Vancouver New Home + Condo Guide – April 29, 2023

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Marlene Eisner

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PRE-SALE PROCESS DEMYSTIFYING THE

Are you hesitant to consider purchasing a pre-construction home? We understand. After all, it can be difficult to imagine making such a large financial and emotional commitment on a future home that is nothing more than a concept displayed on an architectural rendering or a miniature model. That’s why we’re here, to help demystify the pre-sale process so you can make an informed decision of whether you prefer a resale or a pre-sale home.

In this issue, on page 8, we begin with real estate pro, Barbara Lawlor, who outlines some of the advantages of buying a pre-sale home, whether you are a first-time or seasoned homebuyer. Then, before you find your dream house, you’ll want to know what happens after you fall in love with it and sign the contract. On page 16, industry expert Brittany Reimer guides you through it all, from deposits and down payments to the move-in.

MARLENE EISNER

EDITOR

New Home + Condo Guide

EMAIL: marlene.eisner@nexthome.ca

TWITTER: @MarleneEisner

And regardless of whether you own a home or not, if you are looking for a new one either to move into or to invest in, you’ll want to read mortgage expert Alisa Aragon-Lloyd’s article on page 22. She writes about the rising rate of mortgage and title fraud, and how to avoid getting caught in a scam.

There are also other great articles in this issue to help you on your home-buying journey, including a neighbourhood profile of Silver Valley in Maple Ridge and some great tips on how to design and decorate your bedroom for a restful night’s sleep — every night.

Thank you for picking up this copy of New Home + Condo Guide. Let us know what you think. We’d love to hear from you.

HOW TO MULTI-TASK

TO MAKE YOUR REAL ESTATE ‘WAIT’ PRODUCTIVE

When buying pre-construction homes or condominiums, there will usually be a wait time of months to several years before you take possession, depending on when in the marketing cycle you purchase. There may also be many of you who are biding your time before making a new home/condo purchase because of the market flux we are in. I believe that this year marks a bridge back to normalcy, but in the meantime, there are a lot of steps you can take to make the most of the time you have.

If you are a first-time buyer, research should be at the top of your to-do list. Find out what government help there is for you, and check the Canada Mortgage and Housing Corp. website for guides on buying real estate. Visit your financial institution and get yourself pre-approved for a mortgage so you know where you stand when you do decide to shop. Take some time to learn to read floorplans, as with pre-construction, you will likely buy from plans or possibly a handful of models. If you have questions about what means what on a floorplan, be sure to ask a sales representative or agent. And find yourself an experienced real estate lawyer who can help with your purchase. If you are thinking of a condominium, be sure the professional you choose is well versed in condo law, which is different from lowrise.

Those who are right-sizing from large lowrise homes to condo suites

can begin the “purging” process when it comes to the “stuff” you have amassed over the years. There are many options today to arrange to give or sell possessions either in person at yard sales, or online via websites such as facebook marketplace. Cherished heirlooms can be passed down to younger family members now rather than in the future. Keeping in mind that condo living will likely involve a more compact space than you’re used to, shop around for multipurpose furnishings that can save a lot of room once you move in.

Whatever you have in mind, if you have not purchased yet, spend time exploring the neighbourhoods you’re looking at, so you get the most return for your lifestyle and investment. And keep a positive thought – as the year goes on, we may enter a less challenging market.

Regardless of the economic climate, real estate continually

proves to be a solid investment. Seasoned buyers understand the benefits of owning, and potential first-time buyers dream of taking advantage of that lifestyle step. One of the attractions of buying preconstruction is that you have the time to make sure you understand all the parameters of your purchase, save toward your down payment and research what you need to. Take your time and make the best choice for you.

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

BARBARA LAWLOR

FIVE PROPTECH TRENDS TO WATCH FOR IN 2023

VIRTUAL REALITY IS REAL

Regular readers of this column will know that I try to keep my finger on the pulse of all things related to PropTech. Technology is revolutionizing every aspect of the residential, commercial and institutional real estate markets. Here are some of the latest developments all interested parties should be paying attention to.

RENT, NOT OWN

While realtors would almost always advise that it’s better to own than rent property, the same can’t necessarily be said about the digital tools used to operate in the market. Rather than paying for costly software and hardware systems that the user owns, the model is increasingly turning to Software-as-a-Service (SaaS) using subscription-based platforms. This reduces upfront capital costs, and improves flexibility and scalability if the user’s needs change over time.

THE INTERNET OF THINGS

It seems that almost every aspect of our lives is being touched by the Internet of Things (IoT), and this is definitely true in real estate. Already, Internet-connected devices in a building can track energy consumption, send real-time updates of system failures and maintenance updates, put out alerts for security issues, and more. As machine learning advances, the sky’s the limit on what new features and monitoring capabilities will be unveiled for everything from lighting and security to HVAC and automation.

While Meta’s augmented reality (AR) world has, so far, been a bit of a bust, real-world applications continue to flourish. This is definitely true in the commercial real estate world. For example, AR-enable 3D renderings make it possible for developers, contractors and clients to customize and fine-tune projects before the first shovel hits the ground.

Top building-related AR applications:

• Vera

• RealAR

• MagicPlan

ARTIFICIAL INTELLIGENCE IS GETTING SMART

Even the world’s smartest, most knowledgeable and efficient real estate professional can only do so much. Artificial intelligence (AI) is almost limitless in capabilities. AI analyzes millions of data points to do things such as maximize space utilization, streamline admin and accounting processes, improve energy efficiency and more.

Top AI-powered applications:

• TRIRIGA

• Hyro

• HouseCanary

BUILD A BLOCK WITH BLOCKCHAIN FINANCE

Blockchain technology is a distributed ledger of transactions that no centralized party controls. Bitcoin is probably the most familiar example. Blockchain’s secure, transparent and low-cost transactions mean it will be increasingly used in all manner of real estate transactions.

Top blockchain applications:

• ClosingLock and PayMints for secure payments and fraud prevention

• RealIT and RealBlocks for investing

• ManageGo and AppFolio for property management

• SMARTRealty and Propy for purchases and rental agreements

It may feel like technological innovations are happening at the speed of light and, the reality is, to a certain degree they are. But burying your head in the sand is not an option. If you don’t stay on top of the latest innovations, your competitors will and they will pass you by. I hope you’ll continue to join me on this journey of discovery of how PropTech will change the way we all do business.

Tim Ng is the Principal and Founder of ADHOC STUDIO and BLACKLINE, an industry-leading digital studio that combines real estate, art and technology. To learn more about ADHOC’s awardwinning renderings and industry leading sales platform, BLACKLINE, visit adhocstudio.ca and blacklineapp.com.

#InsideVan

by MICHELLE HOPKINS

Gryphon Development has once again partnered with the Vancouver Metropolitan Orchestra (VMO) to launch its Life in Balance concert series. During the free event, which happens May 3, 7:30-8:30 p.m. at the Vancouver Art Gallery, the VMO will perform a selection of classical pieces as well as new music, including ‘Life in Balance,’ a song composed by VMO Maestro Ken Hsieh for Gryphon’s latest development project. “At Gryphon, we believe that building better living experiences begins with artistic collaboration,” says Jason Hsu, chief executive officer of Gryphon Development. Guests will be invited to participate in a paint-by-numbers activity, will get a sneak peek at the project, Marco Polo, and have a chance to win tickets to the VMO’s 20th season finale concert at the UBC Chan Centre for Performing Arts. Reserve your free ticket at eventbrite.ca/e/gryphon-development-presents-life-in-balance-artmusic-experience-tickets-615155325137

BUILDING BETTER LIVING EXPERIENCES

Vancouver

DID YOU KNOW?

The city of Burnaby recently began demolishing the historic C.G. Brown Memorial Pool, paving the way for the new Burnaby Lake Aquatic and Arena Facility.

Now selling

Located in the heart of downtown Kelowna, Nolita is a six-storey building consisting of 60 residences comprised of 55 studio, one- and two-bedroom condos, and five garden-style townhomes. “Kelowna has beautiful buildings with great architecture, so it’s important for us to maintain the unique character of this downtown location with a building that will stand the test of time,” says Johannes van Leenen, president of Fifth Avenue Properties. Nolita is a short stroll from

Coming in May

the Cultural District and the waterfront boardwalk and beaches. Prices start in the mid-$300,000’s, with a 10 per cent deposit and a limited time zero-per cent assignment fee.

A greener lifestyle for owners

Ashton, the eighth project from Fairborne in North Vancouver, is the first release in the company’s newest master-planned community, Lynn Creek Village. Ashton will feature two, six-storey wood-frame buildings featuring 40, one-, two- and threebedroom homes. These energyefficient buildings will be fossil-fuel free, reducing the buildings’ carbon

footprint while offering a greener lifestyle for its owners. Ashton is close to nature as well as transit and services, including a grocery store. Building amenities include a social lounge, co-working room, dog wash/ grooming room, bike wash and maintenance room, and EV charger included with parking. Register at ashtonliving.ca.

Intracorp will introduce Gardena, a master-planned community featuring four buildings, including two concrete towers — 42-storey Lotus and 17-storey Magnolia — offering 536 condo residences. In addition, there will be two mid-rise buildings with 250 rental homes. Situated behind Como Lake Avenue in Burnaby’s emerging Burquitlam neighbourhood, amenities include an outdoor rooftop movie theatre, spa with fire pits, barrel sauna, and outdoor shower with cold plunge Nordic waterfall. There’s also a Secret Garden, which will have greenery climbing the walls and five-storey columns soaring above. Registration is open at intracorphomes.com/ communities/gardena/. Magnolia is set to complete in spring 2026 and Lotus in early 2027.

FIND YOUR NEXT HOME

This page features a few of the latest properties to keep your eye on in the Metro Vancouver area.

PREVIEWS & REGISTRATIONS

BAYCREST WEST

Home type: Townhomes

Developer: Woodbridge Development

On the map: Port Coquitlam

Web: liveatbaycrest.com

Info: Baycrest West is an urban community in a mountainside setting set at the base of Burke Mountain. A collection of 24, two- to four-bedroom townhomes designed with livability and balance in mind. Register today.

DUNBAR AT 39TH

Home type: Condominiums

Developer: Wesgroup

On the map: Vancouver

Web: wesgroup.ca/dunbar/homes

Info: Dunbar’s modern moment — 29 beautifully designed one-, two- and three-bedroom homes and city homes of up to 1,700 sq. ft. create a modern sense

of timelessness. A four-storey concrete structure of superior design by Taizo Yamamoto creates multi-family living to echo the refined single-family exclusivity that has defined this area for generations. Filled with light, each living space is carefully crafted for light, space and movement. Register today.

GARDENA

Home type: Condominiums

Developer: Intracorp

On the map: Burnaby Web: intracorphomes.com/communities/ gardena

Info: Gardena is a master-planned community featuring four buildings, including two concrete towers — 42-storey Lotus, that will house a mix of design-driven condo residences and rental homes, and

17-storey Magnolia — offering 536 condo residences. Situated behind Como Lake Avenue in Burnaby’s emerging Burquitlam neighbourhood, amenities include an outdoor rooftop movie theatre, spa with fire pits, barrel sauna, and outdoor shower with cold plunge Nordic waterfall. Register today.

NOLITA

Home type: Condominiums, townhomes

Developer: Fifth Avenue Properties

On the map: Kelowna Web: nolita.ca

Info: Located in the heart of downtown Kelowna just a short stroll from the Cultural District and the waterfront boardwalk and beaches, Nolita is a six-storey building consisting of 60 residences comprised of 55 studio, one- and two-bedroom condos, and five garden-style townhomes. Register today.

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

GARDENA

NORTH SHORE

NORTH

1. PARK WEST 1633 Capilano Road parkwestliving.ca

2. EXECUTIVE ON THE PARK 660 Clyde Avenue 604-926-2398 executiveonthepark.com

3. HAWKSLEY 3963 Uplands Way liveathawksley.com

4. BADEN PARK 904 Lytton Street badenparkbyanthem.com

5. 1331 AMBLESIDE RESIDENCE 1331 Marine Drive 1331Ambleside.com

SQUAMISH

6. BRITANNIA BEACH BC 99 & Copper Dr 604-980-0016 britanniabeachliving.com

7. SEA AND SKY 604-559-7918 hellosquamish.com

8. REDBRIDGE 1606 Scott Crescent redbridgesquamish.com

9. FINCH DRIVE 1050 Finch Drive 778-990-1129

BalleySt

FINCH DRIVE NATURALLY REMARKABLE

Nestled against a backdrop of pristine forest, an exciting, 20-acre masterplanned community is taking shape in Squamish. Introducing Finch Drive, a collection of more than 200 homes that are poised to change the way you think about the intersection of an active outdoor lifestyle, eyecatching modern architecture, and environmental stewardship.

BUILDING FOR THE FUTURE

Like all Diamond Head Development (DHD) communities, Finch Drive homes are designed to minimize their environmental footprint, something Jason Wood, president, says is hardwired into the company’s DNA. “Climate change has given us no choice but to become entirely conscious of our impact on the planet. We’re doing some things that nobody’s done before in the Sea-toSky Corridor. It’s challenging, yes; but it’s incredibly exciting, too.”

Finch Drive’s duplex and townhome residences will incorporate geothermal heating and cooling technology that harnesses the Earth’s natural heat. They’re also Net Zero and solar-panel ready—meaning you can install panels at a later date or do what many have already chosen to do and take advantage of Finch Drive’s Net Zero upgrade option.

“No other company has built Net Zero multi-family homes using both solar and geothermal, in Squamish,” Wood said. “This is the way of the future, our children’s future.”

THE LIFESTYLE YOU DESERVE

By design, life at Finch Drive is a celebration of modern sophistication and outdoor activity. Homes feature a stylish minimalism that creates a sense of sanctuary amid the rush of day-to-day living. Elegant, open floorplans are perfect for entertaining or simply kicking back with family.

Step outside, and you’re immersed in the natural beauty that defines this community. Ski slopes are a 45-minute drive away, trails for hiking or mountain biking are just outside your front door, and rock-climbing enthusiasts can accept the challenge of scaling The Chief, a rockface that draws people from around the world, whenever they feel inspired. All this, and you’re still within walking distance to the burgeoning amenities of downtown Squamish with its intriguing boutiques, galleries, and eateries. You could say, Finch Drive is like having the best of all worlds.

Finch Drive is located at 1050 Finch Drive in Squamish. The presentation centre is now open by appointment only at 38141 Second Avenue in downtown Squamish. For more information, visit finchdrive.com to register or call the sales team at 778.990.1129.

WHAT TO EXPECT AFTER THE

CONTRACT IS SIGNED DEPOSITS, DOWN PAYMENTS AND MOVE-IN

BRITTANY REIMER

You’ve bought a pre-sale home — congratulations! But the question “now what?” may naturally cross your mind. Closing the purchase of a presale home can feel intimidating to even the most seasoned homebuyer. There are a few areas everyone should be familiar with, so all the boxes are checked to reduce any homebuyer anxiety.

Below is a review of some simple steps you’ll need to take to ensure a smooth transition into your presale home, so you can focus on the excitement of new homeownership.

1. SUBMIT A DEPOSIT

Once your offer is accepted, you’ll be asked to submit a deposit that holds the home while you execute your final due diligence. Deposits are typically five to 10 per cent of your unit price, although deposit and payment structures vary based on the development. This deposit is safeguarded by what’s called a rescission period. For a period of

seven days, your pre-sale home is secured for you. During this time, you reserve the right to cancel the purchase before those seven days are up. This period is where you double-check all important details such as financing before officially sealing the deal.

Most deposits are designed in a graduated deposit structure, which is an installment payment schedule. However, not all deposit payments follow the same schedule and amount breakdown. Different developers may use individualized structures according to what is best for the seller and the purchaser.

2. SPEAK WITH A LAWYER OR NOTARY

A real estate lawyer or notary will help you with the finer and final details of your purchase. They arrange the transfer of funds between yourself and the development and ensure that all legal matters are handled correctly. They also ensure that you fully understand your contractual obligations and the obligations of the developer.

3.

SECURE YOUR FINANCES

It’s important to note that the pre-sale deposit does not

necessarily negate the need for a down payment. Paying a deposit to the developer and paying a down payment to qualify for a mortgage loan can be two unrelated pieces, as a mortgage lender may request additional funds outside of the presale deposit. Pre-sale purchasing can require different budgeting than resale homes. The good news is, when purchasing a pre-sale, mortgage payments do not begin until the building is complete and the new owner can take possession.

Because deposit payments vary in their structure and schedule, understanding the terms and timelines of your pre-sale purchase is critical. Ensure your realtor, agency or developer will notify you when key payments are due and that your calendar is set to remind you. For more in-depth information about deposit structures, look to your realtor to discuss your options and opportunities.

While you likely would have been pre-approved for financing ahead of time, now is the time to reconnect with your mortgage broker to ensure that this specific purchase is approved. Let them know if you’ve had any changes in income or purchasing power. Once your mortgage is approved, make note of the deposit and payment schedules and be prepared to fulfill your financial obligations.

4. EXECUTE THE WALKTHROUGH

A deficiency walkthrough is the crucial last step in your homebuying process before you obtain ownership of your pre-sale home. This is usually your first opportunity to see your nearly ready new home. Prior to completion, you should receive a “Notice of Completion Date” from the developer’s agent. This typically

occurs 10 days prior to completion, but timing can vary.

After the walkthrough, you will be presented with a list of any noted deficiencies for you to acknowledge. Usually, the developer will then fix these issues before your move-in date. It is always recommended that you bring your realtor along to review the list with you prior to signing.

5. TAKE POSSESSION AND MOVE INTO YOUR NEW HOME

After the deficiencies are addressed, your new home will be ready for you. A few days prior to the established possession date, reconnect with your lawyer or notary to finalize the transaction. They will register the property to your name and your mortgage will begin. With these final details, you can accept the keys to your new home. Enjoy seeing your pre-sale vision come to life and get ready to move in!

PROFESSIONAL ADVICE

If you have any questions about the process from purchase to possession of your pre-sale home, speak with your real estate agent or a sales centre representative associated with the development in which you are looking to buy. Both of these professionals can provide tailored information for your specific purchase.

Brittany Reimer is managing director of MLA Canada’s Fraser Valley branch. Brittany uses her experience, relationships and passion for the real estate marketing industry to help push MLA into a new frontier.

COQUITLAM – PORT COQUITLAM – PITT MEADOWS – MAPLE RIDGE

1. WEST 505 Nelson Street westbybeedie.com

2. SYDNEY 545 Sydney Ave. 778-948-0333 sydneybyledmac.com

3. VUE Foster Ave & Whiting Way vueliving.ca

4. SOPHORA AT THE PARK #101 - 1135 Pipeline Road 604-942-8416 polyhomes.com

5. PRECIDIA 520 Cottonwood Ave 604-422-0080 precidiabyledmac.com

6. ALINA 604-259-8626 ownalina.com

7. SOL Como Lake Ave & Robinson 604-937-9688 solexperience.ca

8. DWELL Smith Ave & Clark Rd dwellbyanthem.com

9. QUEENSTON 3431 Queenston Avenue 604-259-7178 queenstonliving.ca

10. GARDENA 635 Gardena Drive gardenaliving.com

MAPLE RIDGE

11. PROVENANCE 11295 Pazarena Place 604-467-2285 polyhomes.com

12. CREST KANAKA SPRINGS 25024 112 Ave 604-405-1903 kanakasprings.com

MAPLE RIDGE SILVER VALLEY

A YOUNG FAMILY DYNAMIC

by MICHELLE HOPKINS

Mother Nature certainly blessed Silver Valley. This Maple Ridge neighbourhood is tucked into the Golden Ears Park and located on the north side of the Alouette River. It is at the gateway to some of Greater Vancouver’s hottest recreation areas for residents and visitors alike.

LIFESTYLE

Boasting stunning views, fantastic trail networks, creeks and rivers, and its jewel, Golden Ears Park, this is a haven for equestrians and outdoor enthusiasts. It is safe to say

it’s a healthy, outdoorsy lifestyle that attracts people to this enclave.

VIBE

With lots of young families living here, the vibe possesses an alluring fusion of city/country.

MEET THE NEIGHBOURS

Originally, this was a rural residential and large-lot suburban hamlet of about 600 residents. These days, it’s home to 90,990 residents (as of the 2021 census), up from 82,256 in 2016, an increase of 10.6 per cent.

Approximately 75 per cent of Silver Valley residents are professionals earning $80,000-plus (2011 census).

This area is also very popular with equestrians, so it is very common to see people riding horses along the trails. This is mostly a young professional family demographic, with children under the age of 12, and the bulk of the population in the 35 to 54-year range.

IN THE AREA

Silver Valley is all about nature; there is no retail to be found here.

However, the neighbourhood is a mere nine minutes by car to the Haney Place Mall, where the trendiest retailers for clothing and apparel, home decor and appliances, health and beauty items and more can be found. In addition, it isn’t far to the city centre, where you can find everything you need.

PLANES, TRAINS & AUTOMOBILES

Neighbourhood residents are mainly car dependent, however, in 2017, TransLink launched two new bus lines to the northern suburb of Silver Valley.

REAL ESTATE

There are 34,254 private dwellings in Silver Valley, comprised of townhomes, singlefamily homes and recently built strata lowrise and midrise condo residences. Prices for condos are affordable compared to other areas, with one, two- and three-bedroom homes selling in the $450,000 to $950,000 range, depending on the size. Larger single-family homes can get expensive, starting anywhere from $1.5 million and up.

HOT SPOTS

UBC MALCOLM KNAPP RESEARCH FOREST

The UBC Malcolm Knapp Research Forest is home to black bear, cougar and black-tailed deer populations. As many as 26 species of birds have also been identified and the marshland to the west is an important wintering and breeding habitat for waterfowl.

GOLDEN EARS PARK

As one of the largest parks in the province, Golden Ears Park is prized for its plethora of recreational activities! Designed with both day-trippers and campers in mind, it offers swimming, windsurfing, water-skiing, canoeing, boating, fishing and features three large campgrounds.

LOON LAKE

Loon Lake stretches more than 1.6 kilometres long. This picturesque and pristine lake is perfect for canoeing, kayaking, swimming or lounging about.

BEWARE

OF MORTGAGE AND TITLE FRAUD

Nowadays, with the amount of information shared on the internet and social media, identity theft and Ponzi schemes are happening regularly. An increasing number of homeowners are taking the necessary steps to protect one of their largest investments — their home. The last thing you want is to worry about is losing your hard-earned money.

So, as a homeowner, you need to be aware of two crimes on the rise known as mortgage fraud and real estate title fraud.

MORTGAGE FRAUD

Some borrowers may think that providing false documents and making false statements is not a big deal. However, the Criminal Code of Canada clearly states that obtaining funds, including mortgages by providing false information, is a crime.

The most common type of mortgage fraud involves a criminal

purchasing a property, then increasing its value through a series of sales and resales involving the fraudster and someone working in cooperation with them. A mortgage is then secured for the property based on the inflated price.

These are some mortgage fraud red flags to watch out for:

• Someone offers you money to use your name and credit information to obtain a mortgage.

• You are encouraged to include false information on a mortgage application.

ALISA ARAGON-LLOYD

• You are asked to leave signature lines or other important areas of your mortgage application blank.

• The seller or investment advisor discourages you from seeing or inspecting the property you will be purchasing.

• The seller or developer rebates money to you on closing, and you don’t disclose this to your lending institution.

TITLE FRAUD

When you purchase a home, you purchase the title to the property. Your solicitor registers you as the owner of the property in the provincial land title office. Title fraud normally starts with identity theft. This occurs when your personal information is collected and used by someone identifying themselves as you.

There are several ways criminals can steal your identity without your knowledge which include:

• Dumpster diving

• Mailbox theft

• Phishing

• Computer hacking

Sadly, the only red flag for title fraud occurs when your mortgage mysteriously goes into default and the lender begins foreclosure proceedings. Even worse, as the homeowner, you are the one hurt by title fraud, rather than the lender, as is often the case with mortgage fraud. Unlike with mortgage fraud, during title fraud, you haven’t been

approached or offered anything – this is a form of identity theft. Here’s what happens with title fraud: A criminal – using false identification to pose as you – registers forged documents transferring your property to his/ her name, then registers a forced discharge of your existing mortgage and gets a new mortgage against your property. Then the fraudster makes off with the new home loan money without making mortgage payments. The bank thinks you are the one defaulting – and your economic downfall begins.

The following are ways you can protect yourself against title fraud:

• Ensure you keep personal information confidential when using the internet or your cell phone until you know who are dealing with, how it will be used and if it will be shared with anyone.

• Only carry minimal information and identification in your wallet and don’t have your social insurance card with you.

• Check your credit report regularly. You can get it free when you request it from Equifax and Transunion if they mail it to your home. If you notice anything suspicious, contact the credit bureau right away.

• Check your financial, bank and credit card statements regularly for any inconsistencies and unknown charges.

• Consider obtaining a title insurance policy, as title insurance protects

against many title risks associated with real estate transactions.

• Regularly check your mailbox for mail, even every day.

• Shred and destroy any financial and personal identification documents, as well as any unsolicited credit card applications rather than just simply throwing them away.

• If you don’t receive your bills or other mail, follow up with your creditors.

• If you receive credit cards that you didn’t apply for or if you did apply for them and didn’t receive them.

• Contact your mortgage lender first if you are having difficulty making your mortgage payments.

The following are ways to protect yourself from title fraud when purchasing or refinancing a home:

• Make sure you work with a licensed real estate agent who is familiar with the area in which you are interested in buying. Select to work with someone who can provide trusted referrals and check on them.

• Check listings in the community where the property is located – compare features, size and location to establish if the asking price seems reasonable.

• Always view the property you are purchasing in person; don’t buy without seeing it first.

• Beware of a real estate agent or mortgage broker who has a financial interest in the transaction.

• Ask for a copy of the land title or go to a registry office and request a historical title search.

• In the offer to purchase, include the option to have the property inspected and appraised.

• When giving a deposit when purchasing a property, ensure the funds will be held “in trust” with a solicitor or a real estate agency and not directly with the seller.

• Insist on a home inspection to guard against buying a home that has been cosmetically renovated or formerly used as a grow op or meth lab.

• Ask to see receipts and permits for recent renovations.

• Consider the purchase of title insurance.

• Review and make sure you are comfortable with the terms and conditions with the mortgage commitment letter or approval.

• Review the “cost of borrowing disclosure statement” and be aware of any additional fees or charges. Ask questions if you are not sure.

• Know and understand what you are signing. If you have questions, ask. If you are not comfortable or something is not right, do not sign the documents.

• You might want to consider using your own solicitor for legal advice if you are asked to use the same lawyer as the seller.

“STRAW BUYER” SCHEME

Another term for mortgage fraud is the “straw” or “dummy” homebuyer scheme. For instance, a renter does not have a good credit rating or is selfemployed and cannot get a mortgage, or doesn’t have a sufficient down payment, so he or she cannot purchase a home. He/she or an associate approach someone else with solid credit. This person is offered a sum of money (can be as much as $10,000) to go through the motions of buying a property on the other person’s behalf – acting as a straw buyer. The person with good credit lends their name and credit rating to the person who cannot

be approved for a mortgage for his or her purchase of a home. Other types of criminal activity often dovetail with mortgage fraud or title fraud. For example, people who run “grow ops” or meth labs may use these forms of fraud to “purchase” their properties.

FOLLOW YOUR INSTINCTS

It’s important to remember that if something doesn’t seem right, it usually isn’t. Always follow your instincts when it comes to red flags during the homebuying and mortgage processes.

Alisa Aragon-Lloyd has been a mortgage expert for more than 11 years. She has her own company, Bridgestone Financing Pros, powered by DLC Origin Mortgages and is on the board of directors for the Homebuilder Association of Vancouver (HAVAN) and an award-winning member.

VANCOUVER – DOWNTOWN VANCOUVER

1. CLARIDGE HOUSE 498 West 41st Avenue 604-941-8305 polyhomes.com

2. GRYPHON HOUSE 6191 West Boulevard 604.620.8295 gryphonhousevancouver.com

3. WEST WIND 2620 Acadia Road 604-260-8446

5. AMBER 604-871-8600 aragon.ca/amber

6. THESIS W 49 Ave & Cambie St liveatthesis.com

7. SHIFT 35th Ave & Quebec St. aragon.ca/shift

8. THE CONSERVATORY

10. GRACE Ash & W30th gracewestside.com

11. FORM 1558 West 6th Ave formbyanthem.com

12 PARK 1698 West Georgia Street anthemproperties.com

13. GRYPHON NOVA Oak & 67th

dreams SUITE

by TRISHA ISABEY photos TREVOR COOPER

Top tips to create a restful bedroom to promote a good night’s sleep

It’s estimated that one in two Canadian adults have trouble going to sleep or staying asleep. A staggering statistic, right? We all know that sleep plays a crucial role to support brain function and physical health. To encourage a good night’s sleep, it makes sense to create an environment that promotes a restful atmosphere.

Here are five simple and impactful ideas for creating a “dreamy” bedroom.

Lighting

Approach your bedroom brightness solutions in layers. First, start with blackout blinds or curtains. They come in a wide range of styles and budgets and will reduce light exposure, tricking your circadian rhythm into producing melatonin, which sends you to sleep.

Next, ensure your ambient light is suitable for the space. This refers to general lighting and includes natural sunlight and overhead fixtures.

Now, layer in your task lighting, focusing on specific “zones” in the room, such as your bedside table. LED lighting may be something to consider in your bedroom, as it can cast different shades in a space. Blue tones have been proven to be calming, setting the scene for a tranquil nighttime routine.

Bedding

When choosing your bedding material, natural fibres are the best. Consider linen, cotton, and silk, which are superior in look and feel. For instance, linen naturally regulates your body temperature, which is ideal for both summer and winter. And single-ply cotton sheets with a thread count of 300 to 400 are simply divine. Of course, these types of sheets will cost more, but trust me, they will be worth it.

Furniture

When decorating a bedroom, I like to include a few pieces that satisfy the esthetics and the function of the space. The first is an upholstered headboard. For those who want to sit in bed to read, watch television or plug away on their laptop, an upholstered headboard offers comfort, while lending a touch of luxury to the room.

Second, furniture with storage is essential. It’s hard to fall asleep when

your room is messy or cluttered, with no space to tuck things out of sight. Choose side tables with drawers, a dresser with ample storage space, and even a bed with built-in drawers on the bottom – all these items can contribute to a neat, tidy, and restful atmosphere.

Finally, we spend one-third of our lives in our bedroom, so having a mattress specific to our sleeping and physical needs is so important. When choosing a mattress, consider what position you sleep in and the firmness you need.

Area rugs

Area rugs not only add visual interest to a space but can also help absorb sound and add much warmth underfoot. Size matters when choosing the right rug for a bedroom. A rug that measures nine by 12 ft. is ideal, leaving an eight-inch gap between the nightstand and the rug. In a smaller bedroom, an eight-by-

10-ft. rug will work, with nightstands positioned directly on the rug. Leave at least 18-in. of rug peeking out at the foot of the bed. And, as a final rug reminder, select one that you can clean easily – natural fibres work well.

Room temperature

What does design have to do with bedroom temperatures? Remember, a room that is too hot or cold is not conducive to restful sleep. The ideal temperature for sleep is about 18.3C. A cool environment can help promote zzz’s. Look around the room. That heat-throwing fireplace looks lovely but may not be the most practical.

New fireplaces on the market can vent the heat outside or, better yet, into a different room. It’s also a good idea to invest in a smart thermostat, which lets you monitor the temperature via your smart phone or computer, ensuring your bedroom stays at the perfect temperature for sleeping.

Trisha Isabey is the creative director and principal designer for award-winning Isabey Interiors. The Kelowna-based design firm has excelled for over a decade creating thoughtfully curated designs. The design team offers a diverse range of design services throughout Western Canada and nationally. Isabeyinteriors.com @isabeyinteriors @furnishbyisabey

HOT PROPERTIES

SURREY – LANGLEY – ABBOTSFORD – MISSION

SURREY

1. PIANO 105A & City Parkway concordpiano.ca

2. PARK GEORGE 9908 King George Blvd 604-583-9866 parkgeorge.com

3. DISTRICT NW University Drive & 105 Avenue thind.ca

4. CENTURY CITY HOLLAND PARK 13583 98 Avenue centurycitysurrey.com

5. PURA 105 Ave & 132 St mypuracondo.com

6. AMAYA LIVING 106 Ave & 140 St amayaliving.ca

7. SEQUOIA 133 Street & 104 Avenue Sequoiawestvillage.ca

LANGLEY

8. ALDERGROVE TOWN CENTRE 3100 272 Street atcliving.com

9. HAYER TOWN CENTRE 76 Avenue & 200 Street 604-800-9662 hayerbuildersgroup.com

10. THE HIVE AT WILLOUGHBY 206222 80 Avenue 778-686-8572 thehivewtc.com

11. WESTBROOKE AT WILLOUGHBY 604-385-3540 foxridgehomesbc.com

12. HEATH 80 Ave & 206 St heathliving.com

ABBOTSFORD

13. THE RAIL DISTRICT 2774 Montrose Avenue 604-850-0040 raildistrict.ca

SOUTH SURREY – WHITE ROCK

1. ALTUS WHITE ROCK 1526 Finlay Street 778-294-7794 altuswhiterock.com

2. THE BOROUGHS 2070 Oak Meadows Drive 604-531-6767 theboroughs.ca

3. DOUGLAS GREEN 358 - 175A Street 778-862-8002

4. SOUTHAVEN 3300 King George Blvd. 778-551-1856 southvaven.ca

5. FOSTER MARTIN 1475 Foster St 604-531-7111 fostermartin.ca

AWARD-WINNING FIRMS DESIGN STUNNING CONDO BUILDINGS nexthome.ca/stunning-buildings

DOWNSIZERS MAKE THE MOST OF SMALLER SPACES nexthome.ca/smaller-spaces

s

8. O2 METROTOWN 5137 Kingsway 778-886-8280 o2metrotown.com

9. AZURE AT SOUTHGATE CITY 7662 18th Street 604-544-8800 azureatsouthgate.com

10. THE STANDARD Metrotown thestandardbyanthem.com

11. SLATE 5180 Lougheed Hwy slatebybeedie.com

12. CONCORD SKY-HOUSE 4750 Kingsway concordmetrotown.com

13. POLARIS METROTOWN 6699 Dunblane Ave 604-565-7733 polarismetrotown.com

14. NUVO 6075 Wilson Avenue nuvobyanthem.com

15. THE AMAZING BRENTWOOD 4567 Lougheed Hwy 604-298-7314 theamazingbrentwood.com

16. SOLO 4 2131 Willingdon Avenue 604-298-8800 soldistrict.com

BURNABY

1. OASIS AT CONCORD BRENTWOOD 4863 Dawson Street concordoasis.com

2. JUNEAU 604-299-9191 juneaubyamacon.com

3. CEDAR CREEK 7166 14th Street 604-529-8868 liveatcedarcreek.com

4. ALASKA 4455 Alaska St 604-299-9191 alaskabyamacon.com

5. BORDEAUX 4247 Lougheed Hwy bordeauxliving.ca

6. ECLIPSE BRENTWOOD 2463 Beta Avenue thind.ca/eclipse

7. MOONLIGHT SONATA 3550 Wayburne Drive 604-716-0005 moonlightsonata.ca

17. CONCORD METROTOWN Nelson Ave & Kingsway concordmetrotown.com

18. HIGHLINE METROTOWN 6511 Sussex Avenue highlinemerotown.com

NEW WESTMINSTER

19. MOODY ON THE HILL 228 6th Street moodyonthehill.com 778-895-5533

ABBOTSFORD Court MR 604-621-5888 Now Selling Downtown Gate TH 604-357-1943 Coming Soon Falcon Ridge SF 604-309-0540 From $789,000

High Street Village LR/TH highstreetvillage.ca Coming Soon

JEM LR jemliving.ca Coming Soon

McKenzie Mews TH mckenzie-mews.com Coming Soon

Montvue LR montvueliving.ca Coming Soon

Onyx at Mahogany LR 778-255-7099 Now Selling

The Peak at Mountainview TH mymountainview.ca Call

The Rail District TH raildistrict.ca Register Now

BURNABY

O2 Metrotown HR o2metrotown.com Now Selling

Azure at Southgate HR azureatsouthgate.com Now Selling

Bordeaux HR bordeauxliving.ca Call Byrnepark LR/TH 604-228-8530 Now Selling Cedar Creek MR 604-529-8868 Call Concord Brentwood HR 604-435-1383 Call Concord Metrotown HR concordmetrotown.com Coming Soon

The City of Lougheed 2 HR 604-328-7128 Call

Contour Metrotwon HR contourmetrotown.com Coming Soon

Eclipse Brentwood HR thind.ca/eclipse Coming Soon

Lumina HR/TH luminabrentwood.com Coming Soon

Highline Metrotown HR highlinemetrotown.com Call

Kings Crossing by Cressey PH 604-720-5357 Now Selling

Maywood on Park HR 604-435-8866 Now Selling

Moonlight Sonata TH moonlightsonata.ca Register Now

Nuvo HR nuvobyanthem Coming Soon

Oasis at Concord Brentwood HR 604-435-1383 Call Oslo HR osloliving.ca Call

Perla HR 604-434-2205 Register Now

Polaris at Metrotown HR polarismetrotown.com Selling Now

Tailor HR 604-299-1001 Call

Terraces at The Peak HR 604-559-5795 Call

The Amazing Brentwood HR 604-298-7314 Call

The Standard HR thestandardbyanthem.com Coming Soon

Riviera HR rivierabyledmac.com Coming Soon

Slate HR/TH slatebybeedie.com Now Selling SOLO 4 HR 604-298-8800 Coming Soon

Sun Towers 2 HR suntowersmetrotown.com Call

CHILLIWACK

Acadia at Garrison TH 604-991-5151 Call

Base 10 TH 604-991-9951 Call

778-871-9532 Coming Soon

Band HR band.townline.com Coming Soon

Bastille LR bastille.porte.ca Coming Soon

Baycrest West TH liveatbaycrest.com Call

Burke Village SF/TH/LR burkevillage.ca Coming Soon

Dwell TH dwellbyanthem.com Register Now

Elmwood HR elmwood.marcon.ca Now Selling

Florin LR liveatflorin.com Coming Soon

Forester Two TH forester.townline.ca Coming Soon

Gardena HR 604-801-7000 Register Now

The Heights on Austin HR theheightsonaustin.com

These listings are meant to offer a comprehensive overview of new home and condo developments currently being marketed throughout Metro Vancouver and the Fraser Valley.

The Hive LR 778-686-8572

Latimer Heights SF/DU/RH/TH 604-371-0698

Madewell TH madebygatehouse.com Call

Mayfair TH 604-560-0272 Now Selling

The Towers at Latimer Heights TH 604-371-1669 Call

TH 604-593-5251 Coming Soon

Unison LR unisonlangley.ca Coming Soon Westbrooke RH 604-385-3540 Call

MAPLE RIDGE

Bridle Ridge SF mstarhomes.com Call Crest Kanaka Springs SF kanakasprings.com

Inspire LR 604-576-7722

Kennedy TH kennedytownhomes.ca Register Now La Riviere LR 604-359-0135 Coming Soon

The North at Port Haney LR thenorthliving.com Coming Soon Podium LR 604-657-7653 Coming Soon Provenance TH 604-467-2285 Call Sequoia Living TH 604-723-5386 Call Sierra Ridge LR sierraridge.ca Call Windfall TH windfallbygatehouse.com Coming Soon

MISSION/HARRISON

Cedar Valley Rowhomes RH cedarvalleyrowhomes.ca Coming Soon Harrison Highlands SF 1-888-758-0850 Call Harrison Ridge TH 1-844-432-7444 From $690K Horizons TH 1-888-826-1177 From $319,800 Nelson & Grove SF mstarhomes.com Coming Soon

Westminster Plateau LR/TH westminsterplateau.ca Coming Soon

NEW WESTMINSTER

Lighthouse LR 604-364-7424 Call

Moody on the Hill LR moodyonthehill.com Selling Now

Pier West HR 604-553-4211 Call

River Queensborough TH 604-438-5050 Call

NORTH VANCOUVER

1313 Ambleside Residence TH 1331ambleside.com Now Selling

1515 Rupert LR 236-869-2515 Call

Aire at North Harbour MR northharbourbyconcert.com Now Selling

Apex at Seylynn Village HR/TH/PH apexatseylynn.ca Now Selling

AVA LR 604-736-0050 Call Baden Park LR/TH badenparkbyanthem.com Register Now

Ebb & Flow GH/CH/TH 604.818.1177 Now Selling

Evolv35 TH 604.785.7653 Call

Executive on the Park LR/TH executiveonthepark.com Coming Soon Forest Ridge LR 778-298-2280 Coming Soon

Founder’s Block South TH 604-689-3040 Coming Soon Green on Queensbury LR/TH qualex.ca/green Register Now Innova LR liveinnova.ca Selling Now

Lennox LR 604-988-3617 Coming Soon

Lupine Walk Seymour Village LR seymourvillage.com Call Millennium Central Lonsdale LR millenniumlonsdale.com Coming Soon

Neu on 3rd TH neuon3rd.ca Coming Soon Park West HR 604-770-1336 Now Selling

The Trails TH liveat.thetrailslowerlonsdale.com Coming Soon

The Windsor HR 604-256-9178 Call West Oak TH westoakliving.com

VANCOUVER & AREA

DOWNTOWN

1335 Howe HR 604-689-8535 Call

Bailey LR liveatbailey.ca Register Now

Burrard Place two HR burrardplace.ca Call

Curv HR thecurv.ca Coming Soon

Eventide LR eventidethree.com Coming Soon

Landmark on Robson HR 604-566-2288 Call

Mirabel HR 604-681-8110 Call

The Pacific HR grosvenorpacific.com Call

The Thurlow HR downtownabovebeach.com Coming Soon

Thesis LR liveatthesis.com Register Now

Vancouver House HR 604-893-8958 Call

EAST SIDE

2250 Garden Drive LR 2250gardendrive.com. Coming Soon

Ace one the Drive LR togetheronthedrive.ca. Coming Soon Assembly LR assemblystrathcona.com Coming Soon

Brock House TH/SF 778-388-8682 Call

Clive at Collingwood LR cliveliving.com Coming Soon

Focal LR 604-563-6777 Coming Soon

Frame HR liveatframe.com Coming Soon

Francis TH 604-330-8848 Call

Graphia LR grafia.porte.ca Coming Soon

Linx LR 604-394-2602 Coming Soon

Paragon LR 604-688-5566 Coming Soon

River District Ardea HR wesgroup.ca/ardea Coming Soon

The Saint George TH the saintgeorge.ca Now Selling Shift LR aragon.ca/shift By Appointment

Templeton TH templetonliving.ca Now Selling Triumph TH 604-563-6200 Call

The Windsor HR thewindsorliving.com Now Selling V on E49 LR 778-751-8930. Coming Soon

WEST SIDE

2030 Barclay HR 604-534-2020 Coming Soon 5656 Balaclava LR 5656balaclava.ca Now Selling 99 West MR 604-620-8600 From $528,800 Amber LR/TH 604-871-8600 By Appointment Arbutus LR 604-307-0607 Call Autograph LR autographliving.ca Coming

GardenaLiving.com

@IntracorpHomesBC

@IntracorpHomesBC

This depiction/description of the development is for illustrative purposes only, and should not be relied upon by purchasers or prospective purchasers as accurately depicting or describing the development or the strata lots, and purchasers and prospective purchasers should rely solely on the information contained in the disclosure statement (when filed) and in the contract of purchase and sale with the developer for a strata lot in the development (once entered into). The developer reserves the right, in its sole discretion, to make modifications and changes to aspects of the development depicted or described herein without notice or compensation to purchasers. Building design and strata lots’ room sizes, room layout, square footage, dimensions, finishes, specifications, features, views and outdoor space may vary from what is depicted or described herein. Any prices referred to herein are subject to change without notice. This is not an offering for sale. An offering for sale can only be made a er filing a disclosure statement.

E.&O.E. Sales & Marketing by Intracorp Realty Ltd. Intracorp Gardena Limited Partnership and rennie.

A BURQUITLAM FIRST FROM AN EXTRAORDINARY DEVELOPER.

Studio to Three-bedroom Residences Available to Own This Spring.

SHAPING BURQUITLAM’S NEWEST COMMUNITY.

Something extraordinary is forming in Metro Vancouver – a new masterplan community by Intracorp, defined not just by its scale, or energy but by its feature-rich organic design. Steps to the SkyTrain station and a collage of everyday conveniences, Gardena is rising within the urban centre of Burquitlam in the emerging neighbourhood of Oakdale.

Discover Layers of Culture

Bordering the forests of Burnaby Mountain, the Oakdale neighbourhood is both intimate and wide open – where you can get downtown, or get away and feel like you’re in the centre of something special. It is here that Gardena will provide access to a lifestyle immersed in nature, iconic to the Pacific Northwest.

Design-driven Amenities & Residences

Attuned to this human desire for renewal in the great outdoors, Intracorp and their team have mirrored that experience inside the design of the community itself. An impressive collection of over 25,000 SF of amenities at Gardena will push the boundaries of their design, setting new standards for high-rise living.

Lush flowers and foliage grow five-storeys high in a secret garden; views of Mount Baker frame a rooftop movie theatre under the stars; a roaring fire shines upon the hot & cold therapy options of an outdoor spa. Residents are encouraged to explore new potential rituals at Gardena, available for their own personal wellness.

“People go for hikes, they want to go to the beach, they want to get outside–and as we move

into the urban environment people still desire those spaces.”

– Peter Kreuk, Owner of Durante Kreuk Landscape Architecture Firm

Building the Extraordinary Intracorp’s reputation for delivering on their promise of quality, time and again, has earned the trust of thousands of homeowners–a trust that begins the moment a home is found, and continues beyond the day keys are handed over.

Abiding by a Philosophy of Design, Intracorp focuses on delivering timeless communities; this is apparent in the functional floorplans, design-driven interiors, and thoughtful amenity programming. But the heart of each community is really an intentional alignment with homeowner needs and the local context. “It’s our single, cohesive vision that makes it possible to build something this special,” says Evan Allegretto, President of Intracorp, “The result is a living breathing community all its own.”

The first collection of homes at Gardena will include 377 studio to three-bedrooms, available to own this spring.

“We’re obsessed with delivering the best buildings, best designs, and best features to our homeowners; it’s become a part of our legacy,”

– Evan Allegretto, President of Intracorp

Live Beautifully.

Choose a more intentional pace in this historic artisan village surrounded by the wilderness playground of the Sea-to-Sky. Where dramatic, chiseled mountains kiss the sparkling Howe Sound coastline — yet where you’re still about a half hour from the city.

PHASE

TWO NOW SELLI NG

14 HOMES REMAINING

Register today at britanniabeachliving.com New

351 Copper Drive, Britannia Beach