SEPT 3 - 17, 2016 VOLUME 16, ISSUE 16, FREE
-O PULL UT SEC AL TI CI
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EASTERN ONTARIO EDITION
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FEATURING
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by Richcraft
INSIDE THIS ISSUE
RAISING THE BAR FOR NEW HOME BUILDERS
ADDING UP THE UNEXPECTED COSTS OF HOMEOWNERSHIP
IT IE S
spotlight on condos
CONDO BUYERS: BEWARE OF INTERIM OCCUPANCY
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Sign up today for pre-event pricing and early lot selection mintopotterskey.com
Mackenzie Show Home | 2,995 sq. ft.
There’s a Potter’s Key waiting for you. Come on in... Introducing Minto Potter’s Key - designed and crafted around the Feedmill Creek Conservation Area. This unique community has oversized lots, quiet crescents, 2 community parks and kilometres of walking trails. It’s a community 60 years in the making from Ottawa’s most trusted home builder. Don’t miss your opportunity to live in Stittsville’s signature neighbourhood.
Community Grand Opening
SATURDAY
SEPT 17
Potter’s Key Sales Centre – Opening September 17 6111 Hazeldean Road, Stittsville, ON K2S 1B9
A NATURAL WAY TO ENJOY LIFE BY THE RIVER
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36' HOME, THE PARKSIDE ‘A’ 2,669 SQ.FT. $454,990
INCLUDES: $20,000 AT DESIGN STUDIO, 9' MAIN FLOOR CEILINGS, 9' SECOND FLOOR CEILINGS, REC. ROOM READY & NEXT STEP
INCLUDES: $20,000 AT DESIGN STUDIO, 9' MAIN FLOOR CEILINGS, 9' SECOND FLOOR CEILINGS, REC. ROOM READY & NEXT STEP
SALES CENTRE HOURS
Monday - Thursday 1 pm-8 pm; Friday 1 pm-6 pm; Saturday, Sunday and Holidays 11 am-6 pm
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VILLAGE HOME, THE SWEETRIVER ‘B’ 1,325 SQ.FT. $242,990 INCLUDES: $10,000 AT DESIGN STUDIO & 3 STAINLESS STEEL APPLIANCES
MATTAMYHOMES.COM All illustrations are artist’s concept. All dimensions are approximate. Prices, specifications, terms and conditions subject to change without notice. E.&O.E.
Iconic Homes and Communities METICULOUS SITE SELECTION
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Located in the established community of Richardson Ridge, this exciting new enclave of condominium Flats, designed by Barry J. Hobin, offers the best in maintenance-free living and inspiring architecture, along with Uniform’s renowned quality craftsmanship and superior finishes and features.
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100 Grand Manan Circle (corner of Huntsville Drive and Grand Manan Circle)
D
Mon – Thurs: 12 – 7pm Fri – Sun & Holidays: 12 – 5pm
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SALES PAVILION HOURS
417
Design your dream home Purchase a new Claridge home today and receive up to $10,000 in Design Center Dollars!*
Put your Design Centre Dollars to use Claridge is pleased to announce the launch of its new redesigned line of single-family homes across the city. In addition to a variety of luxurious features included with your new home, Claridge is giving you up to an additional $10,000* to spend at our design centre so you can design your home your way! Combining top locations and exceptional value, we deliver the lifestyle you want, at a price you can afford.
View our new models Our newest set of 7 fully decorated single family model homes is available for viewing across the city today. Visit us at West Pointe Village (500 Peerless Street, Barrhaven), Summerhill (591 Summerhill St., Riverside South) and Spring Valley Trails (160 Esterbrook Drive, Navan).
*$10,000 design centre bonus on all singles and $3,000 on townhomes (new builds only)
Move in ready homes This summer Claridge Homes is kicking off the new season and the anniversary of our 30th year with our best offers yet. As Ottawa’s largest builder of homes and condominiums we have plenty of move in ready homes waiting for you across the city. Ready immediately, or in as little as 16 weeks, we have homes big and small that will fit your unique lifestyle.
HELSINKI II B (Findlay Creek)
SUMMIT (Riverside South)
Immediate Availability 2650 sq ft Single Home (Lot 148) Over $45K in upgrades $529,900 Now $519,900
Available in 16 weeks 2325 sq ft Townhome (Block 29 Unit 62) $3K in Design Centre Bonus Only $335,900
TRILLIUM 3 BED (Barrhaven)
NEW LOTUS II (Orléans)
Available June 2016 2205 sq ft Townhome (Block 12 Unit 62) $3K Design Centre Bonus Only $342,900
Immediate Availability 1135 sq ft Zen Urban Flat (Block A Level 1 Unit 6) Over $10K in upgrades $214,900 Now $199,900
QUEENSBY IV (Navan)
UNITY (Kanata)
Immediate Availability 1705 sq ft Townhome (Block 36 Unit 189) Over $60K in upgrades $363,900 Now $339,900
Immediate Availability 1875 sq ft Townhome (Block 10 Unit 53) Over $30K in upgrades, corner unit $397,900 Now $391,900
THE MAJOR’S HILL (Hunt Club)
THE BREWER (Hunt Club)
Immediate Availability 1295 sq ft 3 Bed Condo Flat (Block B Unit 306) Only $316,900
Immediate Availability 940 sq ft 2 Bed Condo Flat (Block B Unit 101) Only $260,900
ClaridgeHomes.com Prices and specifications are subject to change without notice. E.&O.E.
moreStyle
contents SEPT 3 - 17, 2016 | VOLUME 16 ISSUE 16
PRESIDENT, YELLOW PAGES NEXTHOME
Jacqueline Hill EDITOR-IN-CHIEF / DIRECTOR OF CONTENT
Susan Legge DIRECTOR OF SALES, NATIONAL
Moe Lalani SALES MANAGER, EASTERN ONTARIO
Paul Bimm EDITOR
Wayne Karl ART DIRECTOR
Tammy Leung CONTRIBUTING EDITORS
trending
ON THE COVER
26
Richcraft
The Galleria Million Dollar Giveaway
C06
028 Housing Market
Forget the ‘Canadian’ housing market – it doesn’t exist
036 Home Building
Raising the standard for new home builders in Ontario
inspiration
024 Tarion Report
030 Mortgage Rates 034 Hot Properties 040 Advertisers Index 042 Neighbourhood Profile 043 What’s Online
NATIONAL CIRCULATION MANAGER
John Jenkins
PRODUCTION MANAGER
Helen Pearce PRODUCTION CO-ORDINATOR
Dennis Ng Miguel Cea Mike Terentiev
Tips to choose your new home finishes and upgrades
Spotlight on Condos
014 Editor’s Note
Sarah Khan
038 Designer Advice
advice
in every issue
SALES CO-ORDINATOR, EASTERN ONTARIO
GRAPHIC DESIGNERS
Condo Insert | C01-C16 Your guide to new condo communities in the Gatineau and Greater Ottawa Area
Sonia Bell, Elisa Krovblit Lydia McNutt (on leave)
Condo buyers – be aware of interim occupancy by Howard Bogach
025 Home Smarts
Seeing beyond the sticker price on new homes by Marnie Bennett
037 Mortgage Advice
The unexpected costs of homeownership by Aylssa Furtado
031 Fundamentally Speaking What’s in your new-home warranty?
PUBLISHED Saturdays, 2016 Publishing Schedule:
Bi-weekly Jan.-June and Aug.-Nov. Monthly: July & Dec. 1 ADVERTISING Call 416.626.4200 for advertising rates and information. CIRCULATION Free distribution in select hightraffic street boxes, stores, banks, financial institutions and select condominium sales offices. COPYRIGHT 2016 All rights reserved by Yellow Pages Homes Limited. Reproduction in any form is prohibited. Contents of this publication are covered by copyright and offenders will be prosecuted under the law. TERMS Advertisers, editorial content and New Condo Guide are not responsible for typographical errors, mistakes or misprints. All prices are correct as of press time and are subject to change without notice. E. & O. E. EDITORIAL Submissions from interested parties will be considered. Email to susan.legge@ ypnexthome.ca. The views and data expressed by columnists do not necessarily represent those of the publication.
by Wayne Karl
property profile
C06 DevMcGill
Arthaus Condos – when life becomes an art
026 Richcraft
The Galleria Million Dollar Giveaway
032 GOHBA Report
What you need to know about concrete cracking by John W. Herbert
Please recycle this magazine! Yellow Pages NextHome participates in the Partners in Growth Reforestation Program through St. Joseph Communications. To date, Partners in Growth has planted over 2.5 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.
Editors’ Notes BYWARD MARKET
MORE PHOTOS ONLINE SUSAN LEGGE Editor-in-Chief / Director of Content Yellow Pages NextHome Email: Susan.Legge@ypnexthome.ca Twitter: @SusanLegge
ypnexthome.ca/byward-market
Best builder in the bunch You’ve agreed that a new home is the way to go, but you still have another big decision to make — choosing a builder. It pays to check the reputation of the builder/developer before you sign. Start by finding out how long the company has been in business. Ask a sales representative or visit the company’s website. Next, find out if previous purchasers are happy. Drive around an existing community built by the company and talk to anyone you run into during your tour.
Visit several sales offices and model suites, and get a feel for each company and the staff. Ask a lot of questions and expect to be treated with consideration and respect. No question is too “dumb.” Think twice about any development where the salespeople push you to make a decision, or where they are not happy to provide you with the information. When you do find the right home and the right home builder, making that big decision will be a whole lot easier and more enjoyable.
Looking beyond the headlines
WAYNE KARL Senior Editor Yellow Pages NextHome Email: Wayne.Karl@ypnexthome.ca
+ get social 14 YPNEXTHOME.CA
As national organizations, agencies such as the Canadian Real Estate Association and Canada Mortgage and Housing Corp. are mandated to monitor and collect data on the housing market country-wide. Media outfits (including New Home & Condo Guide), naturally, report the information CREA, CMHC and the like discuss in their news releases. So when CREA reports that “Canadian home sales post third consecutive decline in July” – an eye-catching if not alarming summary – it no doubt gets widespread coverage. But as our story on page 28
illustrates, there is no need to accept such negative news as gospel. There really is no such thing as the “Canadian” real estate market. Sure, sales or prices might be down in one area, but they could be very healthy in another. What you really need to pay attention to is what’s going on in your area – to look beyond the headlines to assess what is happening where you live. It is essential, especially in times when we’re seeing such wide discrepancies in market conditions, to understand that real estate is local.
Interact with us on social media: ypnexthome
CLOSE ENOUGH T O B E C I T Y,
FAR ENOUGH T O F E E L A N Y T H I N G B U T.
COMING SOON RIVERSIDE SINGLES & TOWNS IN OLD OTTAWA EAST A limited collection of homes alongside the Rideau River, where hiking, biking, and water sports are right outside your doorstep. Connected to downtown with arts, culture, shopping, sports, and entertainment, all just minutes away.
REGISTER AT GREYSTONEVILLAGE.CA
Renderings are Artist’s Concept. E. & O. E.
Artist’s Artist’s Renderings Renderings of the ofUrban the Urban Terraces Terraces shown. shown. Artist’s Renderings of the Urban Terraces shown.
TWO TWO STOREY, STOREY, TWO TWO BEDROOM BEDROOM + + 100 SQ.SQ. FT.FT. BALCONY BALCONY TWO STOREY, TWO BEDROOM100 + 100 SQ. FT. BALCONY
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Please Please Register Register to view to view additional additional renderings renderings and and floorplans. floorplans. E. &E. O.E. & O.E. Please Register to view additional renderings and floorplans. E. & O.E.
visit vvisit usus at at ourour NEW NEW sales sales centre centre && model model home home isit us at our NEW sales centre & model home
600 600 Via Campanale Avenue 600Via ViaCampanale CampanaleAvenue Avenue
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granite kitchen countertops • upgraded light fixtures • elevator • underground parking • 6 appliances
luxury condo in barrhaven 1 & 2 bedroom
* Prices subject to change without notice.
y s l u i vi ng b t e G
RIGHTS MANAGED IMAGE
We’ll do the rest! The Legends • The ULTimaTe in Carefree BUngaLow Living You’ll love The Legends’ unrivalled, easy-going lifestyle. We take care of all the things that used to get in the way of your life – shoveling snow, cutting grass and washing windows. So you can get on with your life. Spectacular Resident’s Club Now Open.
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*Prices and specifications are subject to change without notice. E. & O.E.
Buy By September 30th and Get Our SUMMER CLOSEOUT PRICING!
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EMBRUN
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San Jose $542,708 $539,900 Situated in front of park
CENTRAL EAST
BARRHAVEN
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Starting at $324,900 $304,900 10 minutes from downtown
Condo Flats from $247,267 $237,900 The Carlyle & The Parker layouts
End Unit Townhome $364,059 3 beds & 2.5 baths
Limited time offer. See sales consultant for details and website for contest rules . Prices, terms and speciďŹ cations are subject to change without notice. E & O.E.
SEPT 3 - 17, 2016 VOLUME 16, ISSUE 16, FREE
EASTERN ONTARIO EDITION
WHEN LIFE BECOMES AN ART
YOUR PULL-OUT GUIDE to highrise, conversion, loft, terrace & townhome condo projects
spotlight on condos
WHEN LIFE BECOMES AN ART
C2
VISIT US TO DISCOVER OTTAWA’S NEW STANDARD SALES GALLERY
REGISTER NOW
264 RIDEAU STREET OTTAWA
ARTHAUSCONDOS.COM 613 909 3223
© DevMcGill All rights reserved 2016. Specifications are subject to change without notice. Rendering is artist’s concept. Exclusive Listing Brokerage: TradeUp Real Estate Inc., Brokerage. Brokers Protected. E. & O.E. 2016.
DOWNTOWN LIVING RICHCRAFT STYLING
A STATEMENT THAT YOU’VE ARRIVED
NOVEMBER 2016 OCCUPANCY 255 BAY ST. Presentation Centre, 136 Bank St. 613.695.7577
spotlight on condos
Walk through the charismatic entrance doors and you’ll discover The Bowery’s sleek Lobby and Lounge.
thebowerycondos.ca C3
C4
spotlight on condos
Our showroom shows more than just trims and fixtures.
a domicile development
Visit our condo Presentation Centre at 223 Main Street, Ottawa: MON - THURS: 12 PM - 6 PM SAT - SUN 12 PM - 5 PM
cornersonmain.ca
spotlight on condos
Red Bench from Tim desClouds’ Angling For The North Star series
The Corners on Main is the perfect intersection of culture and craftsmanship. Our condo presentation centre has already become a hot spot for many local artists and community events. Stop by to see what’s going on and get a glimpse of what the future holds for Old Ottawa East.
C5
Property Profile | DEVMCGILL
condo cover story
ARTHAUS spotlight on condos
When life becomes an art.
C6
Location
20 Daly Ave., Ottawa Builder
DevMcGill Development
ArtHaus Condominiums Home Type
444 to 1,768 sq. ft. Sales Centre
264 Rideau St. Contact
613.909.3223 sales@arthauscondos.com
WHAT WOULD YOU SAY about an elegant,
modern building that combines luxurious apartments, a boutique hotel and a magnificent art gallery – all in an ideal setting in downtown Ottawa? That’s what DevMcGill is offering, in collaboration with the Ottawa Art Gallery, the University of Ottawa and Groupe Germain. Lovers of culture as well as seekers of a unique lifestyle in the heart of urban hustle will be delighted. DevMcGill, which has been crowned Entrepreneur of the Year and is the winner of the prestigious Montreal
Architectural Heritage Award, is a key real estate promoter in Canada. The Arthaus project combines its unmatched savoir-faire and standout audacity. For the first time in Canada, a residential tower will combine luxury condominiums, an art gallery and a boutique hotel. Residents are immersed in culture in the heart of Ottawa.
Sumptuous condominiums The 89 condos located between the 15th and 23rd floors (including four
penthouses) offer a breathtaking panorama of Ottawa and the surrounding area, no matter where the apartments are located. On the east are vistas of trees, houses and historic buildings, as well as the University of Ottawa campus; on the west, the view of downtown, Parliament and its magical evening spectacles is unbeatable; and finally, on the north the hills surrounding the Ottawa Valley to the north of Gatineau rise proudly on the horizon. All the condos have at least one bedroom, a living room, a dining room and a bathroom (two in the two-bedroom units) with glassed-in showers and rainshower showerheads. They also have an elegant open-plan kitchen, the
work of Toronto designer U31, with built-in European appliances. Two condominiums can be joined together to provide three bedrooms. The penthouses have two or three bedrooms, two bathrooms and a shower room (convenient for guests), along with a gas stove in a kitchen and an outdoor gas fitting that makes barbecuing easier. A gas fireplace can also be installed. In order to personalize the decor to their own tastes, owners are invited to chose from a range of top-end finishes selected by famous designers. Besides the choice of materials, they get expert advice on how to configure and personalize their space. On request, an ultramodern home automation system can be installed
in the penthouses to control lighting, music and the alarm system. Another characteristic of these condominiums: exceptional lighting, featuring immense bay windows and ceilings nine to 10 ft. high (14 in the penthouses). Most of these apartments, and all the penthouses, have a balcony or loggia terrace. You’ll feel like you’re practically in the clouds, with the City of Ottawa at your feet! To find out more about the release of the exclusive four Penthouse Residences at ArtHaus, visit the sales gallery at 254 Rideau St., open Monday to Thursday from noon to 6 p.m., Saturday and Sunday from noon to 5 p.m., closed Friday, or visit online at arthauscondos.com
SEPT 3 - 17, 2016 | NEW HOME & CONDO GUIDE EASTERN ONTARIO C7
Live at STIRLING PARK for as low as $900/MONTH!* At home with comfort Stirling Park is the perfect spot for your refined lifestyle. Whether you’re starting the next chapter in your life or looking for your first home, Stirling Park provides the comfort and convenience you want starting from $247,000.
spotlight on condos
330 Titan Private 613.224.0330
C8
www.claridgestirlingpark.com
*Exclusive with Desjardins based on purchase price $247,000, 20% down, interest rate of 2.64% for 53 months, 25 yr amortization. Prices and specifications are subject to change without notice. E.&O.E.
moreValue
Move-in ready units. Up to $10,000 in designer finishes included! STIRLING PARK | MERIVALE Now occupying! 1 & 2 bedroom units starting from $247,000 330 Titan Private, Unit 107, Ottawa 613-224-0330 WATERSTREET | LOWERTOWN Now occupying! Studio, 1 & 2 bedroom units starting from $195,000 316 Bruyère Street, Unit 112, Ottawa 613-680-6560 CLARIDGE PLAZA 3 | RIDEAU STREET Models now open! Move-in ready 1 & 2 bedroom units starting from $351,000 244 Rideau Street, Ottawa 613-241-3235 File is half size FINAL: 48” x 48”
CLARIDGE PLAZA 4 | RIDEAU STREET Now occupying! Studio, 1 & 2 bedroom units starting from $232,000 244 Rideau Street, Ottawa 613-241-3235
FUSION | LEBRETON FLATS Models now open! Move-in ready 1, 2 & 3 bedroom units starting from $288,000 300 Lett Street, Ottawa 613-232-2049 TRIBECA EAST | DOWNTOWN METCALFE Now occupying! Studio, 1 & 2 bedroom units starting from $245,000 56 Nepean Street, Ottawa 613-234-1780
moreChoice
CLARIDGE ICON | LITTLE ITALY Now under construction! 1 & 2 bedroom units starting from $291,000 485 Preston Street, Ottawa 613-695-1441
THE LOFTS AT TRIBECA | DOWNTOWN METCALFE Now under construction! 1 & 2 bedroom units starting from the mid $400s Includes underground parking 56 Nepean Street, Ottawa 613-234-1780
ClaridgeHomes.com Prices and specifications are subject to change without notice. E.&O.E.
moreStyle
spotlight on condos
Now under construction. Secure your new home and ask about our upgraded finishes at these locations.
C9
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TE IA ED M IM
Y Y LD NC RL SO PA
FALL PROMO
spotlight on condos
UP TO
C10
$50,000 OFF * + $1,000 TO SPEND AT
mobilia
* Selected suites only. Discount based on unit type. Conditions subject to change without notice. Valid for a limited time only. Contact or visit a Slater sales representative for details.
WWW.THESLATER.CA / 613.230.0199 All images presented in this document are for illustration purposes only and are subject to change without notice.
Absolute Realty Inc. Brokerage
Independently owned and operated
Live and Play ON THE
SOUTH COAST OF CANADA TALL SHIPS LANDING IS LOCATED IN BROCKVILLE, CITY OF THE WORLD FAMOUS 1000 ISLANDS. TALL SHIPS COTTAGE-INIUMS™ COMBINE CAREFREE CONDO LIVING IN AN EXTRAORDINARY COASTAL RESORT, AFFORDING YOU MORE TIME FOR MAKING MEMORIES WITH FAMILY AND FRIENDS.
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IL E
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Co-operating Brokers Welcome
spotlight on condos
To book a viewing contact TallShipsLanding@Fuller.ca
C11
LIVE BY THE RIVER TODAY
Own in Orléans premier waterfront community • Only 15 minutes from downtown • Situated in a private enclave surrounded by parks, nature trails and recreational features at Petries Island
Move in today and save thousands! Two model suites now open
spotlight on condos
Tower II
C12
2 bdr. condos from $ 287,800 *
Up to $15,000 in premium upgrades included! *
Condos 181,800
from $
*
Including: pool, spa, gym & rooftop terrace
SALES OFFICE • 613.824.4059 8700 JEANNE D’ARC BLVD. N ORLÉANS, OTTAWA
@petrieslanding
*See Sales Representative for details. Prices, specifications, features and offerings are subject to change without notice. E & O.E.
brigil.com
spotlight on condos
I N K A N AT A S O U T H
C13
OTTAWA’S HOTTEST SELLING BUILDING
ONLY 20 DEVELOPER INVENTORY SUITES LEFT
THEN THEY ARE GONE! spotlight on condos
UP TO $62,000* OFF DEVELOPER PRICES!
C14
SUITE
BEDROOMS
SQ.FT.
PRICED FROM
SALE PRICE
LOFT 14
STUDIO
433
$238,900
$215,010
LOFT 08
STUDIO
497
$265,900
$230,394
LOFT 01
1 BED
587
$319,900
$287,910
LOFT 10
1 BED + DEN
648
$325,900
$296,310
LOFT 10
1 BED + DEN
648
$331,900
$301,710
SOLD
LOFT 11
1 BED + DEN
751
$357,900
$322,110
SOLD
LOFT 12
1 BED + DEN
751
$365,900
$329,310
LOFT 07
1 BED + DEN
922
$451,900
$409,710
LOFT 16
2 BED + DEN
1,300
$621,900
$559,710
224 LYON ST. (AT GLOUCESTER ST.) MON-WED 11-5PM | SAT+ SUN 12-5PM | THURS + FRI APPOINTMENT ONLY
SOLD
*Based on a promotional discount of the current purchase price of the suite. Exclusive Listing: Brad J. Lamb Realty Inc., Real Estate Brokerage. Brokers Protected. Renderings are an artist’s impression. All prices, sizes and specifications are subject to change without notice. E.&O.E.
spotlight on condos *Offer on selected suites to qualified purchasers. Price subject to change without notice. Offer expires September 18, 2016 or may be withdrawn at any time prior without notice. E&OE.
C15
PO
D! Y N B A K C DE M A B R LA U P
THE PLATINUM EVENT UP TO $32,000* TO SPEND AS YOU PLEASE
spotlight on condos
CASH OFF LIST PRICE*
C16
FREE LOCKER*
FREE PARKING*
STYLISH CONDO LIVING IN THE HEART OF NEW EDINBURGH FROM $303,900*. MOVE IN EARLY 2017.
ONE DAY ONLY! Thursday September 22nd, 4pm-7pm Table 40 at Fraser Café, 7 Springfield Road
mintobeechwood.com 613.696.8188 *Prices and specifications are subject to change without notice. Incentive amount and deposit structure dependent on unit purchased. Deals must go firm to retceive incentives. See Sales Rep for details. Renderings are artist’s concept. E.&O.E.
PLUS OWN FROM ONLY 5% DOWN*
$10,000nus
o Design B e… r o M d an
FINDLAY
by the
PARK
Advice | TARION REPORT
What is interim occupancy? By Howard Bogach
MORE ADVICE ONLINE ypnexthome.ca/news/advice
WHEN PURCHASING A BRAND NEW
condo, buyers are understandably excited to finally get the keys to their home. What some buyers may find surprising, however, is that their new home is not actually theirs yet. “Interim occupancy” allows a builder to finish construction on a project while also beginning an orderly move-in process for buyers. Homeowners often reach out to Tarion with questions on this topic. Some issues distort the intent of what is essentially a practical way to get buyers into their homes faster, while also allowing the builder to complete the project. While Tarion does not have oversight over interim occupancy (it is covered in the Condominium Act) it is part of the new home buying process, and can benefit from some clarification. After a building is declared fit for occupancy by the municipality, condo buyers can start moving in. This usually starts with the lowest floors, as the builder continues to complete suites on higher floors as well as the common elements. At this stage, buyers are not technically taking ownership yet. In fact, they may all have to wait for some time before they do. The benefit is that, in the meantime, buyers can enjoy their new homes as well as some of the buildings’ amenities. For people on the lowest floors, interim occupancy means they get to move into their homes sooner, but they will likely have a longer wait time before ownership title is actually transferred. In order to live in your new condo before you actually own it, the 24 YPNEXTHOME.CA
developer will charge an interim occupancy fee. This comprises three parts: interest on the unpaid balance of the purchase price; an estimate on the municipal taxes; and a projected common expense contribution. It’s a misconception that a builder profits or has any benefit to gain from extending this phase in the building of a condo. In fact, there are stipulations in the Condominium Act around the calculation of the occupancy fees which seek to prevent developers from making a profit in this way. Furthermore, it is in a builder’s best interest to transfer title as soon as possible. Builders make their money when they are able to provide title and register the project – which can only be done when the building is complete. Interim occupancy may last a while. Buyers, especially those on the lower floors, will likely see common areas incomplete, and some of amenities still be under construction. Nevertheless, since a municipal inspector will have already inspected the building and determined that it is fit for occupancy, the building should be safe to live in. If you feel your builder has moved you in to a new building that is not fit
for occupancy, call Tarion. We have helped homeowners in circumstances where we agreed that their building was not safe for occupancy, and have worked with builders to speed up some of the essential work. Finally, remember that interim occupancy is also an important part of the warranty process for condominiums. As soon as you are granted occupancy of your unit, your one, two and seven-year warranties begin. You can fill out your first warranty form within the first 30 days of occupancy. The warranty on the common elements of your building will not begin until your condominium is registered. When you do finally get to experience the “ownership” part of the new homeownership process, your building should be complete, your amenities ready to use and you can finally enjoy all the benefits of your new home. . Howard Bogach is President and CEO of Tarion Warranty Corp. His column appears monthly in New Home Guide. For more information about how Tarion helps new-home buyers, visit tarion.com or find us on Facebook at facebook.com/TarionWarrantyCorp.
Advice | HOME SMARTS
Seeing beyond the sticker price Additional fees on new homes By Marnie Bennett
MORE ADVICE ONLINE ypnexthome.ca/news/advice
MOST OF THE HOMEBUYERS who walk into my office are savvy enough to know that a new-home sticker price is not the end of the financial story. They expect some additional fees; however, the details of those fees tend to blur together. I like to prepare my clients by outlining these costs in simple terms. Although most builders absorb the majority of these fees, it is important to have a sense of what they are (as they can make a big difference to your bottom line). Don’t be shy – ask your builder’s representative which costs are included.
Sales tax Many of my clients confess to being confused by Ontario’s newer Harmonized Sales Tax (HST), which was implemented in July of 2010. HST, which totals 13 per cent of the purchase price, is applied to new homes. However, new-home buyers will receive a rebate of six per cent on the first $400,000 of the purchase price. It is important to note that many home builders currently include HST in the price of the home, but it’s always wise to ask the sales rep. If HST is included in the price of the home, the government rebate will be payable to the builder, not to you. Land transfer tax This provincial tax is applied to both new and resale homes. It’s somewhat of a complex structure and it depends on the value of the land. As an example, a $300,000 home will require a land transfer tax of $2,975. First time
homebuyers are eligible for a rebate up to $2,000. Utility & metre connection These usually cost approximately $600. Municipal lot & school levies These fees, which cover a wide range of municipal services, are typically absorbed by the builder. However, any new levies that arise before closing may be passed on to you. Tarion Corp. warranty fee This mandatory warranty protects homebuyers against construction defects and failure to fulfill terms of the purchasing agreement. This is normally covered by the builder. Legal fees Most lawyers charge between $1,000 and $1,500 for their services. Mortgage processing fee Ask your mortgage institution if they will
waive this fee. Moving costs These vary greatly, depending on the number of movers hired, possessions to be moved and distance to be traveled. Reviewing additional costs isn’t the most exhilarating part of new home hunting. But I can assure you – the better informed you are, the happier you’ll be with your final decision. To receive a free copy of a new special report titled “Homebuyers: How to Save Thousands of Dollars When You Buy” email sales@bennettpros.com Marnie Bennett is a broker and team leader for Bennett Property Shop Realty, a full premium service real estate brokerage specializing in marketing and selling new and resale homes, condominiums and investment real estate. Marnie is the host of the weekly radio show the Real Estate Hour, a millionaire real estate investor and a wealth management coach. bennettpros.com
SEPT 3 - 17, 2016 | NEW HOME & CONDO GUIDE EASTERN ONTARIO 25
Property Profile | RICHCRAFT
cover story
The Galleria Million Dollar Giveaway THE GALLERIA 2 is a unique contemporary building in the heart of Ottawa’s downtown. Richcraft is now offering a Million Dollar Giveaway which includes $1 million in savings on the remaining 10 units. With only 10 units left, these condos won’t last long. Ranging from 720 to 2,021 sq. ft., all units offer hardwood floors, granite countertops, appliances, parking, 26 YPNEXTHOME.CA
storage lockers and a presence that will make your new home stand out from the rest. With open concept living spaces, an island in the kitchen and large outdoor terraces, The Galleria 2 is ideal for those looking to be in the centre of it all. The Morrison and Rutherford models offer large outdoor terraces, ideal for hosting your next party. Best of all, your new condo will be move-in ready.
Minutes from Parliament, the University of Ottawa, the Byward Market and the Rideau Centre, this 14-storey building contains 5,000 sq. ft. of commercial and retail space. This is the perfect location to live, work and explore. Your new home will be just blocks from the city’s trendiest hotspots. The Galleria has incredible amenities. No need to pay for a
Location
Downtown Ottawa Builder
Richcraft Development
Galleria Home Type
Condos Sales Centre
238 Besserer St., open Monday to Wednesday 11 a.m. to 6 p.m., Thursday and Friday closed, weekends and holidays 10:30 a.m. to 4:30 p.m. Contact
613.232.7333
gym membership. Unwind after a long day in the fitness centre; relax in the sauna and pool, or invite some friends over for a barbecue on the outdoor patio. Looking to get out and explore the city? You’re perfectly located steps from some of the best restaurants, shops and boutiques. Head out and tour the local museums, take a bike tour along the Rideau Canal, or see a show at the NAC. Your new life at The Galleria will open up an endless amount of possibilities all within walking distance. As one of the largest landowners and builders in Ottawa, Richcraft
has been building communities and award-winning homes for more than 30 years. Buyers turn to Richcraft for more than high quality homes – they turn to Richcraft for the passion and design the company invests into its communities. With more than 15,000 homes built in the Ottawa area, Richcraft homeowners are the most powerful advocates for the company’s quality. The referral rate for Richcraft homeowners is more than 60 per cent, proving the company puts homeowners and their happiness first.
SEPT 3 - 17, 2016 | NEW HOME & CONDO GUIDE EASTERN ONTARIO 27
Trending
Forget the ‘Canadian’ housing market – it doesn’t exist By Wayne Karl
A FEW MONTHS AGO, WE WROTE
about why 2016 was a good year to buy a home in the Canadian market. In fact, we listed five reasons: » Low interest rates » Lower prices in some markets meant opportunity » The hot markets were getting hotter » History, as in price growth, was in your favour, and » The busy spring market was about to begin Now, here we are in September… is that still the case? The latest data from the Canadian Real Estate Association (CREA) may lead you to believe otherwise. The headline of CREA’s recent release read Canadian home sales post third consecutive decline in July. Not exactly the most positive news. The headline of our own article here, Forget the ‘Canadian’ housing market – it doesn’t exist, is not meant to suggest you actually not buy in Canada. It means – and we can’t stress this enough – real estate is local. Forget the “Canadian” market. There actually is no such thing, though national agencies such as CREA and Canada Mortgage and Housing Corp. (CMHC) try to summarize market characteristics and common denominators for housing across the country. But when you a home, you don’t buy a national market, or even a provincial, regional or municipal one. You buy one property in a local market. What’s happening in your area could be completely different from that in another province, or 28 YPNEXTHOME.CA
certainly at the other end of the country. One of our favourite comments to put this in perspective comes from mortgage expert Calum Ross: “Canada represents one of single largest countries in the world and going from coast to coast, Canada is home to a very diverse group of people with local economics that are vastly different. Saying there is a Canadian housing market is no less ridiculous than saying there is ‘Canadian temperature.’” Or that traffic at one end of the country is the same at the other. So, let’s revisit why 2016 is still a good year to buy a home – with a few caveats. Beginning with: Real estate is local Next time you see a headline or report that summarizes the Canadian housing market as one thing or another, look deeper to see what’s happening in your market. When CREA says, for example, that “national home sales declined for a third consecutive month in July 2016,” look beyond the headline to see what’s going on where you live, where you either own a home or are planning to buy one. Even CREA, more and more, stresses this important distinction. “National sales and price trends continue to be heavily influenced by a handful of places in Ontario and British Columbia and mask significant variations in local housing market trends and conditions across Canada,” President Cliff Iverson says. Sure, average prices in Greater Vancouver surged 32.6 per cent yearover-year in July (ouch, affordability),
but they were down -1.5 per cent in Calgary (hello, opportunity). The upside of down prices Economies and housing sectors in markets such as Calgary, Edmonton and Saskatoon are still feeling the pinch of the extended slowdown in oil and gas. If you own a home there, that’s not the greatest news. For prospective homebuyers, on the other hand, the pause could mean an opportunity, as it actually improves affordability. Adjacent markets can benefit The Toronto and Vancouver markets have been hot for months, if not years. But there can be a downside to that – overheating. CMHC recently reported that Vancouver is now showing sufficient evidence to raise its overall assessment of problematic conditions in the housing market there to “high.” And it’s not in just single-family
“Oshawa is the hottest market right now… attracting first-time buyers and others, since the price point is about 50 per cent lower than average prices in Toronto.”
NATIONAL AVERAGE PRICE MAP Newfoundland & Labrador 1 $252,846 2 v $275,972
BC 1 $663,411 Alberta 2 v $608,294 1 $403,666 2 v $394,977
Saskatchewan
Manitoba 1 $275,914 2 v $273,164
Quebec Ontario
1 $303,414 2 v $306,641
2 $454,498 v 1 $517,831
1 $284,662 2 v $278,328
Prince Edward Island 1 $180,427 2 v $171,140
LEGEND
Nova Scotia
1 = July 2016 price levels 2 v = July 2015 price levels
New Brunswick 1 $164,961 2 v $168,412
1 $221,689 2 v $224,232
SOURCE: The Canadian Real Estate Association
homes; the worrisome characteristics are now surfacing in townhomes and condos, too. Canada’s other ultra-hot market, Toronto, is causing a spillover into adjacent areas. Hamilton is attracting buyers who have been priced out of the Toronto market, in search of more affordable homes. And to the east, Durham Region is benefiting from a similar trend. “Oshawa is the hottest market right now… attracting first-time buyers and others, since the price point is about 50 per cent lower than average prices in Toronto,” says Dana Senagama, principal market analyst for Toronto.
Housing types and marketing strategies Government land-use regulations are playing a role in eroding affordability. In Ontario, for example, policies such as the Places to Grow Act have limited the availability of serviced land for ground-oriented houses, which is contributing to fast-rising prices. While builders lobby government to wake politicians up to the unintended consequences of such policy, they are also trying to make homes more affordable by expanding the housing types they bring to market. Some companies, trying to do their part to address affordability, are even
getting creative in how they market their properties, through innovative programs and down payment options. Low interest rates Yes, interest rates are still in your favour. In its most recent announcement on July 13, the Bank of Canada again held the maintained its target for the overnight rate at 0.50 per cent – where it has been since July 2015. Experts are now saying rates won’t begin to inch up from these historical lows until well into 2017. The BoC’s latest interest rate announcement was Sept. 7.
SEPT 3 - 17, 2016 | NEW HOME & CONDO GUIDE EASTERN ONTARIO 29
Homebuyers’ Help
Compare mortgage rates for your best deal CHARTERED BANKS
variable
ATB Financial
2.6
Alterna Bank
2.45
Bank of Montreal
2.9
Bank of Nova Scotia
2.9
Canadian Western Bank CIBC
6 months
1 year
2 years
3 years
4 years
5 years
4 4.00op 4 6.30op
2.94 4.00op 2.79 6.30op 3.09 6.95op 3.29 6.50op 3.14 6.30op 2.84 6.35op 3.14 3.14 6.35op 2.84 3 3.20op 3.14 6.70op
2.29 4.00op 2.34
2.44
2.49
2.59
2.4
2.69
2.48
3.19
3.59
4.09
2.69
3.09
3.39
3.89
4.49
3.04
3.65
4.2
4.74
2.79
2.44
4.09
4.79
3.04 2.7
3.65 3.39
4.39 4.09
4.64 2.7
2.84 2.94
2.84 2.84
2.89 2.79
2.89 2.89
3.04
3.39
2.64
2.74
2.79 2.34
3.34 2.44
3.99 4.39
4.44 4.64
2.84
3.39
2.39
2.59
3.24
3.49
3.69
3.79
6.95op 4.55 6.45op 4 6.45op
2.7 6.95op
Equitable Bank HSBC Bank Canada
2.79
ICICI Bank Canada Manulife Bank
2.75 2.6
National Bank
n/a
President’s Choice Finan Royal Bank
2.7 2.6
TD Canada Trust
2.6
Tangerine
2.7
4.45 6.20op 4.45 4.4 6.70op
6.75op
3.14 6.75op 2.99 6.30op 3.19
TRUST COMPANIES Community Trust Effort Trust
n/a n/a
Home Trust Investors Group Trust
2.3 n/a
MTCC
2.9
6.5 4.45 6.30op 3.95 4.2 6.50op 4.55 6.45op
3.14 3.35 6.30op 2.69 3.14 6.30op 3.29 6.50op
3.25 3.5
3.95 3.7
4.39 4.3
4.74 4.35
2.14 3.09
2.34 3.39
2.59 3.89
2.49 2.59
3.09
3.39
3.89
4.49
4 6.30op 6.2 6.40op 3.1 4.25 6.50op 4.2 6.50op
2.79 6.30op 2.84 6.30op 2.29 2.89 6.50op 3.14 6.30op 3.25 6.25op 2.84 6.30op 2.99 6.30op 2.8 2.95op 2.39
2.34
2.4
2.69
2.48
2.89
2.95
2.99
2.89
2.24 2.79
2.39 2.89
2.49 2.95
2.49 2.89
3.09
3.39
3.89
4.74
3.2
3.65
4
4.5
2.79
2.64
3.89
2.44
2.69
3.49
3.99
4.54
2.85
2.95
3.05
3.15
2.39
2.39
2.49
2.49
OTHER FINANCIAL INSTITUTIONS Alterna Savings
2.45
Comtech Fire C.U.
2.6
First National Fin. LP IC Savings
2.7
London Life
n/a
Luminus Financial
3.25
Meridian Credit Union
2.4
PACE Savings & C.U.
4 5 6.70op
Parama Credit Union
2.65
Steinbach Credit Union
2.25
ONLINE CALCULATOR ypnexthome.ca/mortgage-calculator Notes: **Interest rate charged subject to adjustment during term mortgage. Please consult institution for term of years available. All rates are prime rates and subject to change without notice. R.O.R. RATES ON REQUEST op OPEN ----- NOT QUOTING N/A NOT AVAILABLE Aug 29, 2016. Prepared By Fiscal Agents Financial Information Services 905.844.7700
30 YPNEXTHOME.CA
Advice | FUNDAMENTALLY SPEAKING
What’s in a new-home warranty? By Wayne Karl
MORE ADVICE ONLINE ypnexthome.ca/news/advice
WHAT’S IN YOUR new-home warranty? Ideally, that’s a question you’ll never have to answer for real – at least not the hard way, be it filing a complaint or, worse, proceeding to a claim settlement. But, life is sometimes not fair, and despite the best intentions of home builders, things do go wrong. To put it nicely – stuff happens. Indeed, according to Tarion Warranty Corp., nearly every new home built has some form of defect. Such is life when you’re building outside, dealing with the elements and working with natural materials. In most cases, issues get resolved, and builders large and small are getting better at responding to customer concerns. Still, there are unscrupulous – or worse, illegal – builders that try to circumvent everything from relatively minor registration fees to taxes, all under the guise of “saving you money.” But when there’s a problem or issue that needs to be resolved, good luck. That’s why it’s important to ensure your new home builder is registered with Tarion – to provide the peace of mind that Tarion is backing the warranty, as well as to learn what parts of your new home are covered, for how long, and what the steps and procedures are.
Because stuff does, indeed, happen. Typical examples include the following, a Top 10 list of first-year claims: » Paint: inadequate application or coverage
» Doors: improperly installed or finished » Floors: Damaged, cracked or installed with gaps » Drywall: Blemishes on walls, ceilings or corners » Stairs/steps: Inadequately built » Water/moisture: Moisture inside the home » Concrete: Cracking » Baseboards: Improperly installed » Trims: Improperly installed or finished » Cabinets/vanities: Improperly installed or finished You can understand how prevalent such “defects” would be in new homes, and how action is required in many cases. Nine times out of 10, for homes backed by Tarion, they’re resolved without issue. More drastic is another example involving 23 homes by one builder in one development in Ontario, also, thankfully, backed by Tarion: » After the homes were built, the water table shifted, causing differential soil settlements » The problems arose three to five years after construction » 23 homes were monitored and repaired over a period of five years » 10 homes required major repairs – causing the homeowners to be relocated to hotels for an average of 38 days
The cost to Tarion to rectify the matter? More than $5 million. The cost to homeowners? Zero. The benefit of having the peace of mind of a Tarion backed warranty? Priceless. Think that would happen if your home was built by an unregistered or illegal developer? More and more builders, Tarion says, are improving their customer service. And it’s not just the large companies. “The advantage of using a small builder might be that you often get to know the principal,” says Tarion president Howard Bogach. “But large builders are closing the gap. “The large builders that do well are the ones that behave like small builders.” And with real estate and new home prices rising, homebuyers, understandably, expect more. So, what’s in a new-home warranty? In short, your builder is not just building your home, it’s building a relationship.
Wayne Karl is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics you need to examine when buying property. He can be reached at wayne.karl@ypnexthome.ca or follow him on Twitter at twitter.com/ WayneKarl.
SEPT 3 - 17, 2016 | NEW HOME & CONDO GUIDE EASTERN ONTARIO 31
Advice | GOHBA REPORT
Concrete cracks in new homes
By John Herbert
MORE ADVICE ONLINE ypnexthome.ca/news/advice
EVERY YEAR, THE GREATER OTTAWA HOME BUILDERS’ ASSOCIATION
office receives calls of concern about cracks that have appeared in the basement walls or floors of a new home. This column is intended to explain some of the basic principles of concrete performance 32 YPNEXTHOME.CA
and educate new home owners on how to recognize normal from abnormal cracking. The first and most important thing to understand about concrete is that it comes with two guarantees: it will get hard, and there will be cracking. It is important to note that normal shrinkage cracking is the most frequent cause of consumer concern in the residential construction industry. According to information provided on the Concrete Foundations Association of North America website, the most significant problem is that of consumer perception: that if cracking has occurred, the product
has somehow failed. Customers need to be educated as to what might occur, what can be done about it, and what is considered acceptable. Article 1.11 in the Tarion Warranty Corp. (tarion.com) performance guidelines covers it this way: Condition: Cast-in-place concrete foundation wall is cracked. Acceptable performance/ condition: Cracks resulting from normal shrinkage of materials are acceptable; cracks in excess of six mm in width are not acceptable. Warranty: One year – work and
materials – Cracks resulting from normal shrinkage of materials caused by drying after construction are excluded from the statutory warranty. Action: Walls with cracks exceeding the acceptable condition shall be repaired. Remarks: Concrete walls naturally crack during curing due to shrinkage. Where lateral or vertical movement is evident, further investigation may be required. The colour and texture of a repaired area may not match the surrounding concrete. While cracking cannot be
Customers need to be educated as to what might occur, what can be done about it, and what is considered acceptable. prevented, it can be significantly reduced or controlled if preventative measures are taken. Cracking can occur before or after concrete hardens. It can be the result of one or a combination of factors, from drying shrinkage, thermal contraction, restraint (internal or external), to shortening, subgrade settlement and applied loads. Read on to obtain a more in-depth explanation of these factors, and possible remedial action to be considered. The Concrete Foundations Association of North America website carries the following detailed descriptions of contributing
factors to concrete cracking: Cracks that occur before hardening usually are the result of settlement within the concrete mass, or shrinkage of the surface (plastic-shrinkage cracks) caused by loss of water while the concrete is still plastic. Plastic-shrinkage cracks are most common in slabs and are relatively short cracks (may vary in length from a few centimetres to three metres or 10 ft. apart) that may occur before final finishing on days when wind, a low humidity and a high temperature occur. Surface moisture evaporates faster than it can be replaced by rising bleed water, causing the surface to shrink more than the interior concrete. As the interior concrete restrains shrinkage of the surface concrete, stresses can develop that exceed the concrete’s tensile strength, resulting in surface cracks. These cracks often penetrate to mid-depth of a slab. Settlement cracks may develop over embedded items, such as reinforcing steel, or adjacent to forms or hardened concrete as the concrete settles or subsides. Settlement cracking results from insufficient consolidation (vibration), high slumps (overly wet concrete) or a lack of adequate cover over embedded items. Cracks that occur after hardening usually are the result of drying shrinkage, thermal contraction or subgrade settlement. While drying, hardened concrete will shrink about 1/16 in. in every 10 ft. of length. One method to accommodate this shrinkage and control the location of cracks is to place construction joints at regular intervals. The major factor influencing the drying shrinking properties of concrete is the total water content of the concrete. As the water
content increases, the amount of shrinkage increases proportionally. Large increases in the sand content and significant reductions in the size of the coarse aggregate increase shrinkage because total water is increased and because smaller size coarse aggregates provide less internal restraint to shrinkage. Use of high-shrinkage aggregates and calcium chloride admixtures also increases shrinkage Structural cracks in residential foundations usually result from settlement or horizontal loading. Most (but not all) structural cracks resulting from applied loads are nearly horizontal (parallel to the floor) and occur 16 to 48 in. from the top of the wall. Diagonal cracks that extend nearly the full height of the wall are often an indication of settlement. In either of the above conditions, an engineer should be consulted. Diagonal cracks emanating from the corner of windows and other openings are called reentrant cracks and are usually the result of stress build-up at the corner. Diagonal reinforcement at the corner of openings can reduce the instance of crack formation and will keep the cracks narrow. Cracks can also be caused by freezing and thawing of saturated concrete, alkali-aggregate reactivity, sulfate attack, or corrosion of reinforcing steel. However, cracks from these sources may not appear for years. In next month’s column we’ll discuss the most effective repair techniques for the main types of concrete cracks.
John W. Herbert is executive director of the Greater Ottawa Home Builders’ Association. He can be reached at 613.723.2926, ext. 224, or visit gohba.ca
SEPT 3 - 17, 2016 | NEW HOME & CONDO GUIDE EASTERN ONTARIO 33
Hot Properties
Find your next home! This page features a few of the latest properties to keep your eye on in the Eastern Ontario area. Find more properties at ypnexthome.ca
LATEST LISTINGS
GALLERIA BY RICHCRAFT
YOUNG’S COVE
SPRING VALLEY TRAILS
GREYSTONE VILLAGE
By: Briarwood Homes City: Young’s Cove Housing type: Bungalow and two-storey homes Contact: 905.737.4477 youngscove.ca
By: Claridge Homes City: Navan Housing type: Townhomes Contact: claridgehomes.com
By: eQ Homes City: Ottawa Housing type: Singles, towns, semis and condos Contact: greystonevillage.ca
PRINCE OF WALES ON THE RIDEAU By: Campanale Homes City: Ottawa South Housing type: Executive single-family homes Contact: 613.440.3750 campanale.com
RICHARDSON RIDGE KANATA By: Cardel Homes City: Kanata Housing type: Phase III of popular home designs and several brand new models Contact: 613.435.5706 cardelhomes.com
34 YPNEXTHOME.CA
ARTHAUS CONDOMINUMS By: DevMcGill City: Downtown Ottawa Housing type: Condominium Contact: 613.909.3223 arthauscondos.com
CLARENCE CROSSING
THE CORNERS ON MAIN
TALL SHIPS LANDING
By: Domicile City: Old Ottawa East Housing type: Midrise condos comprising a mix of six- and four-storeys Contact: 613.806.6246. cornersonmain.ca
By: Thomas Fuller Construction Ltd. City: Brockville Housing type: Condominium Contact: 613.498.7245 tallshipslanding@fuller.ca tallshipslanding.com
By: eQ Homes City: Rockland Housing type: Singles, towns and condos Contact: clarencecrossing.com
ARTHAUS BY DEVMCGILL
LIV TOWNS
MINTO BEECHWOOD
RUSSELL TRAILS
By: Glenview City: Kanata Housing type: Townhome Contact: 613.595.0591 sales@glenviewhomes.com glenviewhomes.com/liv
By: Minto City: Ottawa Housing type: Condo Contact: mintocondosale.com
By: Tartan Homes/Corvinelli Homes City: Russell Housing type: Singles, semis, bungalows Contact: russelltrails.com
MINTO LANSDOWNE
GALLERY TOWNHOMES
By: Minto City: Ottawa Housing type: Condo Contact: mintocondosale.com
By: Tamarack Homes City: Orleans Housing type: Townhomes Contact: tamarackhomes.com
UPPERWEST
THE ORCHARD
By: Minto City: Ottawa Housing type: Condo Contact: mintocondosale.com
By: Uniform Urban Developments City: Barrhaven Housing type: Single-family homes and townhouses Contact: uniformdevelopments.com
TEMPO By: Glenview City: Kemptville Housing type: Two-storey singles and bungalows with loft options Contact: 613.797.6763 sales@glenviewhomes.com glenviewhomes.com/tempo
FINDLAY BY THE PARK By: Lemay Homes City: Leitrim Housing type: Singles, bungalows and townhomes Contact: 613.425.5255 lemayhomes.ca
WHITE TAIL RIDGE
SOHO CHAMPAGNE
FELTON COURT
By: Mastercraft Starwood City: West Central Housing type: Luxury condominiums Contact: sohochampagne.com
By: Phoenix Homes City: Barrhaven Housing type: Townhomes Contact: phoenixhomes.ca
SOHO LISGAR
THE BOWERY CONDOS & LOFTS
By: Mastercraft Starwood City: Ottawa Housing type: Condominium Contact: 613.798.7646 soholisgar.com
By: Richcraft City: Centretown Contact: 613.695.7577 thebowerycondos.ca
RICHARDSON RIDGE
By: Phoenix Homes City: Almonte Housing type: Bungalows and singles Contact: Kellie Connors 613.461.0277 phoenixhomes.ca
By: Uniform Urban Developments City: Kanata Housing type: Singles, townhome and condo flats Contact: 613.435.7751 uniformdevelopments.com
BRADLEY ESTATES By: Valecraft Homes City: Mer Bleue/Orléans Housing type: Single-family homes and executive townhomes Contact: valecraft.com
129 MAIN Builders
By: Warlyn Construciton If you would like to include your preview registration, newEast release or site opening City: Old Ottawa in this feature, just email the details to Housing type: Condominiums sarah.khan@ypnexthome.ca 129main.com SEPT 3 - 17, 2016 | NEW HOME & CONDO GUIDE EASTERN ONTARIO 35
Trending
Raising the standard for new home builders FOR 40 YEARS, TARION has been building confidence in Ontario’s building industry by ensuring that one of life’s biggest investments is protected. In addition to administering the new home warranty, Tarion also regulates new home builders. Anyone planning to build and sell a new home in the province must demonstrate that they have the financial and technical competency to do so. As of Sept. 1, 2016, Tarion requires all new builders to have seven core educational competencies as a pre-requisite to their registration in Ontario. According to Howard Bogach, Tarion’s president and CEO, “The new home industry continues to evolve. New building techniques are constantly advancing, and the technical and financial requirements of building a new home have become more complex. In this ever changing industry we need to make sure those who are responsible for building the homes that house our loved ones are held to a level of capability that goes above and beyond the standard.” New builders intending to build under Ontario Building Code (OBC) Part 9 (residential freehold and lowrise condominium construction), will be required to complete seven educational competencies in addition to Tarion’s existing registration requirements. The new educational requirements are based on the Canadian Home Builder’s Association National Education Benchmarks for residential construction. The courses will be offered by third party education providers. The core competencies must be held by at least one of, or shared among, the Principals, Officers or Directors (PDO) of the company. 36 YPNEXTHOME.CA
MORE TRENDING ONLINE ypnexthome.ca/news
The competencies are: 1. Business Planning and Management 2. Financial Planning and Management 3. Project Management and Supervision 4. Legal Issues in Housing 5. Building Codes in Ontario 6. Construction Technology 7. Customer Service and Tarion Requirements “These new requirements hold home builders to a higher standard, and provide more protection to newhome buyers. We will continue to raise the level of professionalism in the industry and strengthen builder
registration requirements so that new-home buyers across Ontario can keep buying new homes with confidence,” Bogach adds. These new requirements do not apply to existing registrants. They also do not apply to new applicants looking to build according to OBC Part 3 (residential highrise condominium construction), as those applicants are subject to separate registration criteria. For more information on these new requirements or to learn more about what it takes to become a registered builder in Ontario, visit tarion.com
Advice | MORTGAGE ADVICE
Unexpected homeownership costs GST/HST New homes are subject to GST or HST on top of the purchase price. This, however, does not apply to resale properties.
By Alyssa Furtado
MORE ADVICE ONLINE ypnexthome.ca/news/advice
THE JOURNEY TO HOMEOWNERSHIP
takes patience and years of diligent saving. While it starts with a down payment, there can be unexpected costs that come up as a surprise. Prospective homeowners need to set aside money in addition to the down payment. Here are some unexpected costs to plan for: Inspection and appraisal fees Home inspections should be conducted to check for major issues prior to buying a new property. Inspections, which cost up to $700, assess conditions including the foundation, heating, roofing and electrical. Mortgage lenders may require an appraisal to corroborate the value of the property against the amount being borrowed. Expect to pay around $200 for the property valuation. A property survey may also be necessary to verify boundaries and measurements of the land being sold, which can cost $1,000. Legal fees Legal representation is needed to ensure that all required documentation is processed in a timely manner. A lawyer will handle mortgage details, conduct a title search to ensure that the seller of the property is the owner, register a new title, and hand over the keys. Expect to pay up to $2,500. Mortgage insurance Mortgages issued with down
payments less than 20 per cent incur a one-time insurance premium against payment default. Canada Mortgage and Housing Corp. mortgage insurance covers the lender and can cost between 1.8 to 3.6 per cent of the mortgage principal. In lieu of a single payment, lenders allow the premium to be added to the mortgage, subject to the same interest rate of the agreement. The premium can cost you thousands of dollars. If a down payment under 20 per cent is unavoidable, try to get the best mortgage rates to maximize savings on interest. Home insurance Home insurance protects the property and its contents in case of damage or theft. It also provides liability protection in case of injury. Home insurance isn’t regulated in Canada so it’s important to know what a policy covers. Depending on the provider, premiums can be paid monthly or via a lump sum for the year. Land transfer tax A land transfer tax (LTT) is charged whenever a property changes hands. While the amount varies across each province, the LTT is calculated as a percentage of the purchase price of the home. Some municipalities, like Toronto, also charge a municipal land transfer tax and will increase the final purchase price. In British Columbia and Ontario, rebates are available to lessen the impact of the tax for firsttime homebuyers.
Property taxes Property taxes can amount to a few thousand dollars. Divide the amount by 12 to gauge the impact of the additional monthly payment. Also consider a probable increase. Recurring monthly costs, maintenance, and renovations Monthly charges should be budgeted and can include utilities, condo fees and connections to services such as cable and Internet. A larger new home could cost more to heat and cool. The costs to renovate a kitchen or to repair faulty plumbing can add up quickly. While maintenance may not be necessary in a given year, repairs are inevitable. It’s a good idea to set aside three to five per cent of the home’s purchase price for ongoing maintenance and upgrades. The bottom line From an assortment of fees, taxes and insurance to regular maintenance, hidden home ownership costs can come as a surprise. Set aside extra funds to cover these expenses. The last thing you want is to come up short on unexpected charges and have a deal on a dream home fall through. RateHub’s mortgage payment calculator provides a reliable estimate of the cash needed to accommodate for extra costs. In addition to including land transfer taxes and lawyer fees, the calculator also presents a clear view of monthly expenses and payments needed to pay off the mortgage loan. Alyssa Furtado is founder and CEO of RateHub.ca, a website that compares mortgage rates, credit cards and deposit rates with the goal to empower Canadians to search smarter and save money.
SEPT 3 - 17, 2016 | NEW HOME & CONDO GUIDE EASTERN ONTARIO 37
Inspiration | DESIGNER ADVICE
WHERE DO I START? Three tips for choosing your new home finishes By Yanic Simard
UPON WALKING INTO the fully upgraded model suite in the design centre for your new home, you are presented with a number of decisions for materials, colours and upgrades. You immediately go for the hardwood, which is much pricier than the laminate, you’ve always wanted a spa tub fully loaded with jets, and you love those stainless steel appliances. You stop for a second and take a breath because all you can see are dollar signs. You have to ask yourself, “Is it really going to make a difference when it’s all said and done?”
38 YPNEXTHOME.CA
The answer is yes but not every upgrade is worth the money you’ll pay for it. However, some upgrades from the standard features will make a huge impact, look- and quality-wise, not to mention on your resale value. Choosing your finishes should not be an overwhelming experience. Do your research before heading out to choose your final selections and you will be in good shape.
1 | Choosing in the right order People often start by choosing a paint colour and then trying to match everything else to it. To me, that’s going backwards. It’s much easier to choose your paint colour last, having it complement your other, more permanent selections, such as cabinetry. Finishes that are the least difficult to change should be chosen last. Start with the flooring and cabinetry. In smaller spaces such as townhomes or condos, keeping the flooring consistent throughout the home will create a nicer visual flow and feeling of openness. Next, choose the backsplash, countertop and cabinetry hardware. I wouldn’t suggest going with a bold and colourful pattern for the backsplash — keep it simple and neutral. You can add colour to your home with accessories and soft furnishings, like pillows and throws. I don’t advise experimenting with colour on finishes that are permanent. Your countertop and backsplash will be expensive to change if you don’t like the end result. The countertop and backsplash should coordinate with each other, and pick up colour tones from one another. As for the hardware, I like combining knobs and pulls. Knobs for the doors and pulls for drawers, and you can never go wrong with a brushednickel finish. Lastly, choose your paint colour — something that matches nicely with the already chosen finishes. Bring a wide selection of paint chips with you.
of your mind. Remember that you want your choices to cater to a wide demographic of prospective purchasers down the road, so be sure that your selections will appeal to a broad range of tastes and style preferences. * RULE OF THUMB Spend about five per cent of your budget on upgrades, in order to maximize your return on investment.
3 | Professional help
2 | Think resale
The benefits of using a reputable designer will pay off. Designers have an eye for colour and they know what works well in a particular space and what doesn’t. It’s a wise decision to employ a designer up front to avoid making mistakes that could end up costing you more money down the line, if you don’t like the finishes that you chose yourself. A good designer who is familiar with builders’ finishes will help you to mix and match the options and upgrades to achieve the ultimate look at the lowest cost. It’s all about knowing where to spend your money and how to match your various selections.
Certain features sell better than others, which is very important to keep in mind when choosing upgrades. Stainless steel, granite countertops and hardwood flooring are all elements that buyers look for and are attracted to, and smart upgrades to invest in. Though you probably won’t be thinking “resale” at the time of purchase, it’s crucial to always keep it in the back
* SOME UPGRADES THAT PAY OFF » Hardwood in lieu of carpeting » Kitchen backsplash » Countertop with undermount sink » Stainless steel appliances » Interior doors and door hardware
* DESIGNER TIP I’m known for using Benjamin Moore’s Classic Grey (OC-23) for the walls, trim and ceiling. I paint the walls and ceiling with a flat finish, and the trim in semi-gloss.
Yanic Simard is New Condo Guide’s design editor, principal designer of award-winning Toronto Interior Design Group (tidg.ca), and regular guest expert on City’s Cityline.
SEPT 3 - 17, 2016 | NEW HOME & CONDO GUIDE EASTERN ONTARIO 39
Ad Index
Builder Name
Site Name
Prices
D
Location
et a Se che m d i Bu ng To alo w w n Ad hom ul t L e/C ife on st do yl e
ADVERTISERS
Page
WEST Almonte
Phoenix
White Tail Ridge
x
Arnprior
Campanale
Callahan Estates
x
Barrhaven
Campanale
Longfields Station
x
Barrhaven
Cardel
Longfields
x
Carp
Phoenix
Diamondview Estates
x
Hunt Club
Claridge Homes
Hunt Club Flats
Kanata
Claridge Homes
Kanata
x
From $370's
16, 17
x
From $274,900
19
From $194,900
18
From $420's
13
Inquire
16, 17
x
From $270,900
10, 11
Bridlewood
x
From $388,900
10, 11
Glenview Homes
Liv Towns
x
From $254,990
9
Kanata
Mattamy
Monahan Landing
x
x
From $279,990
4, 5
Kanata
Phoenix
Fernbank
x
x
From $200's
16, 17
Kanata
Uniform Urban Dev.
The Elements
x
Inquire
6, 7
Kanata
Uniform Urban Dev.
Richardson Ridge
x
x
Inquire
6, 7
Ottawa West
Uniform Urban Dev.
Maple Creek
x
x
Inquire
6, 7
Stittsville
Minto
Potter's Key
x
x
Inquire
2, 3
Young's Cove
Briarwood Homes
Young's Cove
x
From Mid 300's
8
Barrhaven
Claridge Homes
West Pointe Village
x
From $342,900
10, 11
Barrhaven
Phoenix
Felton Court
x
From $270's
16, 17
Barrhaven
Phoenix
Sawgrass Towns
x
From $290's
16, 17
Leitrim
Lemay Homes
Findlay by the Park
x
x
From $336,900
23
Ottawa South
Claridge Homes
Summerhill Village
x
x
From $364,700
10, 11
Ottawa South
Claridge Homes
Sundance
x
From $519,900
10, 11
Stonebridge
Uniform Urban Dev.
The Orchard
x
x
Inquire
6, 7
Theberge Homes
Hunt Club Homes
x
From $179,900
21
x
x
x
x
x
SOUTH x
x
CENTRAL Ottawa Central
40 YPNEXTHOME.CA
Site Name
et a Se che m d i Bu ng To alo w w n Ad ho m ul t L e/C ife o st nd yl o e
Builder Name
Prices
D
Location
Page
EAST Navan
Claridge
Spring Valley Trails
Orléans
Claridge
Orléans
x
x
From $339,900
10, 11
Royal Ridge
x
From $199,900
10, 11
Phoenix
Hillside Vista
x
From $240's
16, 17
Orléans
Tamarack
Gallery
x
From $281,900
BC
Ottawa East
EQ Homes
Greystone Village
x
From $300's
15
Ottawa East
Valecraft
Aviation Private
x
From $304,900
22
Rockcliffe
Uniform Urban Dev.
Waterridge Village
x
Inquire
6, 7
Brockville
Fuller
Tall Ship Landing
x
Inquire
C11
Downtown
Broccolini
The Slater
x
Inquire
C10
Downtown
Claridge Homes
Icon
x
From $291,000
C8, C9
Downtown
Claridge Homes
The Lofts
x
From $400's
C8, C9
Downtown
Claridge Homes
Tribeca
x
From $245,000
C8, C9
Downtown
DevMcGill
Arthaus Condos
x
Inquire
C2
Downtown
Richcraft
The Bowery
x
Inquire
C3
Kanata
Cardel
Blackstone
x
From $300's
C13
Orléans
Domicile Development Inc
Crème
x
Inquire
C5
Ottawa Central
Minto
Beechwood
x
From $303,900
C16
Ottawa Central
Claridge Homes
Claridge Plaza 3 & 4
x
From $230,000
C8, C9
Ottawa Central
Claridge Homes
Fusion
x
From $288,000
C8, C9
Ottawa Central
Claridge Homes
Waterstreet
x
From $195,000
C8, C9
Ottawa Central
Mastercraft Starwood
Soho Champagne
x
From $298,900
C15
Ottawa West
Greatwise Development
Qualicum Woods Crossing
x
From $205,900
C4
West Nepean
Claridge Homes
Stirling Park
x
From $247,000
C8, C9
x
CONDO
SEPT 3 - 17, 2016 | NEW HOME & CONDO GUIDE EASTERN ONTARIO 41
Neighbourhood Profile
Byward Market Alive and buzzing with activity
Fast facts Average household income
$87,826
Most common housing type
By Lindsay Foran
Highrise
Family structure
SINGLES
COUPLES
FAMILIES
61%
32%
7%
Own vs. rent
40% OWNERS
60% RENTERS
MORE PHOTOS ONLINE Education levels
ypnexthome.ca/byward-market
63% THE BYWARD MARKET is the place to be if you’re looking for constant stimulation. There is an electric buzz of people, music, traffic and bicycle bells. In this area, cars are a nuisance, which only lead to more noise, pollution and congestion. When you have everything you could need at your fingertips, why drive?
Vibe At all hours of the day and night, there is a palpable pulse to the streets of The ByWard Market. During the day, vendors, local farmers and artists set up shop throughout the area. At every corner, there are musicians, actors, and performers of all kinds sharing their talent with the public. Meet the neighbours People of every lifestyle, income and age share this small neighbourhood and make it their own. With proximity to the University of Ottawa, the
Market is the central gathering ground for students and professors, greenspaces filled with study groups or artists painting the scenery. Surrounding federal buildings fill local bars and restaurants with suits toting briefcases rubbing elbows with the local artists and merchants. In the area The ByWard Market appeals to a range of residents, from the poor penny-pinching student who lives on a budget, to the six-figure-income professional. You can find anything from a hotdog street stand to the best five-star restaurant. Planes, trains & automobiles Hwy. 417 is within a kilometre, offering quick access to the city. There are two bridges leading to the Outaouais and its many scenic bike paths and hiking trails. For those without a vehicle, the transitway is within blocks and has a
22%
UNIVERSITY HIGH SCHOOL
SOURCE: ENVIRONICS
heavy flow of buses at all hours. The good, the bad & the rest There is no other area in Ottawa where you will find more than 50 restaurants, ranging from pub food, to vegan raw, to high-class steakhouses. There’s also museums, churches, schools, groceries and the Rideau Centre, with all the stores you could possibly need. There is an off-leash dog park, plenty of grass to sunbath, the Ottawa River for scenic walks and the many bike paths for jogging. Real estate If you’re looking for a quiet oasis, this may not be the place for you. But you can’t beat the energy on the streets – the constant buzz is contagious and invigorating.
Lindsay has lived in the Ottawa/Gatineau area her whole life. When she’s not touring the city in search of the hottest new neighbourhoods, she’s busy writing fiction and enjoying life with her husband and two dogs.
42 YPNEXTHOME.CA
15% COLLEGE
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MOVE IN THIS SUMMER! Historic industrial meets artistic modern in the heart of Ottawa's hippest neighbourhood. Steps from an eclectic mix of galleries, boutiques and eateries, Tamarack Wellington's design pays homage to the history of Hintonburg, for an industrial loft look that's crisp, urban, and unabashedly modern.
OVER
65% SOLD! IMMEDIATE OCCUPANCY www.tamarackwellington.com
1140 Wellington St West
Starting From
$299,068
• 52 Units over 6 floors • Designed by Barry J. Hobin Architects • Next to the old Grace Hospital