June 27 - July 25, 2014 Volume 17 Issue 07
MEET SMITH, CALGARY’S NEWEST ADDITION TO THE BELTLINE COMMUNITY. Fine tailored homes starting from the mid $200’s. Visit smith17.com for more information.
INSIDE THIS ISSUE
001-CCG_Cvr_06-27-14.indd 1
INSURANCE: AVOIDING BIG PROBLEMS IN SMALL SPACES
WHY MORTGAGE RATES VARY FROM LENDER TO LENDER
CONDO RENTER CONTROL: RULES & REGULATIONS
2014-06-19 2:08 PM
BUILDING FOUR NOW RELEASED
CHBA - Calgary Region
2013
Building One is sold out, few units remain in Building Two and Buildings Three and Four are selling fast. Make your move today and make your dream a reality at Champagne – Calgary’s only pre-cast concrete residences with exceptional designer finishings and premium riverside location.
790 - 1125 SQ. FT. ONE BEDROOMS FROM THE LOW $300S 1220 - 1695 SQ. FT. TWO BEDROOMS FROM THE LOW $500S Presentation Gallery - 350 Quarry Park Blvd SE Mon. to Thur. - Noon to 8pm • Fri - Closed • Sat & Sun - Noon to 5pm
re mi ngtonc or p. c om • 403. 930. 6900
002-Remington-Champagne 05-30-14.indd 999
2014-06-19 2:09 PM
BUILDING 2 NOW SELLING 5 SHOW SUITES NOW OPEN #CranstonRidge
Artist’s Rendering Only
We’re raising the bar for affordable luxury. LARGE 2 BDRM CONDOS
Get more with Cardel condos, including 9' ceilings, large windows and sweet views.
FROM
309,900
$
+ GST
*Prices subject to change without notice. Subject to availability.
CONDOS + TOWNS
Built for real life. CARDELCONDOS.COM
MON – THUR: 2 PM – 8 PM WEEKENDS & HOLIDAYS: NOON – 5 PM CLOSED FRIDAYS
CRANSTON DR
SALES CENTRE
DEERFOOT TRAIL
TO
SALES CENTRE: 302 CRANSTON RD SE JUDY-LYNN LAVELLE: 403.457.2670
CRANBERRY RD
+ GST
Visit our Cranston Place sales centre to learn more.
CRANSTON RD
239,900
$
CRANSTON
CALGARY’S BEST CONDO + TOWNHOME VALUE Visit cardelcondos.com for all our current and upcoming projects
SETON BLVD
AVE SOUTH HEALTH CAMPUS
NO
W PHA PR SE EV 2 IE W IN G
INNER CITY
BIG IN BRIDGELAND BIG Homes BIG Park BIG Kitchens BIG Decks BIG Value
1st Ave. NE 9th St. NE
7A St. NE
PRESENTATION CENTRE
Memorial Dr. NE
Calgary Zoo
BRIDGELANDCROSSINGS.COM 1, 2 & 3 BEDROOM HOMES FROM $314,900
403.269.2805 PRESENTATION CENTRE 824 1ST Avenue NE, Calgary Open Daily 12-6pm, Closed Fridays
The developer reserves the right to make changes contained herein without notice. Some conditions apply, please call a Bridgeland Crossings sales representative for details. This is not an offering for sale.
04
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newcondoguide.com | VOLUME 17 ISSUE 07 | NEW CONDO GUIDE 05
INNER CITY
YOUR OWN PRIVATE ELEVATED GARDEN OASIS. CALGARY’S BEST AMENITIES, STEPS AWAY Enjoy your own private, elevated 24,000 sf garden courtyard right above the riverfront with plenty of space to walk, relax, entertain friends or just escape. Venture beyond and you are connected to all that Evolution and the East Village have to offer with every convenience, pleasure and amenity of downtown at your doorstep. What could be better than living right at the heart of it all?
· BIG BOLD LIVING SPACES UP TO 31 STOREYS ABOVE THE CALGARY SKYLINE · EMBASSY BOSA SUPERIOR CONSTRUCTION: CONCRETE WALLS & BETTER DESIGN · CONVENIENT GROUND FLOOR SHOPS & SERVICES & NEW 80,000 SF FULL-SERVICE GROCERY AT YOUR DOORSTEP · 24,000 SF OF PRIVATE ELEVATED GARDENS · STUNNING CITY OR WATER VIEWS FROM EVERY HOME
1 BEDS FROM THE $340’S 2 BEDS FROM THE $420’S 06
403 290 0992 EVOLUTIONCALGARY.COM SALES CENTRE 553 RIVERFRONT AVENUE SE. CALGARY MON–THURS, 12–6PM • WEEKENDS & HOLIDAYS, 11AM–5PM
NOW
OPEN
Met
yet?
Good looking. Loves city life. Enjoys the finer things. And super trustworthy. Smith is a collection of 129 boutique homes just off 17th Ave. tailored for people who want to live in an established neighbourhood in a home built by an esteemed developer. Let’s meet. Homes from the mid $200,000s. Smith is now selling. Call 403.264.1703 or register at Smith17.com
M-TH 12-6pm. S+S 12-5pm
17 AVE SW
6 ST SW
15 AVE SW
16 AVE SW
7 ST SW
Presentation Centre 2nd Floor 850 16th Ave SW
8 ST SW
NOW SELLING:
THE BELTLINE
This is not an offering for sale. Such offering can only be made with a disclosure statement. E.& O.E.
Living cities
newcondoguide.com | VOLUME 17 ISSUE 07 | NEW CONDO GUIDE 07
table of contents
June 27 – July 25, 2014 volume 17 issue 07
11 Smith,
Calgary’s newest addition to the Beltline community
columns, news & features 010 editor’s note Columnists
020 contemplating condominiums Condo renter control by linda palfi
026 calgaryism Calgary: Canada’s ultimate sports city by cody battershill
042 Saving Space Planning for the perfect summer soiree by sylvia daoust
Condo features
011 cover story Smith offers buyers premier living in the heart of the 17th Avenue area BY heather ryan
016 condo profile Bridgeland Crossings’ success spurs launch of second building BY heather ryan
030 Tech Talk Jayman Modus launches game-changing technology for buyers BY heather ryan
Homebuyers’ Help
018 Qualex-Landmark New homes for 168 families as popularity of Calgary’s downtown grows 028 Tips & tricks Changing your address 038 Avi Urban Avi Urban launches Willow 039 Style File Wall flower
By Elisa Krovblit
040 CMHC Report May 2014 housing starts 046 Hot Topic How to avoid big problems in small spaces 054 Mortgage Matters Why mortgage rates vary from lender to lender By Alyssa Richard
055 HomeBuyers’ Resource Section 058 INDEX Project Location Maps
015 Inner City 033 Satellite Communities 037 Northwest Map 041 Northeast Map 045 Southwest Map 049 Southeast Map
president, Wall2Wall media
Jacqueline Hill editor-in-cHief / director of content
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Lydia McNutt contributinG editors
Sara Duck Wayne Karl Elisa Krovblit desiGn editor
Yanic Simard
media consultant
16
Natalie Houghton 587.226.1313 like us on facebook: search: calgarynewcondoGuide
30
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editorial Submissions from interested parties will be considered. Please submit to susan.legge@wall2wallmedia.com
The views and data expressed by columnists do not necessarily represent those of the publication. Please recycle this magazine! Wall2Wall Media participates in the Partner’s In Growth Reforestation Program through St. Joseph Communications. To date, Partners in Growth has planted over two million trees in parks, recreation and conservation areas, and other public spaces across Canada. Established in 1990, this program was started with Scouts Canada to help replenish the environment.
EDITOR’S NOTE
CHOOSING THE RIGHT PLACE TO CALL “HOME”
SUSAN LEGGE
EDITOR-IN-CHIEF
Wall2Wall Media Susan.Legge@wall2wallmedia.com Follow me on Twitter at Twitter.com/SusanLegge Like us on Facebook Search: Condo Guide
Most newcomers to Canada tend to settle in larger cities, like Calgary. Since housing costs vary greatly across the country, finding the right place to live and work means doing some homework. Not everyone has the same housing needs, so list the important features that you want to have in your community. Perhaps it’s great schools, proximity to transit, or plentiful job opportunities. There are always trade-offs in the real world. Smaller cities usually have lower living costs, but you may require multiple vehicles to get your family from point A to B. Larger cities offer more transit and job opportunities, but you will have to deal with traffic, congestion and a possible increase in housing costs. Choosing a place to live is one of the biggest financial decisions you’ll ever have to make, and your decision will ultimately affect your way of life. Look for good value in the home you’re considering, in a place with a reasonable cost of living based realistically on your finances, as well as a great quality of life. You can’t go wrong when you know the realities.
“GOOD DEBT” IS A WISE MOVE
LYDIA MCNUTT
EDITOR
Wall2Wall Media Lydia.McNutt@wall2wallmedia.com Follow me on Twitter at Twitter.com/LydiasTweets
Despite reports about rising real estate prices, Canadians still consider homeownership a wise move, and mortgage to be “good debt,” according to a recent consumer survey conducted by the Canadian Association of Accredited Mortgage Professionals. At the end of the day, everyone needs a roof over their head. Real estate happens to be one of life’s necessities that actually pays off in the long run. While no one can guarantee what the value of your home will be in 20 years, ask your parents what they paid for their place and compare that to current market values. Odds are that you’ll be pleasantly surprised, if not completely shocked, at the increase in value. What other investment vehicle out there allows you to purchase and use something, then sell it for a profit of tens or hundreds of thousands of dollars, and not have to pay any tax on that earned income? This, in a nutshell, is what happens when you sell your principal residence. Homeownership is a way of forced savings, and that equity is how many Canadians can afford to move up into their $1-million dream home, or head to the sunny south for a worry-free retirement. In the meantime, if you’ve been considering buying a first home, now’s a great time to make your move. Interest rates are at record lows, and there are countless condo communities coming up across the city, offering a perfect stepping stone to financial freedom.
10 NEW CONDO GUIDE | VOLUME 17 ISSUE 07 | newcondoguide.com
cover story
Smith offers buyers premier living in heart of the
17th Avenue area // By Heather Ryan After enjoying a huge success with its Drake condo development in
the Beltline, Grosvenor is following it up with its newest offering – Smith. Located in one of downtown Calgary’s most vibrant areas, Smith is sure to be another hit with buyers who desire a premier address, urbanchic designs and upscale features. “We were very pleased with the response we had to Drake, and being in such a fantastic neighbourhood, that keeps getting better, we decided to launch another project just a block away,” says Michael Ward, Senior Vice-President of Grosvenor Americas. “We launched presales of Smith in newcondoguide.com | Volume 17 issue 07 | NEW Condo Guide 11
March and sales are going really well; we’re getting close to starting construction.” With Smith, Grosvenor has made the interior finishing package even better with features such as a five-burner gas stove and an integrated dishwasher that looks like part of the cabinetry. “We’re also responding to our buyers’ needs by going to larger suite sizes,” he says. “We found there are still a number of first-time buyers looking for affordability, so Smith will have studio suites, but there are also those 30-something professionals, empty nesters, downsizers and people
buying their second or third home who desire additional space, which Smith offers.” Smith is an 18-storey highrise presenting a distinctive collection of 129 homes being crafted in the heart of the trendy 17th Avenue area. Its stellar location on 15th Avenue just west of 6th Street S.W. means Smith’s residents can park their car and enjoy the convenience of 17th Avenue as they are just steps away from popular restaurants, nightlife, boutiques and services along the Red Mile. As well, the strategic Beltline location makes it easy to walk, bike or drive to work downtown, yet Smith is set back enough from 17th Avenue so residents can enjoy some richly deserved peace and quiet. Smith offers buyers a variety of home styles including studios ranging from 449 to 479 sq. ft., one-bedroom plans from 498 to 679 sq. ft., onebedroom-plus-den designs from 621 to 765 sq. ft., spacious two-bedroom/ two-bathroom suites from 855 to 1,055 sq. ft., and two fabulous penthouse suites at over 1,500 sq. ft. each. There are also six two-storey, ground-level City Homes sized from 1,040 to 1,680 sq. ft. with 1.5 to 2.5 bathrooms. “The City Homes are two-bedrooms, but for the first time we offered a
12 NEW Condo Guide | Volume 17 issue 07 | newcondoguide.com
Each Smith residence is expertly crafted with clever floor plans that maximize space, modern styles and sought-after, high-end features and finishings three-bedroom design because people are looking for larger space, and it sold in the first month,” Ward says. Designed by award-winning BKDI Architects, Smith blends a striking exterior with smart floor plans to create extraordinary homes. Each Smith residence is expertly crafted with floor plans that maximize space, modern styles and sought-after, high-end features and finishings. Well-appointed interiors include wide-plank, laminate hardwood flooring with acoustic underlay throughout the main living areas, pure wool-blend broadloom carpeting in all bedrooms, a complete blind package, in-suite laundry with washer and dryer, and generous balconies, patios or terraces with views of green space, the city or mountains. Kitchens are sumptuous, serving up stainless steel appliances including a built-in wall oven and bottom-freezer fridge by Fisher Paykel, polished quartz slab countertops with an overhang for extra counter seating, contemporary stainless steel undermount sink with a single-lever European-style faucet, the choice of three horizontal-grain cabinetry options with under-cabinet lighting, and a delicious vertical stack ceramic tile backsplash for an eye-catching contrast. Superior features also make for elegant bathrooms and include polished quartz slab countertops and matching backsplash, frameless glass showers, warm Nuheat flooring in main bathrooms with optional upgrade in the second bathroom, and oversized porcelain floor tiles and shower surround.
Buyers are able to personalize their suite with their choice of three classic colour palettes in light, medium and dark. Smith also offers secured, well-lit underground parking, controlled access (street-accessed City Homes are equipped with individual security systems), two-, five- and 10-year warranty coverage and an extensive aftersales customer service program – all providing customers with peace of mind. As well, Smith’s conveniences and comforts include building-wide fibre optic wiring, a bike-share program, tool library and an amenities space designed with socializing in mind. Residents will also appreciate that Grosvenor is cleverly setting Smith back away from 6th Street to allow for the design and creation of a lush green space. The landscaped plaza frames Smith’s front entrance, giving residents and neighbours a tucked-away pathway, benches, blossoms and greenery to enjoy. Heading into the grand lobby, buyers will love the fresh, welcoming look and that they have a dedicated front desk concierge who will streamline their day by offering conveniences such as package storage, car detailing, key service and dry cleaning. For more information about Smith and to register, visit the presentation centre located on the second floor at 850 16th Ave. S.W., open Monday to Thursday from noon to 6 p.m.; and weekends and holidays from noon to 5 p.m. Call 403.264.1703 or visit smith17.com.
newcondoguide.com | Volume 17 issue 07 | NEW Condo Guide 13
UN
DE
RC ON
ST RU CT IO
N
CALGARY’S PERFECT LOCATION Enjoy an unmatched quality of life in the West End from just $364,900.
The West End is an established neighbourhood with an impressive WalkScore of 97 out of 100. Let your feet carry you to the wine bars and boutiques of Kensington or the downtown core with ease.
This naturally urban neighbourhood gives you the best of both worlds: the Bow River pathway outside your door and access to the indoor +15 network linking you to all of Downtown.
Avenue gives you a front-row seat to incredible views, from the Bow River’s gentle movement and the distant Rocky Mountains, to the excitement of city life moving in all directions.
NOW SELLING
Avenue offers details found nowhere else in Calgary, including real hardwood flooring, air conditioning, parking, and the renowned CresseyKitchenTM with its revolutionary storage and walk-through design.
PRESENTATION CENTRE: 1037 5th Avenue, SW, Calgary
AVENUEWESTEND.COM
10 ST SW
5th AVE SW
Saturday & Sunday: 12pm–5pm Monday–Thursday: 12pm–6pm Closed Fridays
403-530-8455
This is not an offering for sale. Such an offering can only be made with a disclosure statement. E.&O.E.
14 NEW CONDO GUIDE | VOLUME 17 ISSUE 07 | newcondoguide.com
INNER CITY 09 L iFFT BY VERICON REAL ESTATE VENTURES
RILEY PARK VE 4A
6 AVE N
5 AVE N
Coming soon to RenfrewBridgeland liveLiFFT.com
3
EN
V 2A
SUNNYSIDE 20 STATION
ROTARY PARK
PRINCE’S ISLAND PARK
05 17
10 B RIDGELAND CROSSINGS BY APEX CITY HOMES
21
bridgelandcrossings.ca
11 S OBOW BY M2I DEVELOPMENTS CORPORATION
16
EAU CLAIRE04 MARKET
1640-170A St. SE
01
13 F IRST BY FRAM + SLOKKER
4 AVE S
06
East Village Experience Centre 553 Riverfront Ave. SE
13 18
5 AVE S 6 AVE S
MILLENNIUM PARK
19 CONVENTION CENTRE
9 AVE S
11 1 ST W
02
12 AVE S
07
MOUNT ROYAL VILLAGE
26 AVE S
VICTORIA PARK / STAMPEDE STATION
08
TALISMAN SPORTS CENTRE
4 ST W
5 ST W
CLIFF ST
17 AVE S
22
01 R IVERFRONT POINTE BY CARLISLE GROUP
101 Riverfront Avenue S.E.
02 P ARK POINT BY QUALEX-LANDMARK Coming Soon Register now at Qualex.ca/ ParkPoint
CALGARY EXIBITION AND STAMPEDE PARK ERLTON / STAMPEDE STATION
PROSPECT AVE
10 ST W
23 AVE S
1 ST E
COLONEL BELCHER HOSPITAL
11 MACLEOD TR
2 ST W
11 AVE S
4 ST W
5 ST W
8 ST W
10 ST W
14
26 AVE S
23
15
05 V EN BY BUCCI
835 5th Ave. NW Show Suite 306 10th St. NW vencondos.com
06 A VENUE BY GROSVENOR & CRESSEY 1035 5th Ave. SW
03 4 3 PARK BY VERICON REAL ESTATE VENTURES
07 S MITH BY GROSVENOR
04 W ATERFRONT BY ANTHEM PROPERTIES
08 D ISTRICT BY BOULEVARD INVESTMENTS
43park.ca
216 Riverfront Ave. S.W.
14 6 TH & TENTH BY LAMB DEVELOPMENT CORP.
FORT CALGARY
CITY HALL
OLYMPIC WY
GREYHOUND BUS TERMINAL
Visit Sales Centre at 850-16th Ave. SW, 2nd Floor
Sales Centre Now Open 305 18th Ave. SW
15 L UCIDA BY CHELSEA HOMES 3804 MacLeod Tr. S
16 S TEPS BRIDGELAND BY GIUSTINI BRIDGES IN. Sales Centre 921 - 1st Ave. NE www.stepsbridgeland.com
17 9 16 BY SABLE DEVELOPMENTS 916 Memorial Drive
18 E VOLUTION BY EMBASSY BOSA INC.
East Village Experience Centre 553 Riverfront Ave. SE
19 V ERVE BY FRAM + SLOKKER
Sales Centre Now Open in East Village
20 L IDO BY BATTISTELLA
Sales Centre 1120 Kensington Rd
21 E INSTEIN2 IN BRIDGELAND BY PROVIDENCE GROUP COMING SOON Register: einsteincalgary.com
22 A LEX BY ASSURED DEVELOPMENTS
Presentation Centre: 2719 14th St. SW
23 M ISSION 34 BY ASSURED DEVELOPMENTS
98 Mission Road SW mission34.ca
newcondoguide.com | VOLUME 17 ISSUE 07 | NEW CONDO GUIDE 15
condo profile
Bridgeland Crossings’ success spurs launch of second building // By Heather Ryan
w
ith the first phase of Bridgeland Crossings being a tremendous hit with buyers, Apex Cityhomes is excited to launch the second phase of this dynamic apartment-style condominium community in this highly sought-after northeast Calgary community. “The first building has been very successful because buyers really like the neighbourhood; in Bridgeland, they can walk to a variety of trendy restaurants and coffee shops, and enjoy pathways, parks and bike trails, and yet they’re just minutes from the downtown core for work,” says Justin Korotva, project manager, Rennie Marketing Systems, noting the location is across the street from the C-Train Station and it’s an easy walk or bike ride to the city centre. “We’ve had such a great response to the first building that we’re almost sold out, so we’re launching Phase 2 – the second building on the north side of the site,” he says. Crafted by Apex Cityhomes, this second phase of Bridgeland Crossings presents 143 suites in an eight-storey building at the corner of Memorial Drive and 9th Street N.E. located beside McDougall Park and across from Murdoch Park, so buyers will have phenomenal park and downtown views.
16 NEW Condo Guide | Volume 17 issue 07 | newcondoguide.com
“We got a lot of feedback from our buyers in the first building, and we learned a number of our buyers are downsizers who desire large suite sizes,” Korotva says. “So the second building will offer bigger suite sizes with larger kitchens and, based on the feedback, the majority of the suites will be two-bedrooms, but we’re also offering threebedroom suites for the first time.” With Bridgeland Crossings, Apex has focused on creating livable floor plans at attractive price points that will appeal to first-time buyers, young professionals and people looking to downsize. Homes start from $314,900.
In Phase 2, buyers can choose from more than 30 different floor plans, with one-bedroom homes ranging from 568 to 664 sq. ft., two-bedroom homes ranging from 713 to 1,105 sq. ft., and three-bedrooms ranging from 1,119 to 1,279 sq. ft. Buyers will appreciate the high-end interior features and appliances, including natural wood grain laminate flooring, engineered stone countertops, KitchenAid gas cooktop and wall oven, full-sized, French-door stainless steel Fisher Paykel refrigerator, built-in microwave, islands with eating bars, extralarge decks, in-suite laundry with front-load washer and dryer, pantry space, linear glass or natural stone backsplash, air-conditioning, and there is a double bathroom vanity in most of the larger suites for this phase. Buyers can choose from two colour schemes and each suite includes one underground parking stall and storage locker. “Suites in Phase 2 will also feature a more modern, updated space, yet they are totally livable and functional,” Korotva says. As well, the suites include a technology package designed for today’s modern lifestyle, including motion sensors in the closets and NEST thermostats that can be operated using your smartphone. Residents will also enjoy an elaborate range of amenities on site, including a sports lounge, dog-wash station, a huge one-acre outdoor courtyard with putting green, bike hub station, a fitness centre and a guest suite. The building itself boasts elegant architecture that fits nicely within the community of Bridgeland, an established neighbourhood that is rich in heritage and culture, located only five minutes from downtown and Kensington. It’s also going through redevelopment and is home to a number of great restaurants, markets and
boutique shops placing a range of amenities minutes from the doorstep. Apex Cityhomes is currently previewing Phase 2 of Bridgeland Crossings. Learn more by visiting the newly renovated sales centre and showsuite – the popular two-bedroom K plan. The centre, at 824 1ST Ave. N.E., is open noon to 6 p.m. daily except Fridays. Visit today for priority access. Register by calling 403.269.2805 or by visiting online at bridgelandcrossings.com.
newcondoguide.com | Volume 17 issue 07 | NEW Condo Guide 17
In The News
New Homes for 168 Families
as popularity of Calgary’s downtown grows Qualex-Landmark, one of Calgary’s most
successful condominium developers in the Beltline area, has announced that the last of its new homeowners have moved into its newest community – CALLA. This fourth condominium building built in Calgary by Qualex-Landmark is comprised of 168 new gardeninspired, quality-crafted park-side homes located at 14th Avenue SW and 6th Street. “This is a celebration for our 168 new homeowners and for Qualex-Landmark,” says Roger Navabi, president of Qualex-Landmark. “In 2011, we believed that if you gave Calgarians the option to enjoy the best elements of urban living, a lot of them would take it. We still believe this, as the inner-city densification of Calgary is creating a very attractive and popular urban lifestyle.” Further contributing to the vibrancy of Calgary’s Beltline, Qualex-Landmark sculpted CALLA to blend into its desirable location overlooking Beaulieu Gardens and the historic Lougheed House. As anticipated and attributed to the work of an award-winning team of visionaries and designers, CALLA’s 12-storey iconic design, combined with Qualex-Landmark’s trademark contemporary detailing and quality craftsmanship, has appealed to a range of homebuyers including empty nesters, young urbanites and families. Qualex-Landmark’s commitment to Calgary and the development within its Beltline community does not end here. With more than 1,000 chic residences found at Qualex-Landmark projects Stella, Nova, Luna, Calla and Mark on 10th, now occupied or almost sold out, Qualex-Landmark continues to show tremendous faith in the Calgary market and enjoys continued momentum as they announce early registration for their newest community, Park Point at qualex.ca/parkpoint. Overlooking Central Memorial Park, Calgary’s oldest park and one of the most historic in Canada, Park Point is situated on the former CIBC Operations Centre
18 NEW Condo Guide | Volume 17 issue 07 | newcondoguide.com
building site located at 12th Avenue and 2nd Street SW. Park Point will be another meticulously designed Qualex-Landmark residential community in Calgary’s Beltline. Like all Qualex-Landmark communities, Park Point will feature an elegant, innovative and original design. Early registrants will be kept up to date as details are released on this mixed-use community. “The response to our communities has been very positive. We are pleased to be in a position to provide more first-class residential offerings to Calgary’s urbanites. Park Point will continue what has become our tradition within the Beltline,” says Mohammad Esfahani, QualexLandmark’s managing director. Based on the Calgary Real Estate Board (CREB) 2014 Economic Outlook & Regional Housing Forecast, QualexLandmark’s success will likely continue to be realized. “Many of the demand factors in 2013 will continue to fuel the housing market in 2014. Gains in migration and employment growth, as well as the tight rental market, will continue to increase demand for housing into 2014,” according to Anne-Marie Laurie, CREB’s chief economist, suggesting a positive outlook for Calgary’s downtown residential core and QualexLandmark’s signature communities.
INNER CITY
CALGARY PARKSIDE LIVING
2ND ST SW
ON CENTRAL MEMORIAL PARK
12TH AVE SW CENTRAL PARK
REGISTER NOW QUALEX.CA /PARKPOINT
Another original development by This is not an offering for sale. E.&O.E. 19
CONTEMPLATING CONDOMINIUMS
// by Linda Palfi
Condo renter control
O
Linda Palfi is a condominiumspecialist realtor with Discover Real Estate. She has overseen many condo projects as the chair of her condo board, and is a member of the professional standards committee of the Calgary Real Estate Board. Further articles and her Calgary Condo Directory can be found online at CondosInCalgary.com. Call Linda for more information at 403.998.7732
wners of condominium homes have far more protection against noisy neighbours than people in 100-per-cent rental apartment or townhouse complexes. While there is tenant protection law in Alberta through the Residential Tenancies Act, the Condominium Property Act comes first when it’s necessary to ask a party to vacate the premises. That bias in favour of condo homeowners is a great protection for our quiet lifestyle and our investment value. It also means that we can rent out our condo if necessary, but there are strict guidelines to follow. The first protection for condominium homeowners is that they can require the equivalent of one month’s rent for a damage deposit from the unit owner who is renting out his or her home. That’s apart from any damage deposit he or she might ask from the tenant. While the homeowner wants some protection against possible damage inside the home, the condo corporation need protection in case of damage to common property. Secondly, all corporation bylaws that apply to homeowners apply equally to those who rent condo homes, be that through a rental pool or individually from a single unit owner. Before renting out a condo home, the owner should go over the bylaws with the tenant-to-be, and obtain agreement that the renter will abide by every regulation the homeowners themselves have put in place. A tenancy agreement cannot exempt renters from condo corporation bylaws.
An owner renting out his suite is jointly responsible with the tenant for any damage and for bylaws that are not followed. In other words, if the tenant is noisy, the owner is equally guilty of the sin. A third protection for owners is that most condo bylaws specify that an owner renting out his suite is jointly responsible with the tenant for any damage and for bylaws that are not followed. In other words, if the tenant is noisy, the owner is equally guilty of the sin. If the tenant causes damage to common property, the owner has equally caused the damage. Lastly, condo owners are protected by the priority of the Condominium Property Act over the Residential Tenancies Act, should it come time to ask a renting party to move along. And the condominium corporation can issue the eviction notice. It does not have to ask the unit owner to do the job, or wait for the owner to act. This structure means that condominium complexes are usually quieter and tidier than most rental complexes, even when many of the condo homes are rented to tenants. The condominium rules are tighter and the enforcement is usually stricter. This even benefits those renters who want a high standard of maintenance, operation and supervision in their accommodation. 20 NEW Condo Guide | Volume 17 issue 07 | newcondoguide.com
INNER CITY
didn’t need to look any further
Meet Miriam
just steps away from ...well, everything!
21
INNER CITY
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CMY
K
Now Selling Second Release ALL under $375,000
All renderings are an artist’s impression. All prices, size and specifications are subject to change without notice. E&O.E.
Live on an orchard in the middle of the city where a river runs through.
24
marKetInG
CALGARY
TORONTO
From the developer oF 6th and tenth
EDMONTON
OTTAWA
25
CALGARYISM
// BY CODY BATTERSHILL
Calgary: CANADA’S ULTIMATE SPORTS CITY! These awards are the longest-running of their type, held every two years since 2006 and are fully recognized by the international community. Way to go Calgary! Here are the Top 10 Ultimate Sport Cities of 2014: 01 LONDON Score of 662, city of XL size 02 MELBOURNE Score of 637, city of L size 03 AUCKLAND Score of 614, city of M size 04 COPENHAGEN Score of 536, city of M size Cody Battershill is the founder of Calgaryism and a top producing realtor at Re/Max House of Real Estate. Born and raised in Calgary, Cody has a passion for helping his clients accomplish their real estate goals and loves to show off the best Calgary has to offer! He can be reached at 403.370.4180, on Twitter @Calgaryism and Calgaryism.ca
C
algary has been named the fifth ultimate sports city in the world, and with no other Canadian cities in the rankings, this also makes it tops in Canada! Calgary’s place among the top sports cities in the world was announced at the global SportAccord Conference held in Belek, Turkey in April, as part of the Ultimate Sports City Awards.
05 CALGARY Score of 534, city of S size 06 MANCHESTER Score of 493, city of S size 07 SYDNEY Score of 484, city of L size 08 GLASGOW Score of 479, city of S size 09 NEW YORK Score of 470, city of XL size 10 BERLIN Score of 445, city of L size
SportBusiness Ultimate Sports Cities head judge Rachael Church-Sanders commented on Calgary’s first-ever appearance, and its success in the rankings as the best “small” city. “Calgary swept the board through its achievement of high rankings for categories like security, event strategy, hosting, public sports interest/tourism and legacy. It is truly a world-class sports city that puts sports at the centre of its very being. "Prime examples would be its hosting of the annual Calgary Stampede and Spruce Meadows horse events that have much history behind them, as well as the growing and dynamic Calgary Sports and Entertainment Corp. "They have shown that Calgary has a robust calendar of cultural and sporting events that all lay under one major umbrella – the Calgary Sport Tourism Authority. "Calgary is a city that has strongly embraced the 1988 Winter Olympic Games and continues to honour that legacy through renovations of those buildings used in the games, and planning that continues their involvement in local activities and events.” It’s very true – sports are closely tied to much of the best entertainment our city has to offer. Whether it's zip-lining or skiing at Canada Olympic Park, taking in the rodeo at the Calgary Stampede, or a hockey game at the Saddledome, our sports facilities will continue to be important focal points in the community today and for many years to come. JOIN US
Want to learn more about the “Heart of the New West,” also known as Calgary? We invite you to join us and thousands of other people at Calgaryism on Facebook, Instagram and Twitter today! 26 NEW CONDO GUIDE | VOLUME 17 ISSUE 07 | newcondoguide.com
100 Things to Love About
MOVE IN THIS FALL! One Bedrooms from $310K Two Bedrooms from $376K Townhomes from $545K
N E P O W
O N S E T I U S W
SHO
• • • • •
Concrete Construction Energy Efficient Heating & A/C Built Green ™ 9000 sq ft Gym Bright, Open Floor plans
Invest in yourself. Visit us today! CONTACT
SoBow SALES CENTRE
| 587.353.8955
| # 1640 17A STREET SE
| DAVID FRID david@sobowcondos.com
| TUESDAY - FRIDAY 12PM - 6PM
| MONIKA BLACHUT monika@sobowcondos.com
| SATURDAY - MONDAY 12PM - 5PM
SoBow
ON THE PARK, BY THE RIVER, IN INGLEWOOD. SOBOWCONDOS.COM
Tips & Tricks
changing your address?
Plan ahead to make your move as smooth as possible, and ensure nothing gets lost in the shuffle! as soon as possible… Notify family and friends, companies and institutions that your address will be changing, either by phone or by mailing the change-of-address cards available at your local post office. The following checklist will serve as a convenient reminder:
28 NEW CONDO GUIDE | VOLUME 17 ISSUE 07 | newcondoguide.com
❏ Accountant
❏ Employer
❏ Alumni association
❏ Family doctor
❏ Attorney
❏ Dentist
❏ Banks
❏ Veterinarian
❏ Lending institutions
❏ Frequent flyer program
❏ Insurance companies
❏ Magazine / newspaper
❏ Investment companies
subscriptions
❏ Canada Revenue Agency
❏ Catalogs
❏ Stockbroker
❏ Place of worship
❏ Credit card company
❏ Update your driver’s license
6TH ST NE
RENFREW
N
SALES CENTRE 701 7th AVE NE Mon-Thurs: 12-6 PM 8TH AVE NE Sat-Sun: 12-5 PM
PROJECT LOCATION
7TH AVE NE 5TH ST NE
EDMONTON TRAIL NE
16TH AVE NE
BRIDGELAND MEM
ORIA
BOW
L DR
NE
RIVE
R
29
Tech Talk
Jayman Modus launches game-changing technology for savvy buyers // By Heather Ryan
j
ayman Modus is tuning into tech-savvy condo buyers by launching two innovative ideas –Modus Matrix Augmented Reality and Next Generation Touchscreen, designed around their technology-driven lifestyles. “For a more traditional industry (home building) this gamechanging technology is really breaking boundaries,” says project marketing specialist Sandi Serr. “A lot of buyers today are more tech savvy, and these tools break down barriers and provide them with all the information they need to make the right decision before they buy.” With 89 per cent of smartphone users searching online to make purchasing decisions, the need for
technologically advanced communication is vital and Jayman Modus understands that as technology grows, it’s crucial to embrace it in order to enhance the overall consumer experience. With this in mind, Modus Matrix and Next Gen Touchscreen technology were created to provide buyers with not just product details, but with the ability to experience and visualize themselves in a Jayman Modus townhome and community before it’s built. “We’re excited to offer this innovative technology as part of the customer’s sales experience. The Modus Matrix and Next Gen Touchscreen is Jayman Modus’ way of providing ground-breaking communication options driven by our customers’ own creativity and initiative,” Serr says. Modus Matrix offers users the unique ability to visually explore interior and exterior architectural details, as well as community features such as walkways and landscaping from a 3D augmented realty perspective – wherever they are. “In this case, you can take a Jayman Modus ad, open the Matrix program that you can download on your iPad, iPhone or Google Android, scan the ad and the entire community (Avira in EvansRidge) builds itself right before your eyes,” Serr explains. “It’s a 3D image of the community
30 NEW Condo Guide | Volume 17 issue 07 | newcondoguide.com
Jayman-Modus 06-27-14.indd 1
2014-06-19 11:03 AM
LIFE HAPPENS ON THE INSIDE. So you’re looking for a condo or townhome that fits your life. Take a moment to think about this. Modus offers more choice in Alberta than any other multi family builder. The largest combination of interior options, amenities, models, building styles, communities, cities, price points and services. With choices like this your new home is really only limited by your imagination.
SO BUILD YOUR HOME AROUND YOUR LIFE NOT THE OTHER WAY AROUND.
Jayman-Modus 06-27-14.indd 2
2014-06-19 11:03 AM
W I T H M O D U S YO U G E T: ■■■
........................................................... a solid and thoughtfully designed product based on 30 plus years of industry experience.
■■■
the best in industry interest rates.
■■■
into your home easier with our down payment savings program.
■■■
an improved quality of living with included amenities like gyms, courtyards, parks, party rooms and more.
■■■
a smooth transition with our complimentary moving van.
■■■
help selling your home for the best possible market value.
■■■
one year jayman service warranty.
■■■
to save money on legal fees.
Jayman-Modus 06-27-14.indd 3
2014-06-19 11:03 AM
Buying a home is possible!
ASK US
about the Jayman Modus Down Payment Savings Program The Jayman Modus Down Payment Savings Program is an opportunity to continue saving money towards your down payment while your home is being built. Program suitable for Pre-Sale homes and homes with 6 month + occupancy. Example. Purchase July 2014 with occupancy February 2015 Purchase Price
330,000 plus GST 16,500 (GST) 5,940 (Rebate if applicable) 340,560 5% down $17,028
Payment Structure
1000 7,514
Deposit Hold July 2.5% (consolidation - approximately 10 days)
Remaining 8,514 staggered monthly until last payment 45 days prior to possession August 1702.80 September 1702.80 October 1702.80 November 1702.80 December 1702.80
Jayman-Modus 06-27-14.indd 4
2014-06-19 11:03 AM
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2014-06-19 11:03 AM
FROM
OUR
SHOWROOM
VIEW AND COMPARE MODELS WITH OUR NEXT GENERATION TOUCHSCREEN TECHNOLOGY
EXPERIENCE THESE NEW TECHNOLOGICAL A D VA N C E S I N T H I S M O D U S C O M M U N I T Y:
65 Evansridge Court NW, Calgary
Jayman-Modus 06-27-14.indd 6
2014-06-19 11:03 AM
TO YOUR LIVINGROOM
BUILD A MODEL OF OUR HOMES RIGHT BEFORE YOUR EYES WITH OUR INCREDIBLE NEW AUGMENTED REALITY APPLICATION
DOWNLOAD THE APP HERE:
modusmatrix.com DOWNLOAD THE APP TO YOUR PHONE OR TABLET & SCAN THIS AD FOR AN UNREAL HOMEBUYING EXPERIENCE.
Jayman-Modus 06-27-14.indd 7
2014-06-19 11:03 AM
Move in Summer
60% SOLD OUT
Move in Fall ‘15
Building 2 JUST RELEASED
3 bedroom townhomes with double car garage
Signature Residences + Luxury Penthouses
NEW SHOWHOME - NOW OPEN
Upscale City Living at its Finest 1-3+ bedroom condos (3 buildings)
featuring:
featuring:
• 1411–1466 sq ft boulevard homes • 1578–1638 sq ft extra wide ravine view homes • Almost all homes have south facing decks • Double master options • Open concept • 9’ ceiling • Flex space on lower level • Stainless steel appliance package • Washer & dryer
• 870 sq ft – 2543 sq ft • Airy 10’ ceiling heights • Upscale premium finishes; quartz waterfall countertops, 5” hardwood flooring, tile flooring, KitchenAid stainless steel high end appliances • AC • up to 512 sq ft decks on floors 1-3; up to 1347 sq ft decks on 4th floor • Underground heated garage
from
$370’s
9 Nolan Hill Blvd NW
Jayman-Modus 06-27-14.indd 8
$470’s to $1.7m++GST
from +GST
Currie Barracks Sales Centre 2953 Battleford Avenue SW
2014-06-19 11:03 AM
Move in Summer
Move in Dec ‘14
2 & 3 bedroom townhomes with garage
1+ den & 2 bedroom condos
The Ultimate in Choice all within a Four Season Lake Community featuring: • 1170 sq ft – 1649 sq ft • 9’ ceilings on main floor • Single, tandem and double heated garage • Flex room on select homes • Stainless steel appliances • 2.5 bath • 3 interior color palette choices • Washer & dryer
from
$330’s
+GST
211 Mahogany Way SE
Jayman-Modus 06-27-14.indd 9
featuring: • 7 floor plans • 622 sq ft – 1040 sq ft • 9’ ceilings • Engineered laminate flooring • Ceramic tile flooring • Granite countertops • Stainless steel appliances • Washer & dryer • State of the art fitness gym • Underground heated parking
from
$220’s
+GST
211 Mahogany Way SE
2014-06-19 11:03 AM
Pre-Construction Pricing
2 & 3 bedroom townhomes with garage And Now For Something Different featuring:
2 & 3 bedroom townhomes with garage New Bi-Level Plan
OPENING LATE SUMMER 2014
• 1200 sq ft – 1726 sq ft • 9’ ceilings on main floor • Single, tandem and double heated garage • Flex room on select homes • Stainless steel appliances • Laminate and ceramic tile flooring • Granite countertops • AC RI • Upper level laundry with washer & dryer
from
$330’s
+ GST
65 Evansridge Court NW
Jayman-Modus 06-27-14.indd 10
FOR INFO PRE-REGISTER TODAY jayman.com/rise
Riversong, Cochrane
2014-06-19 11:03 AM
The name Modus stands for how we do things. In the past 30 years we have learned that to improve the quality of our customers’ lives it’s important that we build around their lifestyles and not the other way around. This is how we do things. We are there for you through the entire process and have the experience and connections that no other multi family builder has. This ensures the smoothest transition possible during your home buying experience.
It’s just what we do.
Jayman-Modus 06-27-14.indd 11
2014-06-19 11:03 AM
Sales Centre Hours: Mon to Thu 2 - 8 pm S a t / S u n 12 - 5 p m
j ay m a n . c o m / m o d u s / j ay m a n m o d u s Jayman Modus Calgary is a Builder of Excellence for providing “An Outstanding Home Ownership Experience� for Multi-Family Homes in Alberta. Based on the J.D. Power and Associates 2013 Alberta Multi-Family New Home Builder Customer Satisfaction StudySM conducted in association with the Professional Home Builders Institute of Alberta. Study measures ANHWP builder members and participating builder members of PHBIA, which represent more than two-thirds of all new single-family homes built in Alberta. For more information, visit jdpower.com
Jayman-Modus 06-27-14.indd 12
2014-06-19 11:03 AM
“ A lot of buyers today are more tech savvy, and these tools break down barriers and provide them with all the information they need to make the right decision before they buy” and you can spin it around to look at different details, take a walk through the streets, touch a building to see exterior details, see the view you’ll have from your front window. And, go even further, touch a wall and see what the inside of the bedroom looks like. You can touch on a panorama icon and it puts you in a room so you can see where your furniture can all be placed – all before construction has even started. “The next feature is something we believe has never been done before, and that is Geo-location, which allows a person to walk out onto the site and actually see full-scale imaging of the community complete with landscaping,” she says. Now featured in the Avira in EvansRidge sales centre and coming in the next few weeks and months to other locations, the Next Gen Touchscreen technology provides a comprehensive library of all Modus product details including 3D rendered interior colour palette selections. “With Next Gen Touchscreen, we wanted to make it simple so people could walk up and touch the screen, and feel like they were using it for years,” says vice-president Norm Mross. “They also have live social media, so they can actually see if the model they are looking at is sold and what the price is up to the minute. And there is a mortgage calculator to tell them if they can qualify to purchase the home they want.” A ‘Send This To Me’ function allows a person to grab a video or image and toss it to the ‘Send This To Me’ folder so they can review it later. “Typically you’d go into a sales centre and walk away with a stack of brochures that you’ll eventually throw away,” Serr says. “This way, you have everything stored conveniently that you wanted communicated and you can review it anywhere, so it’s much more convenient for buyers.” To learn more or test out the Modus Matrix Augmented Reality app, please visit modusmatrix.com or visit Avira in EvansRidge, 65 Evansridge Court N.W. Coming soon to other community locations. newcondoguide.com | Volume 17 issue 07 | NEW Condo Guide 31
SATELLITE COMMUNITY
90% SOLD. 2 bedroom condos
from the mid 200’s. MOVE IN NOW.
REGISTER ONLINE AND TAKE $1000 OFF YOUR PURCHASE PRICE! condosinairdrie.com 32
403.980.2817
CALGARY’S SATELLITE COMMUNITIES 22
AIRDRIE
03
02
COCHRANE 01
07
08
10 12
13
06 04
24 Sunset Rd. Cochrane, Alberta
11
09
20
1A
20 SUNSET BY JAYMAN INNOVATIONS
AIRDRIE
2
09 CREEKSIDE VILLAGE BY CARLISLE GROUP
05
8th & MacKenzie Way Airdrie, Alberta
10 STONEKEEP AT KING’S STRATHMORE HEIGHTS TOWNHOMES BY MERGE 1DEVELOPMENTS
1
CALGARY
15
CHESTERMERE
797 LANGDON
22X
22X
1225 King’s Heights Way SE Airdrie, Alberta
11 THE EDGE BY STREETSIDE DEVELOPMENTS
604 East Lake Blvd N.E. Airdrie, Alberta
12 RAVENSWOOD TOWNHOMES BY SLOKKER CANADA WEST BLACK DIAMOND
22X
17
2802 Kings Heights Gate
2
13 BROOKSIDE AT BAYSPRINGS BY MERGE DEVELOPMENTS
OKOTOKS
546
TURNER VALLEY
543
Coming Soon to Yankee Valley Blvd. and 24th St. SW BrooksideAtBaysprings.com
2A
15 CHESTERMERE TOWNHOMES BY SLOKKER CANADA WEST
22 HIGH RIVER
COCHRANE 01 TOWNHOMES AT JUMPING POUND RIDGE BY SLOKKER CANADA WEST
Sales Centre on George Fox Trail just past Jumping Pound Terrace www.slokker-west.ca
02 HEARTLAND TOWNHOMES BY EXCEL HOMES 1178 Clydesdale Way, Cochrane, Alberta
#300 Marina Drive, Chestemere
03 CONCEPT BY JAYMAN MODUS
06 THE VILLAGE BY CALBRIDGE HOMES
04 SUNSET POINTE BY CALBRIDGE HOMES
07 RIVERREACH VILLAS & MANORS BY JAYMAN MASTERBUILT
201 Sunset Drive, Cochrane, Alberta
302 Sunset Pointe Cochrane, Alberta
05 STONE CREEK LANDING BY CARLISLE GROUP 103 - 5th Avenue, West, Cochrane, Alberta
3102-15 Sunset Square Cochrane, Alberta
17 ZEN OKOTOKS BY AVALON LETHBRIDGE MASTERBUILDER
www.zeninbalance.com
13 Riviera Way Cochrane, Alberta
08 THE RANGE BY BIRCHWOOD PROPERTIES CORP. 101 Heartland Avenue Cochrane, Alberta
newcondoguide.com | VOLUME 17 ISSUE 07 | NEW CONDO GUIDE 33
IN THE MARKET FOR A
NEW HOUSE
OR A CONDO?
We think finding a home is a lot more than simply finding the right property. That’s why we put you right in the middle of the search process.
Search your favorite neighbourhood
Find out about nearby services and amenities
View new construction projects and register to get the latest info
Visit the new real estate section on canpages.ca and start looking for that special place.
Powered by
canpages_filler_VF.indd 1
13-02-26 4:50 PM
CALGARY
2A
O KOTO K S SHEE P RIVER
ST
LA
ND
RD
SOUTHRIDGE DR
BIG ROCK TR
WE
WESTRIDGE DR
7
ZEN Okotoks CG 20140619.indd 1
2A
19-06-14 11:15
NORTHWEST
Final Phase of Condos NOW SELLING!
CHBA - Calgary Region
CHBA - Calgary Region
Celebrating 2011 25 Years
2012
Perfect Location in Varsity 15 Minutes to Downtown Steps Away from Dalhousie LRT Station Concrete & Steel Construction Private Penthouse Health Club Underground Heated Parking 1, 2 & 3 Bedroom Suites Now Available 780 Varsity Estates Dr NW Calgary, AB T3A 1W9 Telephone: 403.286.8143 | www.grovesofvarsity.com Call today for your appointment
NORTHWEST COMMUNITIES
ENU
E
14 ST RE ET
19
FO OT TR A ER DE
16 Sage Meadows Circle NW 32 Ave 18 S ONOMA AT SAGE HILL
BY VERTICAL PROPERTIES
881 Sage Valley Boulevard www.sonomasagehill.com 16 AVENUE
19 9 16 BY SABLE DEVELOPMENTS
ME M O R I AL
21
DR
36 STREET
05 E NCORE AT KINCORA BY CARLISLE GROUP
37th Street and Kincora Glen Road N.W.
06 T RINITY BY JAYMAN MODUS 9 Nolan Hill Blvd. NW
03 V IRIDIAN BY TRICO HOMES 04 S WAN LANDING BY SWAN GROUP
GLENMORE RESERVOIR
Sales Centre 1120 Kensington Rd
22 A VIRA BY JAYMAN MODUS Coming Soon
500 Rocky Vista Gardens N.W.
BARLOW TRAIL
MacLEOD TRAIL
Sage Hill View NW
64 Nolan Hill Gate www.aviurban.com/thepost
21 L IDO BY BATTISTELLA
BLACKFOOT TRAIL
37 STREET
Centre Now Open E IVSales
20 T HE POST (NOLAN HILL) BY AVI URBAN
17 Ave
07 S AGE HILL VILLAGE BY SLOKKER CANADA WEST INC.
Sales Centre Now Open 3503 Sage Hill Drive NW
13001 Coventry Hills Way www.coventrystation.ca
17 B ROWNSTONES BY GENESIS BUILDERS GROUP
ELBOW DRI VE
RE T BY BUCCI RAIL Coming Soon Show Suite 306 10th St. NW
5353 Crowchild Trail NW
16 C OVENTRY STATION BY HUNTER RESIDENTIAL DEVELOPMENTS
CALGARY INTERNATIONAL AIRPORT
02
SARCEE TRAIL
69 STREET
85 STREET
175 Panatella Hill NW GLE 02 VEN NM O
15 T HE GROVES OF VARSITY BY STATESMAN HOMES
W
16 AVENUE
01 P ANORAMA WEST BY CARDEL LIFESTYLES
14 U NIVERSITY CITY BY KNIGHTBRIDGE
IL N
64 Ave
OLD BANFF COACH ROAD
livesagestone.com
IL
01 . BLVD S L IL 05 TRY H N COU BED DIN GTO NT RA
NOSE HILL PARK
JO HN CR LA OW UR 14 IE CH BLV ILD D. T R 08 AIL
13 S AGESTONE BY GREENVIEW DEVELOPMENTS
22
EDMONTON TRAIL
AIL 16 A V
16
Now Open Show suite 175 Panatella Hill NW
STONEY TRAIL NW
HA RV BLVEST H D N ILLS E
AIL TR AP I SH
AG AN N
HIL LD R. NO
Y TR
SE
E STON
15
10 S AGE PLACE BY CARDEL LIFESTYLES
CENTRE STREET
STONEY TRAIL NW
04
3951-46 Avenue NW
CENTRE STREET
PANORAMA ROAD NW.
07 13 20 10 18 17 03 SY MO NS VA LLE 06 YR D.
14 STREET
COUNTRY HILLS BLVD.
85 ST. NW
ROCKY RIDGE BLVD.
144 AVE NW.
08 V ARSITY LANDING BY CARLISLE GROUP
SOUTHLAND DRIVE ANDERSON ROAD
DEERF
OOT T
W BO
CRE
AIL TR
AIL
VITT
McKE
TR OD
LE Mac
S JAME
SHAWNESSY BLVD.
EK P ARK
M TTO BO
FISH
RAIL
IS OF
U MARQ
E LORN
TRAIL
newcondoguide.com | VOLUME 17 ISSUE 07 | NEW CONDO GUIDE 37
In The News
Avi Urban launches Willow
Avi Urban is launching their newest
multi-family development, Willow at Sherwood. Located at 569 Sherwood Blvd. NW (with the sales centre at 64 Nolan Hill Gate NW), this styled collection of 83 townhomes was released for sale on Saturday, June 21, with launch pricing starting in the $300’s. “We are excited to launch this brand new townhome development in the incredible master-planned NW Calgary community of Sherwood,” says Chris Pollen, sales and marketing manager for Avi Urban. “The homes at Willow are about authentic architecture mixed with cool modern forms. Situated in a great location with easy access to Calgary’s best parks and amenities, Willow at Sherwood is a place where homeowners will love to live.” Townhomes in Willow at Sherwood feature two- and three-bedroom options, range from 1,100 1,400 sq. ft., and offer two-car attached tandem garages. Authentic colonial architecture features mixed exterior finishes like full brick and James Hardie siding, oversized windows, and brightly coloured front doors (with colours chosen by the homeowner). Three landscaped social spaces allow homeowners to hang out with neighbours, and a canopy of trees creates a backyard
38 NEW Condo Guide | Volume 17 issue 07 | newcondoguide.com
park with bright trees flowering in summer and stately evergreens adding winter colour. Contemporary mix-and-match interior finishes and lots of options make Willow a place to call “home.” More information on Willow at Sherwood can be found online at ataviurban.com/Willow or by calling 403.536.7290. The sales centre is located at 64 Nolan Hill Gate NW. About Avi Urban: Avi Urban is a Calgary-based builder of quality multi-family homes. Recognizing a demand for innovative multifamily developments, Homes by Avi created Avi Urban in 2000. From the beginning, their goal was to offer homeowners the ultimate in comfort and function, while building innovative, thoughtful townhome developments that bring an urban aesthetic to a livable product. By redefining multi-family development, Avi Urban has earned its place as an innovative market leader. Avi Urban’s broad range of communities include a highly modern live/work development in the inner city, street-oriented row housing in exclusive neighbourhoods, and large scale, multi-phase townhome developments.
STYLE FILE
WALL FLOWER // BY ELISA KROVBLIT
Ultra modern, the high-resolution printing process provides a detailed macro look at tulips. Tulip Petals. $289. Coverage: 12 by eight ft. Visit muralunique.com
There's no missing it – the wallpaper trend is in full bloom! Floral motifs have always been a standard, but contemporary designers and new printing techniques have taken flower power to the next level. Whether it's one feature wall or a full room, have some fun finding the perfect florals for your home. TIP DIY-ers, don't just go by the square footage of your wall if you're ordering by the roll. You'll need a lot more wallpaper than you think in order to get your pattern lined up at the seems. There will be some waste, but that perfect finish is worth it!
This tone-on-tone floral print offers a great option for a traditional look with a neutral palette. Candice Olson Dimensional Surfaces Floral. $70 per roll. Visit yorkwall.com
This stylized flower pattern in red, black and cream offers bold style in a floral motif. Large Scale Modern Floral. $45 per roll. Visit homedepot.ca
Modern wallpaper has come a long way! It's easy to remove, and doesn't damage walls or leave residue. 39
CMHC report
May 2014 Housing starts In some situations analyzing only SAAR data can be misleading in some markets, as they are largely driven by the multiples segment of the markets which can be quite variable from one month to the next. The standalone monthly SAAR was 198,324 units in May, a slight increase from 196,687 in April. The SAAR of urban starts increased to 180,813 units. Multiple urban starts decreased to 117,709 units while the singledetached urban starts segment increased to 63,104 units. In May, the seasonally adjusted annual rate of urban starts increased in Atlantic Canada, Quebec and British Columbia, held steady in Ontario, and decreased in the Prairies. Rural starts were estimated at a seasonally adjusted annual rate of 17,511 units.
Housing starts in Canada were trending at 184,438 units in May compared to 183,872 in April, according to Canada Mortgage and Housing Corp. (CMHC). The trend is a six-month moving average of the monthly seasonally adjusted annual rates (SAAR) of housing starts. “In May, the trend in housing starts was virtually unchanged for the third consecutive month. This is in line with CMHC’s analysis indicating that the new home construction market in Canada is headed for a soft landing in 2014,” says Bruno Duhamel, manager, Housing and Economic Analysis. “Builders are expected to continue to manage their starts activity in order to ensure that demand from buyers seeking new units is first channeled toward unsold completed units or unsold units that are currently under construction, including condominium units.” CMHC uses the trend measure as a complement to the monthly SAAR of housing starts to account for considerable swings in monthly estimates and obtain a more complete picture of the state of the housing market.
As Canada’s national housing agency, CMHC draws on more than 65 years of experience to help Canadians access a variety of high-quality, environmentally sustainable and affordable housing solutions. Follow CMHC on Twitter@CMHC_ca or visit CMHC.ca
A C T N OW B U I L D I N G O N E OV E R 6 5 % S O L D !
V is for Value WHO SAYS YOU CAN’T HAVE IT ALL? • Granite Countertops • Laminate Flooring • Stainless Steel Appliances
• 9’ Ceilings • In-Slab Heating • Parking Included
Limited Time Introductory Pricing! From the low
200
$
’s
* Plus GST. Rendering is artist’s concept only and may be subject to change. E.&.O.E.
BY TRICO COMMUNITIES
3503 Sage Hill Drive NW or visit us at viridiancondos.ca 40 NEW CONDO GUIDE | VOLUME 17 ISSUE 07 | newcondoguide.com
DATE:
F I L E
N A M E S
A R E
F O R
I N T E R N A L
U S E
O N LY
METIS TRAIL
NORTHEAST COMMUNITIES 05
52 STREET
CALGARY INTERNATIONAL AIRPORT
64 Ave
CENTRE STREET
32 Ave
Coming Soon www.arrivehome.ca
RIVE
08 H IGHLAND PARK BY STONECROFT 4303 - 1st Street NE
36 STREET
17 Ave
13 E INSTEIN2 IN BRIDGELAND BY PROVIDENCE GROUP Coming Soon Register: einsteincalgary.com
52 STREET
BLACKFOOT TRAIL
ELBOW DR IVE
07 A RRIVE AT SKYVIEW RANCH ARBOURS BY PARTNERS DEVELOPMENT GROUP
RIAL D
MEMO
02 4 3 PARK BY VERICON REAL ESTATE VENTURES
MacLEOD TRAIL
43park.ca
ANDERSON ROAD
DEERF
52 STREET
BARLOW TRAIL
GLENMORE TRAIL
SOUTHLAND DRIVE
114 AVE SE
OOT T RA
IL
W BO
NEW BRIGHTON
AIL
D TR
VITT
McKE
LEO
Mac
S JAME
IL TRA
EK P ARK
M
TTO BO
CRE
SHAWNESSY BLVD.
104 Redstone View (off Redstone Way)
16 AVENUE
17 Ave
FISH
06 A RRIVE AT REDSTONE BY PARTNERS DEVELOPMENT GROUP
13
03 04 MEMO 02 01 RIAL D RIVE
GLENMORE RESERVOIR
13007 Coventry Hills Way NE www.coventrystation.ca
64 Ave
68 STREET
14 STREET
12 AVENUE
Coming Soon bridgelandcrossings.com
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01 B RIDGELAND CROSSINGS BY APEX CITY HOMES
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80 Ave
08
.
04 S TEPS BRIDGELAND BY GIUSTINI BRIDGES IN.
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Sales Centre #701, 7th Ave. NE livelifft.com
SADDLETREE DR.
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SH AG AN
NA
PI
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ER
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CO
128 NE Ave
COUNTRY HILLS BLVD.
FO OT TR AIL
VD. LS BL
Y HIL UNTR
03 L iFFT BY VERICON REAL ESTATE VENTURES
STONEY TRAIL 06 07
U
MARQ
CHAPARRAL CRANSTON
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COPPERFIELD
ABURN BAY
newcondoguide.com | VOLUME 17 ISSUE 07 | NEW CONDO GUIDE 41
Saving Space
// by sylvia daoust
Planning for the perfect summer soiree
T
he season for outdoor entertaining is upon us. Barbecuing on the balcony, hosting a party on the rooftop patio, and cosy campfires at the lake get squeezed into our short Calgary summer. A little preparation ahead of time allows us to be spontaneous when the weather permits. Let’s explore ways to make the most of this outdoor space and get organized for impromptu gatherings!
Sylvia Daoust, owner of Niche Small Space reDesign, is one of Calgary’s only professional organizers with expertise in small spaces. She is renowned for simplifying homes and offices with mini renovations, redesigned rooms and tricky organization projects. Join her blog, nicheredesign.com/blog/ where smart solutions transform challenging spaces every week! Follow Sylvia on Facebook.com/nichedesignsinc and Twitter@SylviaDaoust
Reserve a cabinet: Reserve a kitchen cabinet to store your outdoor tableware, platters, paper towels and candles. Stash a first aid kit stocked with bug spray, sunscreen and matches. Carry-all caddy: Save yourself a few trips to and from the kitchen with a well-stocked caddy that gets your napkins, utensils, plates and spices to the table in one shot! Portable cart: Outfit an inexpensive bathroom or kitchen cart like a mini kitchen. Set a removable try on the top for grilling, hang large utensils and hand towel from ‘S’ hooks, and stack bins of supplies on the shelf. Cover it up, or roll it out of the elements when not in use.
Set up a small table separate from the food where it’s convenient for your guests to help themselves. Stock the ‘bar’ with cups, openers, and a metal bucket of ice for drinks. Beverage station: Set up a small table separate from the food where it’s convenient for your guests to help themselves. Stock the ‘bar’ with cups, openers, and a metal bucket of ice for drinks. Tuck a bin under the table for recycling. Vertical storage: If you’ve got a privacy wall, take advantage of this space for storage. Hang ‘S’ hooks and bins from kitchen rods to keep the condiments, spices and extra cutlery handy while entertaining. Cozy campfire: Pre cut wood and kindling for your s’more nights and store in plastic bins tucked under the deck. Don’t forget to include recycled cardboard and a lighter!
42 NEW Condo Guide | Volume 17 issue 07 | newcondoguide.com
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newcondoguide.com | VOLUME 17 ISSUE 07 | NEW CONDO GUIDE 45
HOT TOPIC
How to avoid
BIG PROBLEMS IN SMALL SPACES WHETHER BUYING THEIR FIRST HOME OR DOWNSIZING FROM A HOUSE,
millions of Canadians are choosing to nest in smaller, more convenient, more affordable condominium homes. At first glance, condo life seems worry-free and this is the reason many prefer this real estate option. When purchasing a condo, however, many Canadians don’t consider the risks associated with non-insured damage to the unit. When purchasing a house, insurance is typically one of the first things accounted for when moving in. Unfortunately, insurance is often overlooked by condo owners, since most are unsure of what they are responsible for, should any damage occur.
When purchasing a condo, many Canadians don’t consider the risks associated with non-insured damage to the unit Determine how much protection you have under your condo corporation’s insurance policy and what you need to be aware of. Ask your builder, Realtor, lawyer or property manager the following questions for more clarity:
46
01 What does the condo corporation’s insurance cover and, more importantly, what doesn’t it cover? 02 Does the corporation’s policy cover just the structure and common areas of your building or complex, or more? 03 If there is major damage to your building, is it possible that you would have to make an additional contribution to cover the deductible of the condo corporation’s insurance policy? 04 What is the deductible in the condo corporation’s insurance policy? 05 Are you responsible for the full cost of repairs to another condo, or the full deductible on the corporation’s policy if, for instance, your dishwasher leaked or your bathtub overflowed and damaged the unit below? 06 How is a “standard unit” defined by your condo corporation? Does it cover things like fixtures, ceilings and floors? For more information, visit the website at rsagroup.ca. NC
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SOUTHEAST COMMUNITIES 36 STREET
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01
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02 COPPERFIELD PARK BY BRAD REMINGTON HOMES 279 Copperpond Common S.E.
03 MUSKOKA BY BROOKFIELD HOMES 65 Auburn Meadows Way
04 MOSAIC LAKESIDE AUBURN BAY BY BROOKFIELD HOMES
22
03 04
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16 06 08 13
01 CRANSTON RIDGE BY CARDEL LIFESTYLES
16 AUBURN BAY BY STONECROFT
COPPERFIELD
AUBURN BAY
CRANSTON
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206 Cranford Drive SE
14 BOULEVARD TOWNES BY BIRCHWOOD
114 AVE SE
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84 STREET
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GLENMORE TRAIL
SOUTHLAND DRIVE
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MacLEOD TRAIL
GLENMORE RESERVOIR
17 Ave
BLACKFOOT TRAIL
17 Ave
SETON BLVD.
Corner of Seton Blvd and Auburn Bay Link SE
17 MOSAIC MIRAGE BY BROOKFIELD HOMES 347 MacKenzie Towne Gate
18 THE GATES BY REMINGTON DEVELOPMENT CORPORATION Presentation Centre: 350 Quarry Park Blvd SE
19 CHAMPAGNE BY REMINGTON DEVELOPMENTCORPORATION
05 LEGACY STREET TOWNS BY HOMES BY AVI
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20 CRANSTON PLACE BY CARDEL LIFESTYLES
06 ZEN BY AVALON MASTER BUILDER
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22 MAHOGANY STREET TOWNS BY HOMES BY AVI
82 Auburn Bay Link SE
08 MUSKOKA BY BROOKFIELD HOMES
13 Marine Dr SE
23 SYMMETRY AND HARMONY BY STONECROFT
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09 BRISTOL TOWNHOMES BY BIRCHWOOD NOW SELLING
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newcondoguide.com | VOLUME 17 ISSUE 07 | NEW CONDO GUIDE 53
Mortgage Matters
// by alyssa richard
Why mortgage rates vary from lender to lender
O
Alyssa Richard is the founder and CEO of ratehub.ca, a mortgage rate comparison site that aims to empower Canadians to make smart financial decisions.
ver the past several weeks, we saw mortgage rate wars continue in Canada, as different lenders all tried to get a bigger piece of the spring real estate pie. First, Investors Group offered a three-year variable of just 1.99 per cent. Then Scotiabank dropped its five-year fixed down to 2.97 per cent, which was the lowest among the big banks. Finally, on ratehub.ca, we saw five-year fixed rates vary from 2.99 per cent in Quebec to 2.84 per cent in British Columbia. It seems odd that lenders can all offer such different rates, right? I mean, if five-year fixed mortgage rates are driven by five-year government bond yields, how is it possible for mortgage rates to vary from lender to lender – especially from province to province? As it turns out, the answer is fairly simple. Individual lending institutions set their rates based on what their profit objectives are, how much competition they have, and what their marketing strategy is. We’ve seen how this works on a national level, when one of the big banks launches a new low rate before the other big banks, so they can get some press and gain a little more of the market share. On a provincial level, though, we often forget how many credit unions and small lenders exist in only one province. And if a small lender in one province sets a new low rate, there’s no reason for small lenders in other provinces to follow suit because they are not direct competitors. Finally, on a city level, it can also become a classic case of supply and demand. For example, in a city such as Calgary, where there’s a greater demand for housing and thus mortgages, there’s a need for lenders to supply the lowest mortgage rates, so they can compete for a portion of the market share. However, in comparison to somewhere like Yellowknife, where there are significantly fewer people, homes and real estate transactions, buyers have fewer lenders to choose from, so lenders can charge higher interest rates. On top of the role lenders play, you also need to consider what the mortgage brokers who work with each individual lender choose to do with their commission. Some brokers keep the full commission, and others decide to split it with clients in the form of a lower rate. What does all this mean for you? If you’re thinking of buying a home this year, don’t just walk into your bank and accept the rate they offer you. Work with a mortgage broker who can find the best mortgage rate and product for you.
Individual lending institutions set their rates based on what their profit objectives are, how much competition they have, and what their marketing strategy is 54
homebuyers’ help
Condo Buyers’ Resource Section The essential condo hunter’s checklist Compare mortgage rates for your best deal
55
homebuyers’ help
Condo hunter’s checklist
When shopping for your dream condo, carry this list with you and take notes to help you remember what you saw, and where! condo #1
condo #2
condo #3
condo #4
Project & address:
Project & address:
Project & address:
Project & address:
Salesperson:
Salesperson:
Salesperson:
Salesperson:
Phone:
Phone:
Phone:
Phone:
Developer/builder:
Developer/builder:
Developer/builder:
Developer/builder:
Type:
Type:
Type:
Type:
2-storey highrise bungalow
detached conversion townhome
2-storey highrise bungalow
detached conversion townhome
2-storey highrise bungalow
detached conversion townhome
2-storey highrise bungalow
detached conversion townhome
Sq. Footage:
Sq. Footage:
Sq. Footage:
Sq. Footage:
# of bedrooms:
# of bedrooms:
# of bedrooms:
# of bedrooms:
# of bathrooms:
# of bathrooms:
# of bathrooms:
# of bathrooms:
Interior appliances:
Interior appliances:
Interior appliances:
Interior appliances:
Options:
Options:
Options:
Options:
Parking facilities:
Parking facilities:
Parking facilities:
Parking facilities:
Special incentives:
Special incentives:
Special incentives:
Special incentives:
Price:
Price:
Price:
Price:
Down payment:
Down payment:
Down payment:
Down payment:
Condo fees:
Condo fees:
Condo fees:
Condo fees:
Financing available:
Financing available:
Financing available:
Financing available:
Other comments:
Other comments:
Other comments:
Other comments:
56 NEW Condo Guide | Volume 17 issue 07 | newcondoguide.com
Compare mortgage rates for your best deal
Variable
ATB Financial Alterna Bank Alterna Savings Bank of Montreal (BMO) Bank of Nova Scotia Bridgewater Bank CIBC Mortgages Caisses Desjardins Canadian Western Bank Canadian Western Trust Comtech Credit Union DUCA Financial Services Effort Trust Equitable Bank First Calgary Financial First National Financial FirstOntario Credit Un. HSBC Bank Canada Investors Group Trust London Life Manulife Bank Manulife Trust Meridian Credit Union National Bank Peace Hills Trust President’s Choice Fin’l Royal Bank of Canada Servus Credit Union Steinbach Credit Union T-D Mortgage Tangerine
2.700 2.600 2.600 3.000 3.100 - 3.000 3.000 3.200 3.200 - 2.550 - - - 2.500 2.700 3.100 3.000 3.000 2.700 - 2.600 3.000 - 3.000 3.000 - - 3.000 3.000
6 Months
4.000 4.000 4.000 4.000 4.550 - 4.450 4.400 4.000 4.000 6.200 - 4.450 - 4.000 3.950 4.240 4.450 4.200 4.200 4.450 4.450 4.000 4.400 4.500 6.190 3.140 4.000 - 4.000 -
1 Year
2.940 2.980 2.980 3.140 3.290 4.800 3.090 3.140 3.140 3.140 2.990 3.090 3.250 3.140 2.890 2.990 3.090 3.600 3.140 3.140 3.000 3.000 3.090 3.140 3.150 3.390 3.140 3.140 2.650 3.090 3.190
2 years
3 years
4 years
5 years
2.890 2.980 2.980 3.040 3.140 4.700 3.040 3.240 3.040 3.040 3.250 3.040 3.600 3.040 2.890 2.590 3.140 3.950 3.140 3.140 3.050 3.050 3.140 3.040 3.500 3.240 3.040 3.040 2.800 3.040 3.240
2.990 2.980 2.980 3.850 3.440 5.250 3.750 3.750 3.750 3.750 3.290 3.090 3.700 3.750 3.190 2.790 3.290 4.450 3.750 3.750 3.100 3.100 3.650 3.750 3.950 3.590 3.750 3.750 2.900 3.440 3.490
3.040 2.940 2.940 4.390 3.940 - 4.240 4.390 4.390 4.390 2.990 3.190 4.600 4.540 3.390 2.870 2.890 4.990 4.640 4.640 3.140 3.140 4.390 4.390 3.950 3.690 4.540 4.240 2.950 3.940 3.690
3.390 3.140 3.140 4.990 4.790 5.250 4.990 4.890 4.990 4.990 2.990 3.090 4.950 4.940 3.290 3.190 3.040 5.340 4.990 4.990 3.190 3.190 2.950 4.790 3.490 4.090 4.940 4.790 3.100 4.790 3.990
Rates are subject to change without notice.
Mortgage options You can choose any of these mortgage options which fit into the two basic mortgage types. Lenders may even customize these options to suit your needs. CONVENTIONAL
OPEN MORTGAGE
Buyer can borrow up to 75 per cent of the purchase price or the value of the property, whichever is less. Buyer has to pay 25 per cent down. A conventional mortgage cannot exceed 75 per cent of the value of the property.
Allows borrowers are to repay all or part of the total amount of their mortgage at any time without penalty. Because of flexibility, this is ideal for borrowers who plan to sell their homes in the near future or who want to switch from a short-term mortgage at high-interest rates to a longer term when mortgage interest rates fall.
INSURED OR HIGH-RATIO Buyer can borrow up to 95 per cent of the purchase price or the value of the property, whichever is less. The down payment can be as low as five per cent.
CLOSED MORTGAGE This usually has the lowest interest rate available but lacks the flexible features of other mortgage options. It’s a good
choice for those who want the security of knowing their monthly payment is fixed for a longer term. Prepayment options are available but they are subject to conditions.
PORTABLE MORTGAGE Offers flexibility if borrowers move. Borrowers can take the mortgage to their new home or can transfer it (usually with the consent of the lender) to the purchaser of their old home. This is an attractive option if the rate on the existing mortgage is lower than current rates.
newcondoguide.com | Volume 17 issue 07 | NEW Condo Guide 57
Index of advertisers
read more about our advertisers! Albert Park Station
Carlisle Group
Alex
Assured Development
22
Arrive at Redstone
Partners Developments
43
Avenue
Grosvenor
14
Bridgeland Crossing
Apex Homes
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Remington Development Corp.
2
Copperfield Park II
Brad Remington Homes
60
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Carlisle Group
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Willow
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Zen
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Jayman Group of Companies Avira Ebony Overture
The Rise Trinity
58 NEW Condo Guide | Volume 17 issue 07 | newcondoguide.com
Pullout Insert
50-51
4, 16-17
3 50-51
50-51
24 50-51
1,7, 11-13 27 50-51
059-Avi Urban-Willow 06-27-14.indd 999
2014-06-19 2:09 PM
CONDOS FROM THE
$130’s
TO THE LOW
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SHOW SUITES NOW OPEN
COPPERFIELD PARK II $120’s $200’s LOVE IT. LIVE IT. AFFORD IT. CONDOS FROM THE
*
TO THE LOW
NEW PHASE
NOW SELLING
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www.copperfieldpark.com www.copperfieldpark.com
060-Copperfield 05-30-14.indd 1
MAP IT! MAP IT!
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