovative amenities, features and finishes, elevated design packages or systems which engage the homebuying experience, to the forefront of the industry. My goal is to find creative solutions to customers’ needs that haven’t been met before.

I’m very proud of my industry involvement, to keep abreast of the marketplace and trends. I have served on the executive advisory committee for Ontario Home Builders’ Association for the past four years. Hosting their annual conference was instrumental in launching a charitable arm with the organization, and diligently working to advance the role of women in the industry. I’ve been recognized with more than 100 local, provincial and national awards, validating the hard work of my team, while incurring more than $5 billion in real estate sales over my career.

What makes it truly rewarding being in this industry, is that I get to play a role in the most important decision most families will ever make. We are not only building homes, we are building dreams and foundations for their lives to flourish in. There aren’t many careers that give you that kind of satisfaction. And at the end of the day, that’s something to be proud of.

What’s on your reading list these days?

When I have an opportunity to learn, it’s usually self-help and motivational content with audio books. Right now, I have a few books going. One is called Start With Why by Simon Sinek. Another is Robyn Sharma’s The 5AM Club I’m also reading The Seven Habits of Highly Effective People by Steven Covey. Highly recommend all of them.

LOSANI INTRODUCES PREVU

REVOLUTIONARY 3D IMMERSIVE MODEL HOME TOURS

Losani has just made blackline floorplans a thing of the past. PreVu takes true-to-size blueprints and converts them to a 3D walkthrough of every Losani design. Instead of a top-down floorplan, you get to the experience of touring what the actual home will be like. Pull up any plan on any device – mobile, desktop, tablet or even in VR. Anywhere. Anytime. And it’s fun and easy.

“PreVu is a technologically advanced service created by Losani Homes that has completely revolutionized the process of purchasing a new home,” says Fred Losani, CEO of Losani Homes.

“When you think about it, preconstruction homebuying hasn’t changed in decades. Homebuyers make the largest purchase of their lives without seeing or walking that investment,” he adds. “Would you buy a car without seeing it or driving it? Why are customers expected to do so with a home? The most significant purchase of their lives shouldn’t be made blindly from black and white blueprints that can be extremely difficult to understand and visualize.”

“We identified a significant flaw within the homebuilding industry,” Losani says. “It’s impossible to truly

visualize what you’re buying from a blueprint or blackline. As industry leaders, we challenged ourselves to offer a new purchasing tool and experience that the industry and our purchasers have never seen. I gave my staff the mission of creating software that removes the imagination and guesswork, instilling trust, managing expectations and allowing you to visualize living in the home of your dreams.”

“PreVu is a revolutionary Canadian first,” adds Director of Sales and Marketing Kim Kopyl. “It reinvents what was a confusing and

overwhelming process and injects new-age tech to bring floorplans to life before your eyes. With PreVu, you can take a virtual walk through every model that appeals to you, with accurately-sized furniture that lets you explore how each home suits your style. You can see, feel and experience the flow of different home designs until you find the perfect one.”

“Walk through every room as if it’s already there,” says Kopyl. “Change the finishes with the click of a button and see what style suits you best. Snap a screenshot to share, or compare. It’s like being able to tour a model home of every single design and see every option of colours and finishes. Then save and share it with family. Take it to choose furniture.”

BENEFITS TO BUYING WITH A 3D WALKTHROUGH

Seeing is believing. PreVu gives buyers trust and removes surprises. It takes the guessing out of the process so you can feel confident in your buying decisions. You can even visualize and walk a finished basement in the home you’re considering, plan for the additional family to stay, the man cave, the home gym.

You don’t have to buy in a crowd at a sale office, or model home tour. You can take as long as you like walking through the floorplans, not rushed or pressured by sales reps.

PreVu is fun and approachable for any age group. Homebuying decisions can easily involve the whole family. Show your kids their new

bedrooms, your parents the suite you’re considering in the basement or plan your man cave. The most significant purchase of your family’s life should be a bonding experience, not a stressful one.

Technology has helped us in every aspect of life. Why not in your most significant purchase?

Blacklines are a thing of the past. PreVu is the future. A better understanding of what meets your wants, needs and lifestyle is crucial, and you should be confident in your decision for your family. Visualize your lifestyle now with PreVu.

“No other builder in Canada offers this next level service of a 3D virtual walkthrough of every home design,” says Kopyl. “No other builder lets you explore the whole spectrum of possibilities. Losani’s PreVU 3D virtual reality works with any computer or smartphone, but for an even deeper immersive experience we also have Oculus VR headsets and touchscreens here at our sales office. Or you can even use your own Oculus VR headset, at home. Either way, you owe it to yourself to see how PreVu changes everything.”

WHERE AND WHEN CAN YOU USE A 3D DIGITAL WALKTHROUGH OF YOUR HOME?

Research: Before purchasing your home, you can narrow down your favourite plan(s) that meets your family’s wants and needs. Get opinions and approvals from friends, parents and family, no matter where they are.

Point of sale: Seeing is believing. Expectations are set, and with a clear understanding of the community, your lot and home, you can move forward with confidence.

Post-sale: Interior design planning, spatial planning, lifestyle planning –everything is easier to visualize with a 3D walkthrough.

During construction: You can shop early for furniture, artwork accessories.

After Closing: Reference your 3D model when shopping for furnishings, window treatments, or just as a reference while at your local Home Depot or Ikea.

To learn more about Losani’s breakthrough new PreVu virtual reality program, visit losanihomes.com.

OTHER CURRENT LOSANI COMMUNITIES

Woodview in Beamsville

A select enclave of custom detached homes, surrounded by vineyards and forests. Coming 2023.

Expressions at Simply Grand, Paris New townhomes, including Pronto Quick Occupancy homes, launching in spring 2023.

Soho in Central Park, Hamilton Stylish condominiums in the urban heart of this award-winning master-

planned neighbourhood, coming in spring 2023.

Riverbank Estates in Paris Prestigious singles and townhomes by the river, strolling distance from downtown, coming in spring 2023. Windwood II in Binbrook Luxury rental condominiums with sumptuous amenities. Register now at windwoodtwo.com.

To learn more about upcoming communities, visit losanihomes.com.

JAYSON SCHWARZ, LLM and HAMZA AHMAD, JD

FOUR THINGS TO LOOK FOR

IN YOUR NEW HOME CONTRACT

fee is paid, and some may have other restrictions attached.

2. EARLY TERMINATION CONDITIONS

The length of a pre-construction contract will leave you reminiscing about the complications in Lord of the Rings. Schedules, addendums and page-long paragraphs can leave any reader feeling overwhelmed. Here’s a guide to four important things to watch out for and make sure you understand.

1. IS IT ASSIGNABLE?

Your closing date will likely be years away, so consider that circumstances change, unforeseen events occur, and your position in life might change so much that as closing approaches, you may not wish – nor be able – to close.

An assignable contract will help you sleep better at night, because if life throws you a curveball, you can hit it right back by assigning your contract to a new buyer who can step into your shoes. If the market is anything like the last few years, you might even end up with some profit from the assignment.

If your contract is not assignable, you may have no choice but to close – and that will mean closing costs, builder’s adjustments, occupancy fees and mortgage approvals, and more cash down.

Review the assignment clause in your agreement. Not all assignment clauses are the same; some may require builder consent and approval, some may require that a significant

We’ve all heard the stories about projects being cancelled, and buyers facing the choice of having to pay more for their new home, or have their deposits returned. Builders cannot cancel your contract for any reason, but they may do so if they cannot meet certain listed conditions in your contract, such as meeting a sales threshold or obtaining their own financing for construction.

Being informed may not prevent your contract from being cancelled, but you will be aware of important deadlines and the reasons for which your builder can cancel the project. Most of this information is contained in the Tarion Addendum that is attached to your agreement. It is important that you read this and understand all your rights.

3. DELAYED CLOSING TIMELINE

Your closing is scheduled for, let’s say, 2025. It’s worth it, you tell yourself as you think about the next few years. COVID slowed everything. What if your closing is delayed to 2026, 2028 or 2030? Highrise projects can be delayed a long time. Construction can be complicated, and your contract may allow your builder to delay the closing for several years to deal with those complexities.

In lowrise construction, there may be material shortages or other legitimate reasons for delay. Again, refer to your Tarion Addendum

to understand your rights as well as the builder’s.

4. COOLING OFF PERIODS

New home purchase contracts are exceptionally long and complicated. Condominium contracts come complete with a Disclosure Statement that can be extremely complex. You want to ensure that you are protected and informed, so taking it to an experienced lawyer for their review should be your next step. Reread articles, such as the ones on our website, speak to others who have purchased both types of products, and listen to focus on the things that are important.

Condominiums have a 10-day cooling off period that provides you a right in law to rescind the contract, if your expectations are not met. Freehold purchases, on the other hand, are firm when you sign and you must close – unless you insert a conditional clause.

The best advice we can give you is to invest in a review with a knowledgeable professional to advise you. It may be the best investment you ever made. Remember, you are spending a large amount of money. Do not scrimp in ensuring it is the right investment.

Jayson Schwarz, LLM, is managing partner of Schwarz Law Partners LLP. Hamza Ahmad, JD, is lead partner in residential real estate. schwarzlaw.ca, info@schwarzlaw.ca

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FIND YOUR DREAM HOME

FIELDGATE’S SIGNATURE GTA COMMUNITIES

Fieldgate Homes has been shaping the southern Ontario landscape for more than 65 years, with award-winning master-planned communities and residences families have cherished for generations.

Superior construction, innovative designs, unmatched attention to detail, and attentive customer service are all hallmarks of their exceptional excellence. Every home is designed to reflect the contemporary needs and wants of the homebuyer through consistent community engagement – and, the assurance that when you own a Fieldgate home, you are family.

Fieldgate Homes is now open for purchasing by virtual sales appointments across the GTA. You

can connect by phone, video chat or email for a secure and convenient homebuying experience. There are teams waiting to help you find your perfect Fieldgate home.

PICKERING: SEATON

Seaton is now open – freehold townhomes with one- and two-car garages now available

A serene natural landscape merges with the convenience of incredible big city amenities at Pickering’s awaited Seaton community, now open. Live at the crossroads of classic and contemporary with a remarkable collection of freehold two- and single-car garage townhomes, with up to four bedrooms in a skillfully designed community setting. This

new community truly has something for everyone, with Pickering Town Centre, beautiful Lake Ontario, shopping, greenspaces, restaurants, Toronto’s eastern border and so much more just minutes away.

Be first to own during the Seaton Grand Opening by registering now at fieldgatehomes.com.

AJAX: ATOWNS

Ajax final release – urban townhomes

The final release of stunning urban townhomes at the aTowns Park Collection in Ajax is now open. At Bayly Street and Salem Road, discover new family-sized residences backing onto open greenspace, a series of parkettes, sports court, and more all

connected by winding walking trails weaved throughout. Better still, live surrounded by modern amenities and mere moments to Lake Ontario. Get the most out of Ajax’s bustling downtown area and enjoy great shopping, tasteful dining, convenient GO Transit, easy access to Hwy. 401 and so much more all nearby. Register now at fieldgatehomes.com.

SHELBURNE: EMERALD CROSSING

Shelburne final release – 36- and 40-ft. singles

The final release at Emerald Crossing is now open, where you can discover a beautiful country landscape surrounded by every modern convenience imaginable in Shelburne’s most anticipated new home community. Enjoy a collection of 36- and 40-ft. singles, just minutes from big brand outlets, remarkable restaurants, breathtaking greenspaces, ski hills, golf courses and so much more. Shelburne has been Canada’s second-fastest growing municipality, so there’s no better time to get in on its best new home opportunity.

Register now at fieldgatehomes.com.

MILTON: VALLEYLANDS OF SIXTEEN MILE CREEK

Coming soon to Milton – executive 30-, 36- and 43-ft. detached singles Introducing executive riverside living in a natural enclave setting with Valleylands of Sixteen Mile Creek, coming soon to Milton. Take advantage of your rare opportunity to own 30-, 36- and 43-ft. detached riverside residences with lots backing onto Sixteen Mile Creek. Moments to southern Ontario’s most acclaimed golf courses and protected greenspaces, retail and restaurants, schools, services and access to the most convenient transit options, embrace a lifestyle unlike any other in Milton.

Register now at fieldgatehomes. com for exclusive updates and priority purchase opportunities on Valleylands of Sixteen Mile Creek.

NORTH YORK: KENNETH & HOLMES

Move-in ready townhomes available now

Make the most of your opportunity to own in the heart of North York with move-in ready townhomes, each with two parking spaces and two lockers included, now available at Kenneth & Holmes. With this limited release of contemporary urban towns, live steps from Yonge and Finch in an intimate residential enclave connected to everything that matters.

Register now at fieldgatehomes.com for your chance to own in this limited release before it’s too late.

WEST WHITBY: WHITBY MEADOWS

Grand opening coming soon – new release of freehold townhomes, semis and singles

A new release is coming soon with the Grand Opening of Whitby Meadows Phase 3. Take advantage of spectacular residences in one of the GTA’s most popular communities with all-new townhomes, semis and 36and 42-ft. detached designs. Find a master-planned community offering west Whitby’s best lifestyle near shopping, restaurants, Iroquois Park Sports Centre, Whitby GO Station, Heber Down Conservation Area, excellent schools and more.

Register now at fieldgatehomes.com.

STOUFFVILLE: CITYSIDE

Coming soon – grand opening of 36and 40-ft. singles

Make your dream home come true in an incredible community setting just moments from Stouffville’s best amenities. Featuring a new release of 36- and 40-ft. singles, embrace city sophistication and country charm from an ideal neighbourhood located close to Markham, Hwys. 404 and 407, and the Stouffville GO Station.

Register now at fieldgatehomes.com.

IMPRESSIONS: NEW KLEINBURG

Coming soon – grand opening of freehold townhomes

New Kleinburg is a community of inspired family residences in a beautiful setting, just moments from the heart of historic Kleinburg. With the future Hwy. 427 extension just minutes away, a new community school and excellent urban amenities close at hand, life in Kleinburg has never been more convenient. Coming soon, discover a remarkable collection of expansive townhome designs in this beautiful masterplanned community.

Register now at fieldgatehomes.com.

NORTH OSHAWA: DREAMSCAPE

Register for the grand opening of townhomes, 30-, 36- and 42-ft. detached singles

Enjoy affordable living in north Oshawa with the incredible residences of Dreamscape now open. This highly anticipated new home community offers a superb mix of expertly designed and crafted townhomes, 30-, 36- and 42-ft. singles, moments to the best modern amenities Durham has to offer. Big box stores, bespoke boutiques, delicious dining, great schools, trails and conservation areas await those who call Dreamscape home.

Register now at fieldgatehomes.com.

THE IMPORTANCE OF A RATE HOLD

AS BOC HIKES RATES AGAIN

jESSE ABRAMS

On Oct. 26, the Bank of Canada increased its prime rate by 50 basis points to 3.75 per cent. This marks the sixth rate hike this year since March 2022 for a total increase of 3.5 per cent – and it doesn’t look like increases are stopping just yet. Many homebuyers are wondering if now is the right time to buy, while homeowners are concerned about variable mortgages rising.

Yes, rates are inching higher, but there is some good news. Between August and September, home prices in Canada fell 3.1 per cent – posting the largest monthly decline since 1999. Further, it’s expected that prices will end up dropping close to 20 per cent (or more) by early 2023. So, even though rates are increasing, home prices across the country are dropping in buyers’ favour, especially for first-time buyers who have the advantage of benefits such as land transfer tax rebates.

As prices cool and rates rise, it’s an ideal time for buyers to consider a mortgage pre-approval and get a rate hold before the next hike to get a firm idea of their affordability. The market is shifting to a buyers’ market, so having the pre-approval in their back pocket could be a good way to be prepared for potential opportunities.

To show some quick math, if the average home price in Canada at its peak earlier this year was $700,000, and someone had a down payment of $50,000, with a five-year fixed rate mortgage of 2.49 per cent, their

monthly payment would be about $3,030 a month. Their remaining mortgage owed after that five years would be about $572,000. Now, if home prices drop even 15 per cent and that same home is now $595,000, with a down payment of $50,000 and five-year fixed mortgage rate of 5.2 per cent, the monthly payment would be about $3,380. The annual carrying cost has increased by $4,200, which is $21,000 after five years. While that number sounds large, with the lower home price, the remaining mortgage after five years is about $504,000. That is $68,000 less owed moving forward. So, in a basic example, with lower prices, a homebuyer can save nearly $50,000. This is a major savings for a shrewd buyer who realizes the opportunity and has the extra capital to carry the mortgage.

WhAt is A rAte hold?

A mortgage rate hold is a great tool that buyers can use against rising interest rates. When you apply for a mortgage pre-approval, the lender will offer you an interest rate that you can lock in for up to 120 days. Should interest rates rise within that four-month period, your locked in rate won’t be affected. In this environment, with anticipatory rate hikes, this could be a good option if you’re looking to buy, renew or refinance your existing mortgage.

When you add inflation and rising cost of living into the mix, it’s even more important to understand how your interest rate impacts your finances. Your rate determines your monthly mortgage payments, and in turn, whether you can afford your home over the long term. It’s key to

remember that you are not locked into anything with a pre-approval.

is noW the best time to hold A mortgAge rAte?

If you’re looking to close on a home, you’ll eventually have to lock in a rate so you can secure a mortgage. If you’re comfortable with the rate you’ve been offered by your broker or lender – the best piece of advice is to take it. Waiting even a few weeks has the potential to add hundreds of dollars to your mortgage on an annual basis – and with rates expected to continue rising, this is a no-brainer.

This is just another reminder that the big banks don’t have to be your first stop when it comes to getting a mortgage. Although it may seem like the best and most convenient route to take, most banks are quite limited in their offerings. Notably, they often leave out key information that can have a big impact on your financial goals and future, such as large prepayment penalty fees.

While the current environment is uncertain, rising rate environments are nothing new. There are many ways to navigate the current market and get approved for a mortgage while reaching your goal of homeownership. The key is to shop around, consult with professionals and make an informed decision that prioritizes your affordability.

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Jesse Abrams is Co-Founder at Homewise, a mortgage advisory and brokerage firm. thinkhomewise.com

BUILDING

VIEW

A GENDER

DIVERSE FUTURE

FOR THE RESIDENTIAL CONSTRUCTION INDUSTRY

founded on excellent entrepreneurial skills and a strong work ethic.

MIKE COLLINS-WILLIAMS

Canada is on the verge of a major skilled trades shortage as, according to a report released by Employment and Social Development Canada, 700,000 skilled trades workers are expected to retire by 2028. According to the Financial Post, Canada’s workforce will see a 10,000-worker deficit in 56 nationally recognized Red Seal trades over the next five years. As the residential construction, skilled trades and STEM (science, technology, engineering and math) industries are mainly dominated by male professionals, an increase in women professionals has presented to be the best solution to the labour shortage.

However, women and especially young women and girls, are not aware of the rewarding career possibilities in the skilled trades and construction industries. Plus, there is a stigma that considers a trades college not as respectable as university attendance, as it allegedly does not result in successful careers.

This widespread misinformation on skilled trades professions, in combination with the deep-rooted stigma, has resulted in missing opportunities in rewarding, profitable careers. Not everyone is suited for academia, and the most successful trades professionals with booming businesses will agree. Professions in the skilled trades and construction industries provide the opportunity for fulfilling, profitable careers that are

The West End Home Builders’ Association (WEHBA) is an avid advocate for promoting the significant benefits of a career in the industry, especially when it comes to increasing the presence of female professionals. Through the events and initiatives of the WEHBA Women in Industry committee (WIN), the association aims to raise awareness and inform young women about the successful career opportunities the industry has to offer.

The latest event organized by WEHBA was an educational showcase in partnership with Mohawk College and the Ontario Youth Apprenticeship Program (OYAP). The event took place on Oct. 12 at Mohawk College, Stoney Creek Campus of Skilled Trades. The WEBUILD Showcase offered 100 young women and gender diverse individuals in Grades 7 and 8 the opportunity to learn about the rewarding career possibilities in the residential construction, skilled trades and STEM industries. The showcase consisted of a full day of interactive workshop sessions, tours of Mohawk Campus and an inspiring session with Shannon Tymosko, a second-year electrical apprentice and advocate for the skilled trades.

“Women make up only 13 per cent of the total workforce in construction, and only five per cent of skilled trades workers,” says Bianca Bruzzese, WEHBA president. “The WEHBA Women in Industry committee is advocating for positive, cultural change that will increase inclusion and gender diversity in the residential construction industry. We are very pleased we had the opportunity to educate young women about the

rewarding career opportunities within the industry, and we are thankful for the support we have received from our community partners and members in doing so.”

The purpose of the WEBUILD Showcase was to inform young women in Grades 7 and 8 in the Hamilton District School Boards about the career opportunities in residential construction, and the academic pathways that exist to get them started. During the event, the students had the opportunity to visit different booths hosted by community partners and WEHBA members of different trades and fields.

Women are indeed making progress in the industry, but female professionals are still significantly under-represented in the skilled trades, residential construction and STEM industries. This is partly due to social and attitudinal barriers and partly due to lack of information and gender bias.

The WEHBA Women in Industry committee’s goal is to inform and educate young women about the career possibilities in the industry at an early stage, so they can make an informed decision about their future when the time comes. Initiatives such as the WEBUILD showcase, offers a more realistic, hands-on approach that educates through practice and puts young women in direct contact with professionals from the industry.

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Mike Collins-Williams, RPP, MCIP, is CEO West End Home Builders’ Association. westendhba.ca

IMMIGRATION,

HOUSING SUPPLY AND GOVERNMENT

Recent news from Bloomberg is that the population of Canada grew faster in the second quarter of 2022 than it has since the height of the baby boom. In fact, our population growth pace is the highest among the G7 nations. In addition, immigration is being credited with most of that growth, which represents an increase of approximately 3,100 people each day.

This is great news in the sense that we need immigrants to build our labour force in the face of our aging population and declining birth rate. In other words, we need immigrants to help us thrive as a nation. In return, we offer them a country where the quality of life is high compared to the rest of the world. Toronto and the Greater Toronto Area feature amazing cultural, educational and other amenities in a relatively safe environment. It is easy to understand why Canada is such a desirable residential destination.

The story is a little different when looked at from the practical standpoint of housing. In addition to needing skilled workers to build homes, we need more homes –something that has proven to be a challenge. Demand continually outpaces supply because of labour and materials shortages, as well as increasing development charges and red tape when it comes to approvals. The result is a continuing lack of supply, which, combined with higher interest rates, may result in prices rising even more.

What is the solution? Things have to change at the municipal level to make better use of the developable land available in Toronto and the Greater Toronto Area. Last year, we heard from the provincial government that we need 1.5 million homes over the next decade, but we need changes in our municipal governments to ensure they can be built.

Toronto Mayor John Tory promised more missing middle residences and increased density where traffic nodes are located. We await the details on how that can happen. We need to know how and when that can be accomplished – and certainly, sooner rather than later.

One thing holding back development is that too much land is delegated to lowrise housing, when we need much more density. Smaller lot sizes will help, as well as allowing townhomes and even condominiums to be built in established neighbourhoods. We also see skyrocketing housing prices, partly because of incredibly high levies and other development charges. This is the fault of government, not the developers, who are already facing incredible obstacles with the basic costs of building.

Zoning rules have to change to make new housing development happen, especially for the missing middle and highrise types. It will be interesting to see what the recent election results do for the new home industry and for frustrated would-be buyers who either cannot afford, or cannot find, the homes and condos that will meet their needs. I look forward to a bright future when housing supply and demand level out, and we reach a new normal in the industry.

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Barbara Lawlor is CEO of Baker Real Estate Inc. A member of the Baker team since 1993, she oversees the marketing and sales of new home and condominium developments in the GTA, Vancouver, Calgary and Montreal, and internationally in Shanghai. baker-re.com

BARBARA LAWLOR

Marlin Spring, RioCan

DEbbiE COSiC

OWN REAL ESTATE TO BUY REAL ESTATE

One of the wisest moves anyone can make is to own real estate, whether it is to live in or as part of a financial investment portfolio. Nowadays, owning may seem elusive to first-time buyers because of rising prices and the down payment amounts that come with them, but a great way to buy real estate is to begin by owning it. Sound contradictory? Here’s what I mean.

A popular avenue for first-time buyers is through gifting from their parents (often referred to as the “bank of mom and dad”). Last year around this time, CIBC issued an Economics in Focus report stating that in 2020, approximately 30 per cent of homeowners in Canada received financial help from their families –with the average gifts reaching up to $128,000. Only about 5.5 per cent of the givers went into debt to help their children. Some of this money came from savings; others gifted what would be considered part of their children’s inheritance. Families doing the gifting usually can, because of the equity they have earned from homeownership over time.

Some parents co-sign for their children’s mortgages, again because the older generation has likely paid off their own mortgage. In addition, many of these parents were paying mortgages when interest rates were double digits. They realize how important it is for their children to get into the market now, while rates are still incredibly low. They also understand that the window of opportunity is narrowing as rates inch up.

Another example of owning real estate to buy real estate involves move-up buyers who use equity from the home they sell to help afford a more expensive residence. They may have added to their families or simply decided they wanted more space.

Then, let’s look at real estate investors. Some are using the equity they have earned from previous investments to continue purchasing homes or condominiums. This is a wise investment move because it keeps momentum going and offers the potential for even more returnon-investment.

And here’s an interesting twist on the idea: Purchase real estate somewhere outside of the GTA, or even outside of Ontario, where prices are better, with the intention of selling and buying locally in the future. For example, at In2ition Realty, we represent two very affordable developments in Edmonton, where the Alberta government is enthusiastically encouraging homeownership through the media.

The point is, get into the market as soon as you can, however you can. Check out every government incentive for first-time buyers, including Canada’s Home Buyers’

Plan, through which you can draw up to $35,000 from your RRSPs toward your down payment. Canada’s Firsttime Home Buyers’ Tax Credit helps too. Check Canada Mortgage and Housing Corp., as well, regarding its First-time Home Buyer Incentive, which helps qualified buyers reduce their monthly mortgage payments. These are just three of many possible options available.

A new home or condominium will likely be the largest – and wisest – financial move you’ll ever make. Equity opens the door to financial options that can help carry you through your life cycles. You want to get the most for your (and possibly your parents’) hard-earned dollars, so shop wisely and take advantage of every incentive you can.

Debbie Cosic is CEO and founder of In2ition Realty. She has overseen the sale of more than $15 billion worth of real estate. With Debbie at its helm, In2ition has become one of the fastest-growing and most innovative new home and condo sales companies. in2ition.ca

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Midtown by Averton Homes

HOMES Magazine salutes the following companies for their dedication to customer service.

After-Sales Service is an essential component of a healthy new home industry.

These builders are proud of their commitment to the principles of excellent customer service.

DEDICATED TO

EXCELLENT

1.

Ajax A Towns

Bayly St. E. & Salem Rd. S. fieldgatehomes.com 2.

Ajax A Towns Bayly St. E. & Salem Rd. S. paradisedevelopments.com 3. Aurora Queen’s Grove Collection Yonge St. & Bloomington Rd. northstarhomes.com 4. Aurora Allegro Downtown Aurora 36 Klees Crescent geranium.com 5. Aurora Woodhaven 14222 Yonge St. brookfieldresidential.com 6. Aurora Shining Hill Yonge St. & St. John’s Siderd. regalcresthomes.com 7. Aurora Aurora Townhomes George St. & Wellington St. andrinhomes.com 8. Aurora Paradise Aurora Mavrinac Blvd. & Wellington St. paradisedevelopments.com 9.

Brampton DUO Condos 245 Steeles Ave. W.. duocondos.ca 10. Brampton Spring Valley Estates 1364 Queen St. springvalleyestates.ca 11.

Brampton Mayfield Village Bramalea Rd. & Mayfield Rd. royalpinehomes.com 12. Brampton

The Sandalwood 120 Sandalwood Parkway East royalcliffhomes.com 13. Brampton Three Rivers Claireville Goreway Dr. & Humberwest Pkwy nationalhomes.com 14. Brampton Queens Lane Townhomes Mississauga Rd. & Queen St. branthavenbrampton.com 15. Brampton Cleave View Estate By The Credit Queen St. & Mississauga Rd. regalcresthomes.com 16. Brampton Westfield Mississauga Rd. & Steeles Ave. greatgulf.com 17. Brampton The Estates of West River Valley McVean Dr. & Countryside Dr. royalpinehomes.com 18. Brampton Mount Pleasant North & UNION Mount Pleasant Remembrance Rd. & Edenbrook Hill Dr. mattamyhomes.com 19. Brampton High Point Mississauga Rd. & Mayfield Rd. paradisedevelopments.com 20. Brampton Queen’s Court Mississauga Rd. & Queen St. West stateviewhomes.com 21. Brantford Brant West 501 Shellard Lane losanihomes.com 22.

Caledon Palgrave Estates Mount Pleasant Rd. & Hunsden Rd. flatogroup.com 23. Caledon Pathways Caledon East Old Church Rd. & Innis Lake Rd. flatogroup.com 24. Etobicoke Vita On The Lake 2 2167 Lake Shore Blvd. W. mattamyhomes.com 25. Etobicoke Lake Shore Village 68 Daisy Ave. dunparhomes.com

MAPS

MAP LOCATION SITE ADDRESS CONTACT 40. Newmarket Elia Leslie & Gorham St. stateviewhomes.com 41. North York Kenneth & Holmes Kenneth & Holmes fieldgatehomes.ca 42. Oshawa Dreamscape Conlin Rd. & Harmony Rd. fieldgatehomes.com 43. Oshawa Park Ridge Conlin & Townline Rds. tributecommunities.com 44. Pickering Geranium in Pickering

Altona Rd. & Twyn Rivers Dr. geranium.com 45. Pickering Nutowns Brock Rd. & Whitevale Rd. madisongroup.ca 46. Pickering Edgewood Pickering Altona Rd. & Finch Ave. geranium.com 47. Pickering Seaton 1075 Taunton Rd. fieldgatehomes.com 48.

Pickering Frenchman’s Bay Liverpool Rd. & Bayly St. madisonfb.com 49. Richmond Hill The Bond Yonge & King stateviewhomes.com 50. Richmond Hill King’s Landing Oak Ridges stateviewhomes.com 51. Richmond Hill Ivylea Leslie St. & 19th Ave. marlinspring.com 52. Richmond Hill Richlands Leslie St. & Elgin Mills Rd. fieldgatehomes.com 53. Richmond Hill Millbrook Park Elgin Mills & Leslie St. northstarhomesinc.com 54. Richmond Hill Park Lane Place Elgin Mills & Leslie St. northstarhomesinc.com 55. Richmond Hill Observatory Hill Bayview Ave. & 16th Ave. myobservatoryhill.ca 56. Richmond Hill Richlands 10961 Leslie St. opushomes.com 57. Richmond Hill Emerald Crossing 8854 Yonge Street fieldgatehomes.com 58. Richmond Hill King East Estates King Rd. & Toscanini Rd. pureplaza.com 59. Scarborough 670 Progress Ave. Progress Ave. & Grangeway Ave. fieldgatehomes.com 60. Scarborough Valleyview Garden 3012 Kennedy Rd. valleyviewgardens.ca 61. Stouffville Elm & Co. Bethesda Side Rd. & Tenth Line stateviewhomes.com 62. Stouffville Cityside 12466 Ninth Line fieldgatehomes.com 63. Toronto Lambtown Towns 2650 St. Clair West dunparhomes.com 64. Thornhill Citylux Towns at Thornhill Woods Dufferin St. & Rutherford Rd. fieldgatehomes.com 65. Vaughan Hotel Vie 8440 Hwy. 27 hotelvie.com 66. Vaughan The Manors Teston Rd. & Pine Valley Dr. goldparkhomes.com 67. Whitby Queen’s Common 1075 Taunton Rd.. mattamyhomes.com 68. Whitby Country Lane Taunton Rd. & Country Lane countrylanewhitby.com 69. Whitby Whitby Meadows Cochrane St. & Taunton Rd. opushomes.com 70. Whitby The Boatworks Towns in Whitby Brock St. S. & Victoria St. W. andrinhomes.com 71. Whitby Park Vista/Whitby Meadows Cochrane St. & Taunton Rd fieldgatehomes.com 72. Whitby The Landing in Whitby Harbour Brock St. South & Victoria St. carttera.com 73.

Whitechurch/Stouffville Blue Sky 9th Line & Millard St. fieldgatehomes.com 74. Whitechurch/Stouffville Cityside Stouffville Tenth line & 19th Ave. fieldgatehomes.com 75. Woodbridge Pine Valley Pine Valley Dr. & Major Mackenzie Dr. marlinspring.com 76. Woodbridge The Enclave 410 Chrislea Rd. stateviewhomes.com

1. Burlington/Waterdown ..... ..The Towns at Valera 4858 Thomas Alton Blvd. ........................ ............adidevelopments.com 2. Burlington/Waterdown ...... .Nautique Lakefront Residences 375 Brant St. .289-337-0766 3. Burlington/Waterdown National Homes in Burlington, 484-490 Plains Rd. E. nationalhomes.com 4. Burlington/Waterdown Affinity Condominiums Plains Rd. E. & Filmandale Rd. rosehavenhomes.com 5. Burlington/Waterdown Millcroft Towns Appleby Line & Taywood Dr. branthavenmillcroft.com 6. Grimsby Century Condos Main St. East & Baker Rd. South desantishomes.com 7. Hamilton-Wentworth Soho Homes at Barton & Glover Barton St. & Glover Rd. losanihomes.com 8. Hamilton-Wentworth Central Park: Midtown & Soho Upper Red Hill Valley Pkwy & Rymal Rd. MyCentralPark.ca 9. Hamilton-Wentworth Tiffany Hill Phase 3 288 Raymond Rd. rosehaven.com 10. Hamilton-Wentworth Monterey Heights Shaver Rd. & Garner Rd. W. dicenzohomes.ca 11. Hamilton-Wentworth Stonegate Park Upper Wellington St. & Stone Church Rd. E. dicenzohomes.ca 12.

Kitchener/Waterloo Wallaceton Huron Rd. & Fischer-Hallman heathwood.com 13.

Kitchener/Waterloo River Ridge 90 Deer Creek St. activa.ca 14.

Kitchener/Waterloo Vista Hills 259 Sweet Gale St. activa.ca 15.

Kitchener/Waterloo Avenue M 40 Margaret Ave. avenuemkw.ca 16.

Kitchener/Waterloo Young Condos at City Centre King West & Young St. andrinhomes.com 17.

Kitchener/Waterloo Trailside at Grey Silo Gate 243 Grey Silo Rd. activa.ca 18.

Kitchener/Waterloo Riverwood 90 Deer Creek St. activa.ca 19.

Kitchener/Waterloo Doon South & Ormston at Doon South 653 Thomas Slee Dr. activa.ca 20. London RiverBend Golf Community 2200 Jack Nash Dr. sifton.com 21. London Victoria Flats Commissioners Rd. E. & Hamilton Rd. sifton.com 22. London Victoria On The River Sheffield Blvd. & Commissioners Rd. E. sifton.com 23. London Caverhill Clarke Rd. & Kilallay Rd. sifton.com 24.

London Hudson Park Colonel Talbot Rd. & Pack Rd. sifton.com 25. London Liberty Crossing Wonderland Rd. S. & Hamlyn St. sifton.com 26. London Middleton Wharncliffe Rd. & Exeter Rd. sifton.com 27.

Milton The Valleylands Mayfield Rd. & Chinguacousy fieldgatehomes.com 28. Milton Milton Village Tremaine Rd. & Britannia Rd. greatgulf.com 29. Milton Soleil Louis St. Laurent Ave. & Bronte St. S. mattamyhomes.com 30. Mississauga 5150 Ninth Line 5150 Ninth Line mattamyhomes.com 31. Mississauga Whitehorn Woods 1240 Britannia Rd. W. nationalhomes.com

Mississauga Streetsville Centre Mill St. & Queen St. S. dunparhomes.com

Niagara Region Millennium Portage Rd., Niagara Falls mountainview.com

Niagara Region Lusso Urban Towns Martindale Rd. & Grapeview Dr, St. Catharines. lucchettahomes.com

Niagara Region Lyon’s Creek 4382 Mann St mountainview.com

Region

Estates

St. & Canal St.

MAPS

45. Niagara Region Village on the Twelve 21 Willow Bank Common St. silvergatehomes.com 46. Niagara Region River Estates Lametti Dr., Pelham. mountainview.com 47. Niagara Region Timberwood Estates Merritt Rd. & Grisdale Rd., Thorold mountainview.com 48. Niagara Region Ryan’s Grove 13 Tanner Dr. lucchettahomes.com 49. Niagara Region Legends On The Green Niagara Pkwy & Legends Way silvegatehomes.com 50. Niagara Region West Community 44 Elderberry Rd., Thorold. mountainview.com 51. Niagara Region Harbourtown Estates Fort Erie silvergatehomes.com 52. Oakville

The Greenwich at Oakvillage Trafalgar Rd. & Dundas St. East branthaven.com 53.

Oakville Oakville Ravine Townhomes Sixth Line & Germorda Dr. dunparhomes.com 54. Oakville Bronte Meadows Bridge Rd & Warminster Dr. flatogroup.com 55. Oakville Randall Residences Trafalgar Rd. & Randall St. rosehavenhomes.com 56. Oakville Upper West Side Condos 2 351 Dundas St. East branthaven.com 57. Oakville Trafalgar Ridge River Oaks Blvd. & Namron Gate dunparhomes.com 58. Oakville The Preserve & East Preserve Dundas St. W. & Proudfoot Trail mattamyhomes.com 59. Oakville The Preserve Woodland Estates Dundas St. W. & Proudfoot Trail mattamyhomes.com 60. Oakville 5North The Preserve, Dundas St. W. & Proudfoot Trail mattamyhomes.com 61. Oakville The Villages of Oak Park Trafalgar Rd. & Dundas st. E. ballantryhomes.com 62. Oakville West & Post 2714 Westoak Trails Blvd. branthavenoakville.com 63. Oakville Upper Joshua Creek 9th Line & Dundas St. mattamyhomes.com 64. Oakville La Réserve 153 Reynolds St. rosehavenhomes.com 65. Welland Sparrow Meadows 335 Hillsdale Rd.. rosehavenhomes.com 66. West Region The McKenzie Towns 1535 McKenzie Rd. mountainview.com 67. West Region Sifton Homes Hyde Park Rd. & Ilderton Rd. sifton.com

West Region Boulder Creek Cleaver Rd. & King Edward St. sifton.com

West Region St. George Village Concession 2 & Woodhill Rd. losanihomes.com

West Region HarrisView 34 Hollingshead Rd. sifton.com 71. West Region Brant West 562 Shellard Ln brantwest.com

West Region Magnolia Trails Modeland Rd. & Michigan Lane sifton.com

West Region Rosewood Nissouri Rd. & Thorndale Rd. sifton.com 74. West Region Soleil St. Clair Corunna sifton.com

Pkwy., Welland lucchettahomes.com

ADVERTISER INDEX

— Find ads easily inside this edition

Andrin Homes 36

Ballantry Homes 36

Black & Decker 48

Branthaven Homes 12, 13, 36

Brookfield Residential 37

Country Homes 37

D.O.T. Furniture 49

Democrat Homes 9, 37

Dunpar 11, 36

Fieldgate Homes 7, 36

Flato Developments Inc. 3, 36

Georgian International 16, 17, 37

Geranium Homes 37

Great Gulf 37

Heathwood Homes 36 Hissence 24

Lifetime Developments 36

Losani 4, 5, 51

Lucchetta Homes 2, 36 Madison Group 37

Mason Homes 37

Mattamy Homes 37 Menkes 36

National Homes 36

North Star Homes 36

Paradise Developments 37

Ready. Set. Reno! 19

Regal Crest Homes 37

Rosehaven Homes 37

Royal Pine Homes 36

SanDiego Homes 36

Sifton 36

Silvergate Homes 37

Stanley 24

Stateview Homes 37, 52

Tribute Communities 37

Barrie 705-737-5500 | Bracebridge 705-645-8686 | Brampton 905-789-7796 | Burlington 905-631-8281 | Cambridge 519-622-9696 | Hamilton 905-318-2356 | London 519-963-0350 | Milton 905-876-9997 | Mississauga West 905-569-0066 | Newmarket 905-830-9600

Oakville 905-337-1750 | Oshawa 905-720-2999 | Pickering 905-427-2025 | Vaughan 905-856-7204 | Clearance Mississauga 905-238-3448 | Clearance Toronto 416-241-1511 | Clearance Whitby 416-241-1511

LET’S MAKE RENOVATIONS, INFILL AND CUSTOM BUILDING EASIER TO MAINTAIN HOUSING STOCK AND

INCREASE SUPPLY

DAVE WILKES

In a city such as Toronto, with its generational housing crisis, every home counts. That’s why it’s important to address systemic barriers to adding housing supply, while at the same time making it easier to maintain existing housing stock and add secondary housing through renovations, infill and custom homebuilding. Unfortunately, in Toronto, this important work is frequently delayed due to the inefficiency of the municipal approvals process.

The 2021 Census identified that 305,600 households that own their home in Toronto (19.1 per cent of households that own) live in a home that needs minor repairs, and a further 74,600 households that live in a home that needs major repairs, including corrections to defective plumbing or electrical wiring, or structural repairs to walls, floors or ceilings. With Toronto’s aging housing stock, renovations play an important part in providing residents with suitable housing.

Renovations, infill and custom homebuilding also enable the addition of much-needed housing, whether by adding new legal apartments, converting existing homes into duplexes or triplexes, or simply modernizing an existing home to make it suitable for changing needs.

The trouble is, many of these renovation, infill and custom homebuilding projects face obstacles

and delays during the approval process. After initial planning, the renovator or builder submits the designs to the City, where they go through the process of zoning, Committee of Adjustment – which makes decisions on minor variances from the zoning by-law – and finally to the permit stage.

It can take up to four weeks for the intake of an application, with no clear timelines or transparency regarding the status of a submission. The time from when an application is submitted to when a hearing with the Committee of Adjustment is booked has become lengthier over the years. In the past, it took 30 to 60 days to get a hearing. Now, for some parts of the city, it can take six to eight months.

Additional time is needed to apply for a building permit. Applications are circulated for review amongst various city departments, such as transportation, urban forestry and heritage, which may provide contradictory comments on the same application. While this process is supposed to take 20 days, it often ends

up taking much longer. All told, it can take as long as a year for a project to go through the entire approval process with the City of Toronto.

These inefficiencies have a real impact. Not only do they make it challenging to maintain Toronto’s existing housing stock and add new stock on a smaller scale, but they also help create an underground economy where unscrupulous businesses seek to circumvent the system. Ultimately, this results in unsafe building outcomes that put homeowners and the general public at risk.

We can and should do better than this.

Dave Wilkes is President and CEO of the Building Industry and Land Development Association (BILD), the voice of the homebuilding, 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.

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