NextHome + Condo Guide - GTA - Feb. 16, 2019 by NextHome

2909 29

Greater Toronto Area Feb. 16 – Mar. 2, 2019

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

INSIDE:

BUY WITH CONFIDENCE

WHICH MUNICIPALITIES SAID ‘YES’ TO POT SHOPS?

Here’s to Toronto, to craftsmanship, to quality and pride of ownership. Here’s Here’s Here’s toto toToronto, Toronto, Toronto, Toronto, toto tocraftsmanship, craftsmanship, craftsmanship, craftsmanship, toto toquality quality quality quality and and and pride pride pride ofof ofownership. ownership. ownership. ownership. Here’s to Toronto, to craftsmanship, to quality and pride of ownership. Here’s to to to and pride of Here’s to Toronto, to craftsmanship, to quality and pride of ownership. Here’s to Toronto, to craftsmanship, to quality and pride of ownership. To new places and new faces. Here’s to the waterfront, to the market To To Toplaces new new newplaces places places places and and and new new newfaces. faces. faces. faces. Here’s Here’s Here’s toto to the the thewaterfront, waterfront, waterfront, waterfront, toto to the the themarket market market market Here’s to Toronto, to craftsmanship, to quality and pride of ownership. To new and new faces. Here’s to theto waterfront, to the market To new and new Here’s the to the Tothat new places and new faces. Here’s to theplaces. waterfront, to the market To new places and new faces. Here’s tous the waterfront, to the market districts distill and paths that take us to other districts districts districts that that that distill distill distill and and and paths paths paths that that that take take take us us to to to other other other places. places. places. To new places and new faces. Here’s to the waterfront, to the market districts that distill and paths that take us to other places. districts that distill and paths that take us to other places. districts thatpaths distill that and take pathsusthat take us to other places. districts that distillthat and totake other districts distill and paths that usplaces. to other places. Here’s to Canada’s most exciting mixed-use community. Here’s Here’s Here’s toto toCanada’s Canada’s Canada’s Canada’s most most most exciting exciting exciting mixed-use mixed-use mixed-use community. community. community. Here’s to Canada’s mostmost exciting mixed-use community. Here’s to exciting mixed-use community. Here’s tomost Canada’s most exciting mixed-use community. Here’s to Canada’s exciting mixed-use community. To sugary beaches and wharfs that never end. To To Tosugary sugary sugary sugary beaches beaches beaches and and andwharfs wharfs wharfs wharfs that that that never never nevermixed-use end. end. end. Here’s to Canada’s most exciting community. To sugary beaches and wharfs that never end. To beaches and that never end. To sugary beaches and wharfs that never end. To sugaryTo beaches wharfs that neverthat end. sugary and beaches and wharfs never end.

Register menkes.com/sugarwharf Register Register Register at at atat menkes.com/sugarwharf menkes.com/sugarwharf menkes.com/sugarwharf Register atRegister menkes.com/sugarwharf Register at menkes.com/sugarwharf at menkes.com/sugarwharf Register at menkes.com/sugarwharf Register at menkes.com/sugarwharf

Photograph by Nicola Betts Photograph Photograph Photograph byby by Nicola Nicola Nicola Betts Betts Betts Photograph by Nicola Photograph byBetts Nicola Betts Photograph by Nicola Bet Photograph by Nicola Betts Photograph by Nicola Betts

SEMIS & SINGLES from the mid $

400’s

SINGLES on deep woodlots

600’s

from the mid

Small town living is Simply Grand Is Paris the most charming small town in Ontario? Ask some of the locals and they’ll tell you how the cobblestone character of local historic homes gives Paris a flavor distinctly its own. The broad and steady Grand River brings a calm and measured pulse to everyday life that’s impossible to get anywhere else. It’s time to raise your expectations with more home and space for your money. Isn’t that Simply Grand?

LosaniHomes.com

W O N R TE IS G RE

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

Nestled amid acres ofof greenspace isis you’ll discover Auberge, aaarare ofof natural Nestled amid acres of greenspace is where you’ll discover Auberge, a oasis rare oasis of natural Nestled amid acres of greenspace iswhere where you’ll discover Auberge, rare oasis of natural Nestled amid acres greenspace you’ll discover Auberge, oasis natural Nestled amid acres of greenspace iswhere where you’ll discover Auberge, arare rare oasis of natural splendour within the bustling city. Where modern and elegantly chic open-plan signature splendour within the bustling city. Where modern and elegantly chic open-plan signature splendour within the bustling city. Where modern and elegantly chic open-plan signature splendour within the bustling city. Where modern and elegantly chic open-plan signature splendour within the bustling city. Where modern and elegantly chic open-plan signature suites are designed with opulent finishes and premium appliances. Where vast views ofof the suites are designed with opulent finishes and premium appliances. Where vast views of suites are designed with opulent finishes and premium appliances. Where vast views of the suites are designed opulent finishes and premium appliances. views the suites are designed with opulent finishes and premium appliances. Where vast views of thethe Nestled amid acres with of greenspace is where you’ll discover Auberge,Where a rarevast oasis of natural city and intertwined greenspaces will awaken your sense ofof adventure. Where aaatwo-storey city and intertwined greenspaces will awaken your sense of adventure. Where a two-storey city and intertwined greenspaces will awaken your sense of adventure. Where two-storey city and intertwined awaken your sense adventure. Where city and intertwined greenspaces will awaken your sense of adventure. Where atwo-storey two-storey splendour within thegreenspaces bustling city.will Where modern and elegantly chic open-plan signature French-infused grand lobby will greet your every entrance and welcome you home. French-infused grand lobby will greet your every entrance and welcome you home. French-infused grand lobby will greet your every entrance and welcome you home. French-infused grand lobby will greet your every entrance and welcome you home. French-infused grand lobby will greet your every entrance and welcome you home. suites are designed with opulent finishes and premium appliances. Where vast views of the Luxury byby nature lives atat Leslie and Eglinton. Luxury by nature lives at Leslie and Eglinton. Luxury nature lives at Leslie and Eglinton. Luxury nature lives Leslie and Eglinton. Luxury by nature lives at Leslie and Eglinton. city andby intertwined greenspaces will awaken your sense of adventure. Where a two-storey Signature Suites starting $1.2 million Signature Suites starting from $1.2 million Signature Suites starting from $1.2 million French-infused grand lobby willfrom greet your every entrance and welcome you home. Signature Suites starting from $1.2 million Signature Suites starting from $1.2 million Luxury by nature lives at Leslie and Eglinton.

Signature Suites starting from $1.2 million EIGHT DECADES OF HOME BUILDING. OVER 80,000 HOMES BUILT. EIGHT DECADES OF HOME BUILDING. OVER 80,000 HOMES BUILT. EIGHT DECADES OF HOME BUILDING. OVER 80,000 HOMES BUILT. EIGHT DECADES OF HOME BUILDING. OVER 80,000 HOMES BUILT. EIGHT DECADES OF HOME BUILDING. OVER 80,000 HOMES BUILT. ® ® ® TRIDEL COMMUNITIES ARE BUILT GREEN BUILT FOR LIFE. TRIDEL COMMUNITIES ARE BUILT GREEN BUILT FOR LIFE. TRIDEL COMMUNITIES ARE BUILT GREEN BUILT FOR LIFE. ® ® TRIDEL COMMUNITIES ARE BUILT GREEN BUILT FOR LIFE. TRIDEL COMMUNITIES ARE BUILT GREEN BUILT FOR LIFE.

©Tridel 2019. ®Tridel, “D” design, Tridel Built forfor Life, Tridel Built forfor Life Design, and Built Green Built forfor Life are registered Trademarks ©Tridel 2019. ®Tridel, “D” design, Tridel Built forTridel Life, Tridel Built for Life Design, and Built Green Built for Life are registered Trademarks ©Tridel 2019. ®Tridel, “D” design, Tridel Built for Life, Tridel Built for Life Design, and Built Green Built for Life are registered Trademarks ©Tridel 2019. ®Tridel, “D” design, Tridel Built Life, Built Life Design, and Built Green Built Life are registered Trademarks ©Tridel 2019. ®Tridel, “D” design, Tridel Built for Life, Tridel Built for Life Design, and Built Green Built for Life are registered Trademarks of of Tridel Corporation. Project names and logos arelogos Trademarks of of their respective owners. AllAll rights reserved. Building and view not to of Tridel Corporation. Project names and are Trademarks ofHOMES their respective owners. All rights reserved. Building and view not to of Tridel Corporation. Project names and logos are Trademarks ofof their respective owners. All rights reserved. Building and view not toto EIGHT DECADES OF HOME BUILDING. OVER 80,000 BUILT. Tridel Corporation. Project names and logos are Trademarks their respective owners. rights reserved. Building and view not to of Tridel Corporation. Project names and logos are Trademarks their respective owners. All rights reserved. Building and view not scale. Illustrations areare artist’s only. *Prices and specifications subject to change notice. E.&O.E. February 2019. scale. Illustrations areconcept artist’s concept only. *Prices and specifications subject to without change without notice. E.&O.E. February scale. Illustrations are artist’s concept only. *Prices and specifications subject toto change without notice. E.&O.E. February 2019. scale. Illustrations artist’s concept only. *Prices and specifications subject to change without notice. E.&O.E. February 2019. scale. Illustrations are artist’s concept only. *Prices and specifications subject change without notice. E.&O.E. February 2019.2019.

TRIDEL COMMUNITIES ARE BUILT GREEN BUILT FOR LIFE.®

©Tridel 2019. ®Tridel, “D” design, Tridel Built for Life, Tridel Built for Life Design, and Built Green Built for Life are registered Trademarks

VISIT THE PRESENTATION CENTRE VISIT THE PRESENTATION CENTRE VISIT THE PRESENTATION CENTRE VISIT THE PRESENTATION CENTRE VISIT THE PRESENTATION CENTRE | ||416.649.2323 | 416.649.2323 4800 Dufferin Street 4800 Dufferin Street 4800 Dufferin Street 416.649.2323 | 416.649.2323 4800 Dufferin Street 4800 Dufferin Street 416.649.2323

VISIT THE PRESENTATION CENTRE 4800 Dufferin Street | 416.649.2323

tridel.com tridel.com tridel.com tridel.com tridel.com

CONTRIBUTORS

BILD REPORT | DAVE WILKES dave Wilkes is president and ceo of the building industry and land development association (bild), the voice of the home building, land development and professional renovation industry in the gta. for the latest industry news and new home data, follow bild on twitter at @bildgta or visit bildgta.ca

STAT CHAT | BEN MYERS ben myers is president of bullpen research & consulting, a boutique real estate firm that advises land owners, developers and lenders on housing market conditions that can impact their development projects. follow bullpen on twitter at @bullpenconsult or visit bullpenconsulting.ca

chief revenue officer

Jacky Hill Jacky.Hill@nexthome.ca editor-in-chief

Susan Legge Susan.Legge@nexthome.ca art director

Tammy Leung contributing editors

Sara Duck Marlene Eisner Amanda Pereira

CONDO PRO | BARBARA LAWLOR barbara lawlor is president and ceo of baker real estate inc., and an in-demand columnist and speaker. a member of the baker team since 1993, barbara oversees the marketing and sale of condo developments in canada and overseas.

senior media consultants

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

DistributionTeam@nexthome.ca

LEGALLY SPEAKING | JAYSON SCHWARz Jayson schwarz ll.m. is a toronto real estate lawyer and partner in the law firm schwarz law llp. he can be reached by visiting schwarzlaw.ca or by email at info@schwarzlaw.ca or phone at 416.486.2040.

sales & marketing co-ordinators

Gary Chilvers Sarah Khan accounting inquiries

AccountingTeam@nexthome.ca graphic designers

KEEHN ON MONEY | KELLEY KEEHN a financial literacy advocate, kelley keehn is on a mission to “make canadians feels good about money.” she is the author of eight published books and is also a speaker, media personality and consumer advocate for the financial planning standards council. kelleykeehn.com.

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

Pre-Press@nexthome.ca Published by

nexthome.ca

MENKES MINUTE | JARED MENKES Jared menkes is the executive vice president, high-rise residential for menkes development ltd. @menkeslife menkes.com

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

STYLE fILE | JO ALCORN Jo alcorn is a design specialist and designer on hgtv’s home to Win. she has her own furniture collection, signature pillow and dog bed line and is known for her savvy design concepts. visit Jo at whitewashco.ca

TARION REPORT | HOWARD BOGACH howard bogach is president and ceo of tarion Warranty corp. for more information about how tarion helps new-home buyers, visit tarion.com

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

6 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

Editor’s notE

Neighbourhood NuaNces My neighbourhood has a high walkability score. At least, this is how it’s evaluated by online rating tools that measure such a thing. Now, I don’t disagree with making neighbourhoods walkable, just with the definition of what “walkable” means exactly. Should walkability be determined only by proximity to stores and services? Suppose those shops and services aren’t very good, or there aren’t any that I actually use or even like? You need context, right? And sure, I may be able to walk to plenty of restaurants and bars, but can I walk to a river or a forest? Does it matter that the closest national park is over 15 kms away? It might to me, but it might not be a big deal to you. See what I mean? We choose “best neighbourhoods” by crunching data. We gather variables like housing prices, school test results, crime statistics, and commuting times and came up with a formula to pick the top ranked neighbourhoods. But the more neighbourhoods I’ve gotten to know, the more I realize there’s more needed than just number crunching. This data is very helpful, but you need more context to this information than just the numbers. This is why we include details such as this, and more, on our website, nexthome. ca. Our content is written by people who actually know and live in the communities they were writing about, and gives more context to the data. In fact, we think this formula rocks! The place you choose to live is about your personal preferences and priorities and in this issue, we profile several new communities that are located in both up-andcoming and established areas. All of them are well thought out and offer brand spanking new homes and condos — have a look and let us know what you think....

SuSan Legge Editor-in-chiEf nextHome+CondoGuide Email: susan.legge@nexthome.ca twittEr: @SusanLegge

get art with heart

44 a realistic look at real estate market forecasts

+ get social

interact with us on social media: nexthome

8 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

Feb 16 - March 2, 2019 | voluMe 28 issue 4

CONTENTS

ON THE COVER:

Fieldgate Homes BuildiNg FiNE NEw-HOmE COmmuNiTiES FOR OVER 60 yEaRS 10 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

Highlights from idS 2019

36 CONdO pROpERTy pROFilES

46 adi developments The grand opening of Valera 2 is happening soon in Burlington

TRENdiNg

14 bild sales insights GTA home sales drop to lowest mark in almost 20 years

33 empire communities Empire wins two cross-border builder challenge awards

44 lifetime developments Lifeline charitable foundation offers unique opportunity to buy art with heart

adViCE

20 bild report Changes to the Growth Plan will help mitigate unintended consequences

24 legally speaking Understanding a ‘special assessment’ when it comes to owning a condo by jayson schwarz

26 stat chat

28 condo Pro

iNSpiRaTiON

Know your rights and responsibilities when buying a condo

30 national home show Beware these homeowner faux pas

by barbara lawlor

38 Menkes Minute

35 style File Highlights from this year’s Interior Design Show

Buy with confidence by jared Menkes

34 keehn on Money Are you worried about the economy?

by sara duck

50 style File Tips on income properties by jo alcorn

by kelley keehn

FEaTuRES

iN EVERy iSSuE

12 #condocity

The latest news, numbers, trends and events by susan legge

contributors

41 hot Properties gTa 48 glossary

#BEyONd THE CiTy

59 hot Properties swo 63 advertiser index

52 Trending Municipalities and cannabis shops

64 what’s online

58 legally speaking How does it work on closing? by jayson schwarz

62 Tarion report

The ultimate, and accurate, new housing forecast

Modular homes are not the kits homes of the past

by ben Myers

by howard bogach

Are you worried about THE ECONOmy? nexthome.ca 11

#CONDO CITY

“We are seeing overvaluation pressures unwinding in Toronto and Victoria, despite the fact that Canada’s overall vulnerability remains high.”

—Bob Dugan, Chief Economist, Canada Mortgage and Housing Corporation on Feb. 7, 2019

#TBFF19 RUNS UNTIL FEB. 18

THE 7TH ANNUAL Toronto Black Film Festival #TBFF19 is Canada’s largest celebration of Black History Month through films such as Mr. Jane and Finch, a doc about 80-year-old community activist, Winston LaRose. The festival showcases 70 films from 26 countries. ToBlackFilm.com Ontario government works toward modernization of real estate laws Quick facts

12 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

The Real Estate and Business Brokers Act, 2002 regulates real estate and business brokerages and the individual brokers and salespersons who are employed by a brokerage.

Ontario real estate brokerages, brokers and salespersons must be registered with the Real Estate Council of Ontario that administers and enforces the act.

In 2017, there were over 82,000 registered real estate brokerages, brokers and salespersons.

‘‘

Ontarians can have their say by doing an online survey at ontario. ca/RealEstateAct Feedback on a consultation paper is also open. Both will close on March 15, 2019.

‘‘

The Ontario government says it will be working to modernize laws governing real estate professionals to better reflect today’s market, reduce red tape, and strengthen transparency and consumer protection.

The rules governing Realtors were set 16 years ago, when smart phones weren’t invented and fax machines were the norm. The industry has changed tremendously since then. It’s time for legislation, as well as enforcement and education to catch up with the modern real estate market. —Tim Hudak, CEO, Ontario Real Estate Association

DID YOU KNOW?

EnerQuality is celebrating its 20th anniversary! As the number one certifier of energy efficient homes in Canada, EnerQuality is a collaboration of the Ontario Home Builders’ Association (OHBA) and Efficiency Canada.

Overheated? Overpriced? How vulnerable are our Canadian cities? Comparisons between the October 2018 and February 2019 reports according to CMHC LEGEND Degree of vulnerability

Low

Moderate

High

Overheating

Price Acceleration

Overvaluation

Overbuilding

Overall Assessment

Oct.18 Feb. 19

Canada Victoria Vancouver Edmonton Calgary

Highlights from Canada Mortgage and Housing Corporation’s quarterly Housing Market Assessment (HMA)... “The degree of overall vulnerability remains high for Vancouver, Victoria, Toronto and Hamilton. Overvaluation is still detected in all these centres but it is easing as house prices are moving closer to levels supported by housing market fundamentals such as population, personal disposable income, and interest rates. As a result, the evidence of overvaluation has changed from high to moderate in Toronto and Victoria.”

HAMILTON

Saskatoon Regina Winnipeg Hamilton Toronto Ottawa Montreal Quebec Moncton

“In Hamilton, overheating and price acceleration continue to be signaled. Despite conditions of overvaluation easing over the past few quarters, moderate evidence of overvaluation is still detected. With the inventory of completed and unsold new homes decreasing, evidence of overbuilding remains low. Housing demand is driven by population growth for the 25 to 34 age group, as it remains strong due to high immigration levels, as well as high in-migration from the GTA.”

Halifax St. John’s CMHC data Note 1: Colour codes indicate the degree of market vulnerability. The HMA is a comprehensive framework that considers both the intensity (magnitude) and the persistent signals of imbalances. Generally, low intensity and persistence are associated with low evidence of vulnerability. As the numbers of intense and persistent signals increases, the associated degree of vulnerability becomes higher. Note 2: Overheating and price acceleration are each assessed with a single indicator. Colour scales for these factors vary between green and yellow only. Overvaluation and overbuilding are assessed with multiple indicators. Their colour scales, as well as the colour scale for the overall assessment, change among green, yellow and red to reflect different degrees of imbalances.

Tips, news, events, info? Send to: susan.legge@nexthome.ca nexthome.ca 13

Trending

2018 GTA new home sales drop to lowest mark in nearly 20 years Last year the GTA new home market saw the lowest total sales in almost 20 years, the Building Industry and Land Development Association (BILD). Overall in 2018, there were 25,161 new homes sold in the GTA, according to Altus Group*, BILD’s official source for new home market intelligence, making 2018 the year with the lowest number of new home sales in the GTA since Altus Group started tracking new home data in 2000. There were 21,330 condominium suites sold in 2018, including units in low, medium and high-rise buildings, stacked townhouses and loft units, down 38 per cent from 2017 but only four per cent less than the 10-year average. Setting a record low since Altus started tracking new home data in 2000, there were only 3,831 single-family homes sold in 2018, including detached, linked, and semi-detached houses and townhouses (excluding stacked townhouses), down 50 per cent from 2017 and down 74 per cent from the 10-year average. “A number of factors combined to produce the drop in GTA new home sales in 2018,” said Patricia Arsenault, Altus Group’s Executive Vice President, Data Solutions. “More stringent mortgage stress testing, rising interest rates and lack of single-family product affordable to a broader range of buyers all played a role. As well, the record new condo apartment sales in 2017 brought forward some

demand that would otherwise have occurred in 2018.” In December, the benchmark price for new condo apartments was $796,815, which was up 11.2 per cent over the last 12 months, and the benchmark price for single-family homes was $1,143,505, which was down 6.7 per cent over the last 12 months. “From our point of view, the market is out of balance,” said David Wilkes, BILD President & CEO. “We must continue to work with all levels of government to ensure that policies don’t artificially price consumers out of the market. We commend the provincial government for taking action toward increasing housing supply in Ontario.” BILD members, and other industry groups, called on the federal government to revisit the stress test and allow a longer amortization period for first-time buyers. Wilkes said he looks forward to working with municipal partners on removing barriers to development such as excessive red tape and outdated bylaws. At the end of December there were 15,768 new homes available for purchase, comprised of 10,687 condominium apartment units and 5,081 single family homes. Remaining inventory includes units in preconstruction projects, in projects currently under construction, and in completed buildings.

December New Home Sales by Municipality: ** December 2018

Condominium Apartments

Single-family

Total

Region

2018

2017

2016

2018

2017

2016

2018

2017

2016

Durham

125

Halton

163

210

152

Peel

108

130

152

140

100

282

Toronto

479

404

1,684

488

412

1,715

York

129

195

345

274

159

257

619

GTA

804

868

2,268

136

143

625

940

1,011

2,893

*Altus Group is BILD’s official source of new home market intelligence. **Historical data are subject to revisions. 14 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

Source: Altus Group

COMING

TFU T

L LY C R A F T

LY C R A F FUL T

ED ED

TESTON

Naturally Sophisticated Naturally Sophisticated 42ʼ AND 50ʼ UPSCALE HOMES AT PINE VALLEY

PINE V ALLE Y

community with impressive estate homes coming soon. Here Lindvest, with its over 60-year history of fineKleinburg building in the is bringing signature style to Klein The beauty of nearby will beGTA, celebrated in a its thoughtfully planned Estates. Thiswith spectacular collection of traditional and contemporary homes be community impressive estate homes coming soon. Here Lindvest, withwill its over polishedhistory to perfection with upscale refinements. Surrounded by lush greenery and 60-year of fine building in the GTA, is bringing its signature style to Klein forever views, yet just minutes to Hwys 407 and 400, home at Kleinhomes Estates is be Estates. This spectacular collection of traditional and acontemporary will confirmation that you’ve arrived. polished to perfection with upscale refinements. Surrounded by lush greenery and forever views, yet just minutes to Hwys 407 and 400, a home at Klein Estates is Register Now Priority confirmation that for you’ve arrived.Updates and First in Line Access.

HWY 27

The AND beauty50ʼ of nearby Kleinburg will be AT celebrated in a thoughtfully planned 42ʼ UPSCALE HOMES PINE VALLEY

N TEST ON HWY 400

SOON COMING PINE VALLEY SOON AND PINE VALLEY TESTON AND

MAJOR MA CKENZI E HWY 7 HWY 40 7

COVER STORY

DISCOVER FAMILYHOME VALUE WITH FIELDGATE THIS SPRING For over 60 years, Fieldgate has worked hard to provide the finest quality family homes and communities to thousands of satisfied homeowners. Year after year, they have remained one of the GTA’s favourite builders by providing extraordinary quality and value to homebuyers. In 2019, Fieldgate is excited to continue this tradition with numerous great homes available at top GTA locations. Continue reading to discover amazing value in a family home community near you. 16 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

NEW RELEASE 0F 30, 36 & 40 FT. SINGLES AT BLUE SKY, STOUFFVILLE

Located just five minutes north of Markham, Blue Sky is an acclaimed community in central Stouffville. Over 1,500 families already call Blue Sky home. With easy access to beautiful parks, local schools, shopping and restaurants, residents here enjoy the benefits of life in a neighbourhood with all the amenities already in place. At Blue Sky, you can commute to work with ease thanks to nearby GO Transit and Hwys. 404 and 407. On your days off, you’ll love having golf, ski hills, hiking and more all nearby. Homebuyers here can choose from a wonderful selection of single-family homes. These beautiful residences come with numerous bonus incentives that make them a great choice for families that are looking for their dream home.

The New Release this spring will include freehold townhomes, 30, 36 and 40 ft. singles. If you’re looking to move within the next six months, Fieldgate also has a selection of freehold towns and singles with early closing dates. Call the sales team at 905-640-0002 to learn more. WEST BRAMPTON — MOVE IN SOON AT VALLEYLANDS

Since opening, Valleylands has been a top choice among homebuyers in West Brampton. At an ideal location on the west side of Chinguacousy Road, south of Queen Street West this is a place where the valleys surrounding Credit River offer a breath-taking outdoor playground of lush green parkland, with major urban conveniences all just moments away. Luxurious four- and five-bedroom homes up to 3,192 sq. ft. with finished basements are now available for early move in. Visit the presentation centre at 8676 Chinguacousy Road, just south of Queen Street West, to learn more. nexthome.ca 17

KLEINBURG — EARLY CLOSINGS AT IMPRESSIONS

A limited selection of early-closing inventory homes is now available in Kleinburg’s highly acclaimed, awardwinning Impressions community. There are 44 ft., four- and five-bedroom homes from 3,209 sq. ft. to 3,600 sq. ft. with closings from 30 to 120 days. This is your chance to move in soon. It’s just minutes from the heart of historic Kleinburg. With over 70 acres of parklands and greenspace, and a new community school, Impressions is Kleinburg’s most complete community. WEST WHITBY — NEW RELEASE CONTINUES AT WHITBY MEADOWS

Whitby Meadows is a master-planned community that offers west Whitby’s best lifestyle. Discover an exceptional selection of 30 and 36 ft. single detached homes in west Whitby’s finest natural setting. Visit the presentation centre located on the northwest corner of Taunton Road and Coronation Road to find your new dream home today. WEST BRAMPTON — 36 FT. SINGLES NOW AVAILABLE AT COBBLESTONES SOUTH

At Cobblestones South, just north Hwy. 407 and west of Chinguacousy Road, you’ll discover an exquisite 18 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

selection of 36 ft. designs, many of which feature optional lofts that will bring the total interior space up to over 3,400 sq. ft.! With a wonderful collection of solid brick and stone homes to choose from, you are certain to find something that is perfect for your family here. Enjoy Brampton’s most convenient lifestyle with many major amenities nearby, including parks, schools, shopping, dining, easy access to Hwys. 400, 401 and 407, Brampton Transit, GO Transit and more. KLEINBURG — NEW KLEINBURG OPENS IN 2019

Fieldgate Homes is proud to announce a continuation of their award-winning Impressions community! New Kleinburg is an all new collection of inspired family residences in a beautiful community setting just moments from the heart of Kleinburg. With the future Hwy. 427 extension just minutes away, a new community school, and excellent urban amenities close at hand, life in Kleinburg has never been more convenient. Offering luxurious detached homes on 30, 38 & 44 ft. lots, you can renew your love of the good life at New Kleinburg. For more information on any of these remarkable communities, sales centre locations, phone numbers and floor plans, visit Fieldgatehomes.com today!

grand opening march 2

Live at uptown Burlington’s most coveted address, in the highlyanticipated Valera community — a vision of architecture that is dramatically distinct yet welcomes you home. A neighbourhood that offers the modern conveniences you desire combined with the suburban charm you crave. Close to GO trains, rapid transit and highway access, V2 puts you in the middle of the ideal lifestyle. Steps to everything you need, at a fraction of the price. CONDOS COMING SOON TO UPTOWN BURLINGTON

REGISTER NOW AT ADIDEVELOPMENTS.COM Prices and specifications subject to change without notice. Illustrations are artist’s concept. Exclusive Listing: PMA Brethour Real Estate Corp., Brokerage. Brokers Protected. ADI® and the ADI logo are registered trademarks of ADI Development Group and used under license. ©ADI 2019. All rights reserved. E.&O.E. February 2019.

ADVICE | bIlD rEport

Changes to Growth Plan will help address unintended consequences

dave wilkes

Too often nowadays, complex issues are presented simplistically in our public discourse. Take the headlines about the proposed changes to the Growth Plan, the policy that manages growth in our region and provides a framework for what gets built where. Many warn that these changes will bring worsening sprawl. By sprawl, they mean housing, and by using that loaded word, they obscure the real issue we should be discussing: How do we build an adequate supply of housing for people in our region in a sustainable way? We are not building nearly enough right now to house the more than 115,000 people who are arriving in the GTA every year. Our region’s worsening housing affordability attests to that. The proposed changes to the Growth Plan are part of the provincial government’s effort to make good on its promise of taking action to increase housing supply in our region while continuing to protect the environment. The current Growth Plan is having the unintended consequence of contributing to exactly the type of problem it was designed to prevent. In an effort to make development more compact, the Growth Plan calls for municipalities to meet high density 20 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

targets, particularly in areas near transit. Unfortunately, established neighbourhoods near major transit lines have proved difficult to densify because of community resistance and outdated municipal by-laws that favour single-family housing. In fact, the planning consulting firm of Malone Given Parsons recently found that 70 per cent of the Greater Toronto

and Hamilton Area still consists of low-density communities, despite having the infrastructure and transportation systems in place to support more housing. As a result, densification is being pushed to outlying areas of municipalities like Brampton, Vaughan and Pickering, on land designated for future development. Few of these areas are near

existing transit, so residents have to drive, contributing to the traffic congestion and emissions that the Growth Plan was meant to alleviate. The proposed changes will make it easier to put more housing near transit by allowing municipalities to build increased density within an 800-metre radius of a major transit station, instead of the current 500-metre radius. Density targets on land slated for development will vary, depending on the municipalityâ&#x20AC;&#x2122;s location and context, which should reduce the pressure to build density in areas that are not serviced by transit and other infrastructure. The way to build an adequate supply of housing in our region in a sustainable way is for all levels of government to do their part. Whether or not the changes to the Growth Plan are implemented, municipalities have work to do in making sure their policies work with and not against our common goal of building compact, transitoriented communities. They need to make it easier to build density near transit by reviewing outdated by-laws that make it challenging to build even the gentlest forms of density such as townhouses. The next time you see headlines about changes to the Growth Plan, ask yourself whether they are looking at the issue of managing growth in our region in all its complexity. Only if we do that can we build a GTA thatâ&#x20AC;&#x2122;s a great place to live, work and play.

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

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legally speaking

What is a sPECiaL assEssMENt? By Jacqueline Moneta JD with assistance froM Jayson schwarz llM

a special assessment is a demand for unit owners to pay an additional contribution to the common expenses on top of the regular monthly fees

24 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

Most homeowners would agree that home maintenance and unexpected repairs are a fact of life. So, why does talk of a special assessment send shock waves through a condominium? WHaT is a speCial assessMenT?

A special assessment is a demand for suite owners to pay an additional contribution to the common expenses on top of the regular monthly fees. A reserve fund is where your portion of common expenses is deposited for major repairs of the capital assets of the corporation. When the reserve fund is insufficient to cover condominium costs, the board may levy a special assessment. Your condo board may do this various reasons. Often, a special assessment is used to offset unexpected expenses or shortfalls in the budget. This may be the case in a critical year, where the reserve fund is depleted due to a scheduled improvement to the building. Alternatively, the board may have underestimated the cost of a project. Unit owners also bear the cost of litigation that results in a judgment against the condominium. If the reserve fund is depleted, the board will have to levy a special assessment to pay a judgment.

HOW MUCH DO i HaVe TO pay?

Owners pay a special assessment, as per the declaration, in the same proportion as their common expenses. Therefore, a smaller suite’s special assessment will be lower than the one paid by a larger suite. If you refuse to pay the assessment you risk the same consequences as if you neglected to pay your common expenses — it may result in a lien against the unit. A lien may affect financing, or in extreme cases, force a sale and can involve significant legal fees. aVOiDing speCial assessMenTs

A. Potential Buyers New buyers are legally entitled to a status certificate. It’s important to review this carefully as it will include information about any special assessments. It is a good idea to make your offer conditional upon a review of the status certificate. Even if you go ahead with the purchase of your unit, you may be able to negotiate a lower purchase price based on an upcoming special assessment. B. Current Owners The best way to avoid a special assessment is to ensure that there are sufficient funds in the reserve fund. As an owner, higher common expenses are not always a bad thing. The board needs to set fees high enough to cover their expenses. If fees are too low, a special assessment is more likely. However, if owners believe the rationale for the special assessment is not well founded they can requisition a meeting to force the board to discuss the issue. While the board does not have to stop the assessment, if it was the board’s own failures that caused

the assessment, then they can be voted out. In some extreme cases, owners may seek legal recourse against the board for lack of due diligence or to stop the special assessment. C. Board of Directors If you are a board member looking to avoid special assessment, then alternative methods for raising capital should be explored. A loan may place less financial burden on owners as it can be paid back over time. Check the bylaws to ensure the corporation can borrow funds. Special assessments require careful consideration by boards and owners alike. But, with adequate planning and well informed owners, condominium

buildings can be maintained for years to come. Perhaps the most difficult part of writing these articles relates not the actual writing, but thinking of a topic to address. So help us! Mail, deliver or email letters to the magazine or to us via www.schwarzlaw.ca or by email to info@schwarzlaw.ca and give us your questions, concerns, critiques and quandaries. We will try to deal with them in print or electronic form.

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nexthome.ca 25

ADVICE | STAT CHAT

The Ultimate and accUrate ToronTo new HoUsing Forecast

Ben Myers

Okay, there’s no such thing as the ultimate and accurate Toronto new housing forecast, in fact forecasting the new home market in the Greater Toronto Area (GTA) is just about impossible — there are just too many things to consider. And, just when you think you understand what’s going on, they change the rules. Last month I had the pleasure of giving a guest lecture on the GTA new housing market at York University’s Schulich School of Business to a group of undergrads. I was pleasantly surprised by the quality of the questions they peppered me with throughout the lecture. Inevitably, a student asked, “What’s going to happen in the new-housing market over the next 10 years”. My answer: I don’t have a crystal ball, and I don’t know what will happen. I can certainly give my thoughts based on my experience tracking the market closely over the last 15-plus years, but as I experienced very early on in my career in 2001, a major unexpected event (like 9-11 that year) can change the markets instantly. One of the first charts I showed the Schulich students was GTA 26 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

new-home sales since 1980. If you fast forward to 2002, the year I moved back to Canada and started tracking southern Ontario real estate activity, there were almost 54,000 annual new-home sales. A number of years later, the global economic crisis gripped financial markets, sending real estate values into a tailspin. GTA new home sales dropped to 27,000 in 2008, half of

the level from a few years earlier. Unlike the U.S., our real estate market recovered quickly, and by 2011, the GTA was back up to 46,000 annual sales. But worries about oversupply took hold in 2012, the phrase “U.S.-style meltdown” were bandied about, and pre-construction condo investors were expected to jump ship, resulting in ghost condos

The new condo market experienced a level of sales in 2018 that matches the 10-year average, but prices continue to rise rapidly. Average pricing in the resale market is relatively flat, but sales are way down.

and a major decline from the then unheard of pricing that had reached $650 per-square-foot for a small unit in the downtown core of Toronto. Sales dropped to 28,000 in 2013 - the housing bears were calling for massive losses and lawsuits left and right. You can probably guess what happened next: sales topped 47,000 in 2016.

In 2017, new home prices increased by about 40 per cent and 2018 felt the brunt of that bubblish price growth, with just 25,000 GTA new home sales. Up, down, up, down, repeat. The current market couldn’t be more confusing, the low-rise market is struggling and average prices are declining. The newcondo market experienced a level of sales in 2018 that matches the 10-year average, but prices continue to rise rapidly. Average pricing in the resale market is relatively flat, but sales are way down. Rental rates on vacated units are up 10 per cent annually in the GTA, and as much as 20 per cent annually in certain downtown condo buildings. Not so easy to forecast new-home activity with those divergent trends. But, based on the sales roller coaster, the market is set to hit 45,000 sales again at some point in the future: 2022 maybe? The data shows the major ups and downs the GTA market has experienced over my career, but when you’re buying a home, you have to consider the long-term trends, instead of getting caught up in the short-term fluctuations. If you’re buying with a mindset of

holding for five or more years, it should prevent you from getting caught buying or selling “at the wrong time” in the short-term market cycle. Average new-home prices may come down in 2019, but remember, when I started my career, new condos were selling for $300 psf and new singledetached properties for $350,000. Similar homes are selling for $1,000 psf and $1.3 million, respectively, in today’s market. Buy for the long term, buy what you can afford, do your own research, and don’t read the comments! Good luck.

Ben Myers is President of Bullpen Research & Consulting, a boutique real estate advisory firm, that works with land owners, developers and lenders to better inform them of the current and future macroeconomic and site-specific housing market conditions that can impact their active or proposed development projects. Follow Bullpen on Twitter at @BullpenConsult or visit bullpenconsulting.ca

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nexthome.ca 27

ADVICE | CONDO PRO

KNOW YOUR RIGHTS AND RESPONSIBILITIES BEFORE BUYING A CONDO

BARBARA LAWLOR

Whether you are a first-time or seasoned condominium buyer, you would be wise to check out the legalities and realities of this type of homeownership before you sign on the dotted line. The prices of new condos today represent a major level of investment, so ensuring that you do up-to-date “homework” is essential. We now have more readily available information and protection than ever before. Condo shoppers can also do a tremendous amount of research online in order to make an informed decision. I put together links to some websites that provide helpful information and advice on purchasing condominiums in Ontario. These are just a few of the sources you can turn to for help. CMHC Condominium Buyer’s Guide (www.cmhc-schl.gc.ca/en/ buying/condominium-buyers-guide) In 1946, the Canada Mortgage and Housing Corporation (CMHC) was established to help returning war veterans find housing. Since then, the organization has grown to represent the spectrum of buyers and has become Canada’s leading authority on housing. Through extensive research programs, CMHC helps Canadians access quality, affordable homes in vibrant, healthy communities. The CMHC Condominium Buyer’s 28 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

Guide covers everything from the basics to governance, checklists and provincial fact sheets. This is a must-read for all purchasers. Ontario Condominium Act (https://www.ontario.ca/laws/ statute/98c19) – Read the original Act created to protect condominium owners in Ontario. You will find pertinent definitions and the interpretation of what the Act covers, as well as updates. This is fundamental in understanding exactly what condo ownership entails.

Ontario Condominium Law Changes (https://www.ontario. ca/page/condominium-lawchanges) – We now have the new Protecting Condominium Owners Act, 2015, which was drafted after an extensive review of our Condominium Act, 1998. The changes enhance the protection condo-buyers in Ontario already enjoy. The new rules and regulations require more transparency in regard to condominium finances and increased consumer protection.

It is obvious that condo buyers in our province are well protected by a system of checks and balances that ensure that both we and our builder/developers are treated fairly.

that ensure that both we and our builder/developers are treated fairly. Any reputable developer will be happy to provide you with information and answer your questions, but remember that in the end, it is up to you to educate yourself on the facts about condo ownership in Ontario. In fact, it is wise to use every tool at your disposal when you shop for and purchase any new home. Condominium ownership is different from low-rise, so even if you are a seasoned home buyer looking at your first condo purchase, do your homework!

Consumer Protection Ontario “Owning a condo” https://www.ontario.ca/page/consumer-protectionwhen-buying-condo - This helpful site includes information on what you need to know before you buy, including your rights and responsibilities, as well as the realities of living in a condo. BILD www.bildgta.ca – The Building Industry and Land Development Association (BILD) is the voice of the home building, land development and professional renovation industry in the Greater Toronto Area. The non-profit industry-funded organization has 1,500 member companies. Among these are many fine condominium developers/builders. It is obvious that condo buyers in our province are well protected by a system of checks and balances

Barbara Lawlor is president and CEO of Baker Real Estate Incorporated, winner of the pinnacle 2017 Riley Brethour Award from BILD, and an in-demand columnist and speaker. A member of the Baker team since 1993, she oversees the marketing and sales of condominium developments in the GTA and overseas. Keep current with The Baker Blog at blog.bakerrealestate.com

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ADVICE

Are you guilty of these

homeowner Faux Pas? WhEn In Doubt, pAInt EVErythIng WhItE

Ready for an upgrade this spring? Whether you’re a firsttime homeowner or looking to refresh your digs after years of procrastinating, spring is the perfect time to bring new life into your home. But, before you begin redecorating, renovating or landscaping you need to make sure you’re doing it the right way. We’ve enlisted the help of a few experts appearing at the upcoming National Home Show presented by RE/MAX from March 8-17 to outline nine of the most common mistakes Canadians make inside and outside of their homes, in the hopes of helping anyone thinking of a spring refresh avoid the same blunders.

While we all know that white can make a space appear larger, it can also make your home feel sterile, especially if you don’t have any textures or natural wood tones. Instead of white, try coordinating your wall colour with your sofa by picking a lighter or darker shade that complements it. Or, choose a colour from a great piece of artwork and incorporate that into your décor. You don’t have to match the colour exactly but use a tint or tone from it to give a sense of cohesion to the whole room. – Donna Robertson, Beauti-Tone Paint Expert, Home Hardware Décor

FAIlIng to sCAlE - thinking small when it comes to your small space Knowing the size and layout of your space is crucial. As much as large, heavy furniture in a small space can feel cramped or claustrophobic and small pieces in large rooms uninviting, cold or sparse; the reverse is also true. When working in smaller footprints we are innately driven to think small (i.e. small tile on the floor, small furniture pieces...), but that can quickly create the illusion of clutter. The trick is to find the right balance, while at the same time get out of your comfort zone (i.e. a condo sized sofa accented by a large dramatic piece of artwork can create a designforward aesthetic). Scale and balance are vital design elements that – when done correctly – create beautiful, comfortable and sometimes edgy living spaces. – Linda Mazur, Designer

trEnDy to thE mAx

When new colour trends become available, it’s sometime difficult to know what and where to add them to your space. Always remember to keep the larger and more expensive pieces in fashionable neutrals that will serve as the perfect backdrop for years to come and update yearly with the current trend colours, like this years’ ‘Living Coral’! Simply add some stylish accessories or small furniture pieces and your space will be updated instantly. These smaller items can be traded and upgraded seasonally or when you tire of them. – Janice Fedak, Designer

IgnorIng EFFICIEnCy WhEn plAnnIng your nExt rEnoVAtIon

Many people don’t realize that an energy efficient home can not only make your place more comfortable but can also save you a lot of money in the long run. Smart systems such as Enercare Performance Monitoring will look at both short and long-term patterns in your HVAC equipment and interpret the information, alerting you if there is an issue – for instance, a decline in the efficiency of your equipment that may require maintenance. – Damon Bennett, Contractor 30 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

ForgEttIng to plAn AhEAD bEForE A rEnoVAtIon

Before you begin a renovation you need to have a plan and decide on what’s needed before anything else. Making decisions when the clock is ticking is stressful, and can lead to bad work, more delays, and more money. After the “needs” are decided, take time to discuss “wants.” Getting excited about a renovation will keep your eye on the prize and allow you to cruise through the stressful times when they arrive. – Jordan Spear, Carpenter & DIY Expert

hIrIng thE Wrong ContrACtor:

Going with the cheapest option or not doing a background check I would always recommend the referral method. Colleagues, neighbours, family and friends can generally help refer a quality contractor through their own experiences. I also recommend doing a credentials scan: call previous clients within the last year and make sure it is unbiased (no relation to contractor), ask to visit a jobsite to see the quality of workmanship and lastly, get multiple quotes to see the average price on labour rates and materials. Cheaper contractors with rock bottom prices might mean they lack the experience to predict an accurate timeline for completion of your project, or they will end up trying to make multiple revisions to a job in order to compensate for their under valued quote.

shoW DAtEs/tImEs: Friday, Mar 8: 10 Saturday, Mar 9: 10 Sunday, Mar 10: 10 Monday, Mar 11: 10 Tuesday, Mar 12: 10 Wednesday, Mar 13: 10 Thursday, Mar 14: 10 Friday, Mar 15: 10 Saturday, Mar 16: 10 Sunday, Mar 17: 10

am am am am am am am am am am

– – – – – – – – – –

9 pm 9 pm 6 pm 8 pm 8 pm 8 pm 9 pm 9 pm 9 pm 5 pm

VEnuE nAmE: Enercare Centre, Exhibition Place VEnuE ADDrEss: 100 Princes’ Boulevard, Toronto WEbsItE: www.nationalhomeshow.com Cost: General (ages 18-64) ...............$20 Senior (ages 65+)...................$17 Youth (ages 13-17) .................$16 Children 12 and under ........ FREE

– Chris Palmer, Contractor

puttIng your bACkyArD on thE bACk burnEr

Whether you have a tiny lot or a sprawling scape your backyard should be an extension of your living space, especially during the warmer months. Installing an outdoor kitchen that can be used regularly, professional landscaping or simply a reading nook with warm lights or firepit will create an ambient space that will be impossible to resist spending time in. – Peter Bonnano, Curb Appeal

not knoWIng your AuDIEnCE

A common mistake home sellers make is not knowing their target buyer. Knowing who’s likely to buy your property – and what features they want – will help inform other important decisions such as whether you renovate, how to stage the home and ultimately, its listing price. It helps to enlist an experienced real estate agent early in the selling process, to maximize the ROI on those pre-listing efforts and investments. – Christopher Alexander, EVP and Regional Director at RE/MAX

oVErWAtErIng your grEEns

Not only are plants “on-trend” at the moment, they can also do wonders in helping to keep your indoor air clean and provide a serene esthetic. Whether you’re caring for indoor or outdoor plants many people are guilty of overwatering, leading to problematic root rot and overall plant damage. Different plants require different amounts of water to survive, but a general rule of thumb is to water 1-3 times a week and to keep a consistent schedule. – Canada Blooms nexthome.ca 31

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EmpirE Communities HonourEd as Double Winner for the 2019 Cross BordEr builDer Challenge Empire Communities, one of North America’s largest homebuilders, has just been named a double Cross Border Builder Challenge winner of the Canadian Production Builder award for the Residential Energy Services Network (RESNET) and Canadian Residential Services Network (CRESNET) President’s Award. RESNET sets the standards for quality for the HERS (Home Energy Rating System) rating industry and to date, they more than 2.4 million homes in North America are HERS-rated through its efforts. The two awards Empire Communities picked up were for its Discovery Home pilot program at the Riverland community in Breslau, Ontario. The Empire Discovery Home pilot includes two homes in Breslau that are designed with some of the most energy-saving and environmentally conscious innovations being tested today. The homes’ construction is not only an exercise in sustainability, but also an experiment in research and development that will have a large impact on how Empire will build homes in the future. Essential to the success of the project are Empire’s industry partners, Dow Building Solutions, Rockwool and George Brown College who provided the materials and monitoring expertise for the homes. “Sustainable construction and energy efficiency have long been part of our culture,” says Paul Golini, Executive Vice President, Industry Relations at Empire

Communities. “A challenge that comes with this commitment is finding new ways to continuously raise the bar as building code changes and efficiency standards are elevated. We innovate by piloting our ideal energy-saving technologies and building solutions into experiments that can potentially be applied to all of our new homes,” added Golini. Empire strives to continuously grow and become leaders in their industry, and they are committed to doing this by constantly testing and experimenting in order to ensure they build Building Solutions to standards above both Energy Star and Ontario Building Code. Empire plans to ‘futureproof’ all of their homes and communities to come. These homes were given a HERS score of 38, awarding Empire with the Canadian Production Builder lowest score. To be considered for this award, builders need to have more than 49 homes HERS rated each year. Additionally, Empire

won the CRESNET President’s Award with a HERS average fleet score of 44. This award typically goes to the Production Builder with the highest percentage of homes rated less than 52 over the course of one year (2018-2019). The HERS Index is a North American industry standard by which a home’s energy efficiency is measured. It’s also the nationally recognized system for inspecting and calculating a home’s energy performance. The lower the score, the more energy efficient the home is deemed. The Cross Border Builder Challenge promotes the utilization of the HERS Index and energy efficient home building in the U.S. and Canada. The RESNET and CRESNET Cross Border Challenge is a friendly competition between American and Canadian builders to determine just how energy efficient builders can be in their homes. Past winners have included Heathwood Homes, Brookfield Residential and Geranium Homes. nexthome.ca 33

ADVICE | TArIon rEPorT

are you worried

about the economy? Kelley Keehn

Two-thirds of Canadians are worried about their finances, according to a recent economic poll conducted on behalf of two non-profit organizations, the Financial Planning Standards Council (FPSC) and Credit Canada. Titled The Kitchen Table Forecast, the Leger poll asked 1,515 Canadians about a series of ‘kitchen table’ issues – financial concerns that confront people on a daily basis, such as bill payments and debt, the cost of living, job security and bankruptcy. The results show Canadians feel stressed about their finances and are often at a loss to improve their situation. This hopelessness can cause people to do nothing, and possibly make their condition worse. Uncertainty about an everchanging job market and economy only undermines the average person’s confidence and ability to handle the ebb and flow that life inevitably presents. Shawn Todd, partner, VP and Certified Financial Planner with Ecivda Financial Planning Boutique, is also concerned about the potential state of many household plans. ”It comes as no surprise that many families just shut down in some mode of financial paralysis when these issues and stresses arise.” 34 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

According to Todd, potential home and condo buyers can better positions themselves for the home they are excited about by asking themselves a key question: Can I afford this new purchase? “It’s easy to fall in love with a new home or building. At the end of the day, you need to be able to know that you can afford it along with the bills that come with it,” says Todd. “Quite often, we are asked by clients, ‘How do I know if I can afford this new mortgage payment?’ It would always be a great step to take the mortgage numbers you are working with, and stress test them in this fashion: “How would you feel if the value of your potential property was 10-15 per cent less in a year after the purchase, and your mortgage payment was one- to two-per cent higher? If those numbers work nicely in your plan, and your budget

still works, you’re most likely sitting in a very comfortable situation. “Running this exercise may allow you to worry less about 2019’s economy, and how it may look in the next two, three, and four years. I encourage our clients to check their budget and note items like lines of credit, credit cards, their next car purchase, and their mortgage payment can all change fairly quickly during interest rate hikes.”

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

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INSPIRATION |

stylefile

The InTerIor desIGN shOw 2019 By Sara Duck

Every year The Interior Design Show highlights the newest and most innovative International and Canadian design. Here are our favourite highlights from this year’s show.

1. Objects & Ideas Founders Di Tao and Bob Dodd use their creative vision to transform ideas into desirable furniture and homeware such as the well-crafted Paradise chair we went wild for at this year’s IDS. “The best products in the world are different. They have a soul, a presence, a voice that speaks to us all. They have that inner quality that only the best art does, of raising our spirits and our heads, of making us feel better people.” – Di & Bob Objectsandideas.com

3. tOm chuNG fOr eQ3 Canadian industrial designer Tom Chung has collaborated with EQ3 to launch the Plank collection in oak. This collection not only looks aesthetically pleasing but also has the bonus of storage – which makes these pieces universally appealing. Eq3.com

2. by Nature From living walls and frames to mossart and preserved plants – By Nature brings the outdoors inside with beautiful, innovative green projects. Bynaturedesign.ca

nexthome.ca 35

4. urbaN barN We can’t get enough of the Crofton dinnerware collection by UB. Inspired by oysters and clams, this collection has a beautiful organic feel with the mod cons of being microwave and dishwasher safe. Urbanbarn.com

5. davINa NathaN desIGN Exquisitely crafted wallcoverings that are handpainted and delicately drawn. We are especially fond of the Geometric Hummingbird print, which would be incredible as statement wall in the home. Davinanathandesign.com

6. GIaNt cONtaINers From residential living to commercial and industrial solutions, Giant Containers is a genius way of providing creative enclosure solutions with a nod to detail and craftsmanship. Giantcontainers.com

7. mONOGram Fashion designer Zac Posen added his signature dramatic style to Monogram’s column refrigerator with a unique custom door panel creation. The charcoal mirrored finish highlights the matte, fabric-inspired details reflecting Posen’s love of fashion and form. Monogram.ca

36 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

8. GrOhe blue PrOfessIONal

The modern look of a great faucet but with a highperformance filter, cooler and carbonator. Turn the lever to the right, and you have hot or cold water. A single turn to the left gives you fresh, cooled sparkling water. Genius, right?! Grohe.ca

hollis+morris creates handmade furniture and lighting which carefully balances modern and honest designs. Versatile, well crafted, and timeless. Pieces by hollis+morris easily compliment residential, commercial, and hospitality spaces. IMAGE: Bolt Sconce. Taking inspiration from one of nature’s most awe-inspiring displays of light. This striking statement piece makes for a bold solution to lighting. Handmade in North America. Solid wood, LED, & nickel plated hardware. hollismorris.com

hOllIs + mOrrIs

10. seeds by caesarstONe aNd marIje vOGelzaNG Caesarstone, manufacturers of high quality engineered quartz surfaces teamed up with Dutch eating designer Marije Vogelzang to create an interactive installation representing the journey of the seed from inception to the use of seeds for food. All the while, highlighting gorgeous Caesarstone flooring throughout. “In this rushed and digital time, food can be our connector, through the senses to the essence of what life is. Emotion, connection and wonder. My collaboration with Caesarstone highlighted the interactive aspect food design provides.” - Marije Vogelzang Caesarstone.ca

nexthome.ca 37

ADVICE | MEnkEs MInutE

Buy with ConfidenCe jared menkes

Looking for a new home can be as stressful as it is exciting, especially for first-time buyers. After emerging from a market where it seemed as though everyone knew or was connected to someone who experienced a cancellation, prospective buyers might be more hesitant to invest heavily in the biggest purchase they will likely make in their lifetime. If this is you, I want to stress that you should still have confidence in the condominium market, since in our experience, demand remains high. Condos continue to be popular with purchasers (whether they’re investors or end users) looking for desirable neighbourhoods, particularly near public transit. Condos are also a great option for young professionals looking to be close to work, or for many empty nesters looking to downsize and/ or move closer to their children and grandchildren. We’ve also seen more and more young families looking to occupy condo buildings, since the amenities meet all of the needs of a growing family, without the hefty price of a single family home. With over 200 developers in the GTA, it appears as though buyers have a wealth of projects to choose from when it comes to investing, particularly in the condo 38 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

Qualities such as experience, reputation, customer service and sustainability should all factor into your decision when choosing a builder. I personally feel that even coming out of 2018, where many builders experienced a shift in market conditions, buyers are focused on this flight to quality.

market, where it seems like new cranes are popping up weekly. However, I caution everyone to do their research and look at a developer’s track record. It’s the most important thing you can do. Purchasing a home is one of life’s biggest financial decisions, so

make sure you choose the right builder. You should feel confident that your new home will be built with care and expertise. Qualities such as experience, reputation, customer service and sustainability should all factor in to your decision when choosing a builder.

Looking for a new home, can be as stressful as it is exciting, especially for first time buyers. After emerging from a market where it seemed as though everyone knew or was connected to someone who experienced a cancellation, prospective buyers might be more hesitant to invest heavily in the biggest purchase they will likely make in their lifetime.

I personally feel that even coming out of 2018, where many builders experienced a shift in market conditions, buyers are focused on this flight to quality. They stick with brands they know and trust and we are fortunate to be one of those brands. There are many consumer

resources you can turn to help you find builders in your market. Once you have a shortlist of names, search the builder on Tarion’s website to ensure they are licensed in Ontario and view the number of developments they have built. Also check to see if they are a member of BILD and if you’ve

really narrowed your search down to two or three builders, explore their sales centres. You can also tour any resale units the company has constructed. We encourage people to visit our projects and see for themselves the kind of quality they can expect. Wherever your search leads you, your new home is not out of reach and I hope you find one that suits your lifestyle and meets all your needs.

Jared Menkes is the Executive Vice President, High-Rise Residential for Menkes Development Ltd. For more information on recent luxury and mixed-use developments, please visit menkes.com or follow @menkeslife

+more adViCe online nexthome.ca/news/advice

nexthome.ca 39

Your new homeâ&#x20AC;¦ DELIVERED

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HOT PROPERTIES

find your next home The latest properties in the toronto area to keep your eye on

Gta prevIew reGistration 1. downsview park By: Mattamy Homes City: Toronto, North York Housing type: Condominium mattamyhomes.com

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

G. kinGâ&#x20AC;&#x2122;s landinG

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

4. Bijou on Bloor By: Plaza City: Toronto Housing type: Condominium pureplaza.com

5. whitBy meadows By: Fieldgate Homes Location: Whitby Housing type: Detached fieldgatehomes.com

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

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

new openinGs a. GeorGina heiGhts By: Treasure Hill City: Keswick Housing type: Bungalows, bungalofts and singles treasurehill.com

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

B. upper valleylands

i. ninth + main

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

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

c. saturday in downsview park

j. evermore

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

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

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

k. auBerGe on the park By: Tridel City: Toronto Housing type: Condominium https://www.tridel.com/auberge

e. kinGsview ridGe

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

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

f. Go.2 By: Pemberton City: Toronto Housing type: Condominium Pembertongroup.com/go2

By: Concord Adex City: Toronto Housing type: Condominium concordkingslanding.com

maps Locate properties using the map on the following page

Builders If you would lIke to Include your prevIew regIstratIon, new release or sIte openIng In thIs feature, just emaIl the detaIls to editorial@nexthome.ca nexthome.caâ&#x20AC;&#x192; 41

HOT PROPERTIES / GREATER TORONTO AREA

oon's R

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42 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

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MAP LE GE N D NEW HOMES CONDOS

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Trending

MR. BRAINWASH CAPTURES LOVE OF LIFE

Image copyright @ Mr. Brainwash

Lifeline, the name of Lifetime Developments’ charitable foundation supporting community initiatives in the Greater Toronto Area, has collaborated with the world-renowned street artist Mr. Brainwash, in a Canadian charitable project titled “Spray Love”. In celebration of Valentine’s Day, the highly anticipated print depicts a joyous Charlie Chaplin figure spray painting a giant red heart with a fire extinguisher, a playful expression of overcoming negativity with love. Available now, only 100 exclusive, limited-editions, hand-produced, signed and numbered silkscreen prints (on 22” x 30” archival paper) of this work will be made available for purchase through lifelinecares.ca/ mr-brainwash, presenting an exciting opportunity to own this prolific artist’s work. Profits from “Spray Love” will be used to support a number of key charities and initiatives in three communities where Lifetime Developments currently has projects underway including XO Condos launching at King and Dufferin; Panda Condos at Yonge and Dundas; and Panda Markham near downtown Markham. “We’re thrilled Mr. Brainwash has chosen Lifeline Foundation for this charity project,” said Brian Brown, Principal at Lifetime Developments and Chair of Lifeline Foundation. “As a renowned street artist, Mr. Brainwash understands the challenges many communities face and how art can help heal. Likewise, Lifetime Developments is more than just a real estate development firm and we established our foundation for the specific purpose of continuously looking for opportunities to enhance our greater community and support positive initiatives and programs. We are city builders and we recognize that we can do more as an industry.” “Through my art, I am happy to be able to help Lifeline raise funds to help some of the causes that they support, causes that are also dear to 44 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

my heart, including homelessness, youth programs, children’s breakfast programs, and more,” said Mr. Brainwash of his collaboration with Lifeline. “Always follow your heart, as ‘Love is the Answer’.” Mr. Brainwash, a.k.a. Thierry Guetta, was born and raised in France and is based in Los Angeles. His work spans the gamut from album covers and music videos for the likes of Michael Jackson and Madonna to art installations for iconic brands such as Coca Cola, The White House, Mercedes, Hublot and many others. He also created two massive murals in New York City to commemorate those affected by the terrorist attacks of 9/11. Lifeline was founded in 2014. The inspiration of the Foundation came from a promise Sam Herzog, a Lifetime principal who passed away in 2017, made to one of his daughters. He always instilled in his family and colleagues the importance of giving to the less fortunate without judging. Among Lifeline’s focuses are homelessness, health and social services, and youth development. The Foundation has helped raise more than a million dollars through numerous events including the annual Smashed Ping Pong tournament in partnership with Zancor Homes. Mr. Brainwash’s art typically sells out, so those interested will want to act fast. To purchase a print of “Spray Love,” visit lifelinecares.ca/ mr-brainwash. For more information on Lifeline Foundation, visit lifelinecares.ca.

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PROPERTY PROFILE

ADI DEVELOPMENTS ANNOUNCES GRAND OPENING OF VALERA 2 IN BURLINGTON Join the excitement on Saturday, March 2 and Sunday, March 3 when Adi Development Group officially celebrates the grand opening of the second phase of Valera, its spectacular masterplanned community in Uptown Burlington. Valera 2 (also called V2) offers an array of the most popular one-, two- and three-bedroom designs from the first phase, with the addition of new layouts adding to the selection. Prices for one-bedrooms starting from the $350,000s and two-bedrooms 46 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

from the $410,000s are sure to attract a crowd! UnbEaTabLE LOcaTIOn

Commuting and traveling is easy from the Valera community, transportation options include GO trains, rapid bus transit, and Highways 403 and 407 and the QEW are only minutes away. For the utmost in convenience, many life enhancing services lie within walking distance. Shopping, golf courses, restaurants, entertainment venues, medical

services are also close. The forested walking and jogging trails of Bronte Creek Provincial Park and Niagara Escarpment are among the local destinations ideal for enjoying the outdoors. EnTIcIng cOndO amEnITIEs

The dramatic double-height luxurious lobby is a warm welcome for residents of Valera and V2 alike, where 24-hour attentive concierge offers peace of mind. Beyond the lobby, a private dining/meeting room is

fitness facility and yoga studio. An on-site car share program is designed to provide a convenient and cost-effective option for condo buyers who choose not to own a vehicle. ExcEPTIOnaL dEsIgn and mOdERn InTERIORs

provided with those having a home-based or mobile office in mind. The recreation and leisure centre is envisioned as the heart of the community, a place to gather and also to watch major sports and entertainment events in the designated entertainment lounge. The on-site pet spa provides another level of convenience to pet owners. On the third floor, there’s a wonderful rooftop lounge with fire pit, refreshing pool and outdoor dining and BBQ area where condo owners will soak-in the resortstyle atmosphere and spectacular views. V2’s shared amenities also address people’s desire for health and wellness by incorporating a wellness spa with a sauna and steam room, a cross-fit equipped

Lush green gardens surround V2 providing a stunning backdrop to the architecturally contemporary exterior with abundant glass and a façade which steps back as it rises 10-storeys to create large private terraces. Suite layouts are designed to maximize use of space resulting in homes that are both functional and flexible. Kitchens come with premium appliances, quartz countertops and modern cabinetry in stylish two-tone finishes. Bright and spacious principal living areas feature up to nine-foot-high ceilings and wideplank laminate flooring. Adi’s Home+ smart-building technology integrates keyless entry, climate control, security and app-enabled convenience. Residents will be able to monitor their homes from a digital wall pad or from anywhere in the world on their mobile device. bUILdIng TO a HIgHER sTandaRd

the Adi team shares a passion for superior architecture and design; delivering convenience, value and world-class customer service to its buyers, and specializes in real estate investment, planning, design, building and management. Plan to attend the Grand Opening weekend, March 2 and 3 and be among the first to explore this year’s hottest condo community. Visit the Valera Presentation Centre at 4880 Valera Road in Burlington, or register for V2 at adidevelopments. com and follow Adi on social at @adidevelopments

LOcaTIOn Burlington dEvELOPER Adi Developments dEvELOPmEnT Valera 2 HOmE TYPE Condominium saLEs cEnTRE 4880 Valera Road in Burlington cOnTacT adidevelopments.com

Adi Development Group was established in 2007 by brothers Tariq Adi and Saud Adi. Today, nexthome.ca 47

REAL ESTATE GLOSSARY Amortization

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

Ontario Building Code

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

Assessed value

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

Condo ownership

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

Freehold ownership

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

Closing

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

Closing costs

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

Adjustable-rate and fixed rate mortgages

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

48 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

#beyond the city Must-see properties Includingâ&#x20AC;Ś semi-detached, detached, condominium suites & townhomes

In thIs sectIon:

Brantford, Caledonia, fonthill, GrimsBy, hamilton, niaGara, oakville, Welland & more

INSPIRATION |

stylefile

Income ProPerty Did you know that one in five Canadians have rented their property in the past or are considering doing so in the future? With the trend moving toward creating short term rentals to earn a little extra income, designer Jo Alcorn shows you how to achieve the extra income dream, in seven steps, in your new home or condominium.

Designer Jo Alcorn shares tips on how to decorate and protect your property investment.

50 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

2 3 4 5 6 7

Create an inviting space: With short term rentals, most people look for the comforts of a real home and not a sterile hotel room. Think about creating an inviting space with accent pillows, styled shelves and artwork. All of this can be done on a budget and with non-breakable items. Make sure things are easily washable so you can keep things feeling fresh between guests! I have developed an entire line of washable Canadian made pillows (alcornhome.com) that are perfect for rentals – you can toss the entire pillow right into the washer and dryer too. Minimal look, maximum Return: As much as you want to make the space feel homey, you want to keep the space simple and Marie Kondo approved! This way your home always looks put together and people don’t feel like they are intruding in your personal space. Keepin’ it fresh: Make your home stand out from the rest by keeping things fresh. Little touches like flowers or small plants that require minimal maintenance, fresh white linens and towels give that hotel clean feeling but with the comfort of home. It also looks great on camera when you’re staging the space. Lights, camera, action: A picture is worth a thousand words, when it comes to short term rentals. Since it’s the first thing a potential customer looks at, the quality of the photo is as important as the staging. Photos that showcase natural lighting, your design personality and cleanliness, along with ensuring they are high enough resolution, are keys to coming out on top. Hook people with words: The description you create is as important as the photos. Not only does the description allow you to show off your personality, but it allows you to bring your space to life in a way photos cannot. And make sure your photos match your description; don’t talk about the spacious bedroom on the second floor if you don’t have accompanying imagery. Protect your home: The time and effort you put into creating a welcoming space goes a long way, but as a short term rental host, you want to make sure you protect your home. Unless your policy clearly states that short term rental activity is permitted, you may not be covered for short term rental related losses. That’s where Duuo comes in – an on-demand, episodic insurance service designed to protect short term rental hosts and their homes. With Duuo, short term rental hosts pay only for the days they want coverage, so they can rent securely and relax. You can learn more at duuo.ca.

SMALL TOWN LIVING IS

Add personality: I always recommend you include a little individualized charm. This will set you apart and let your guests get a sense of who you are. It doesn’t need to be overly extravagant but something to bring out your personality and make potential guests feel at home. Try including your favourite scented candle or a cozy throw and little notes/instructions around the home are also a great way to connect with your guest and create memorable moments.

SEE PAGE 2 FOR MORE INFORMATION

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

+more InspIratIon online

nexthome.ca/news/inspiration nexthome.ca 51

Trending: The lisT

sayinG ‘yes’

or ‘no’ to cannabis shops in the Gta By Remi Stephanie RozaRio

While some cities have chosen to be marijuana-friendly, others have kissed the ‘high’ goodbye. Beginning April 1, 2019, you’ll be able to buy cannabis in some, but not all, municipalities in the GTA at designated retail stores. As for the selling end of it, under the Cannabis Licence Act, municipalities had until Jan. 22 of this year to make the choice to opt in or out of permitting cannabis retail stores within their perimeters. While the areas that decided to opt out can change their mind in the future, those who said ‘yes’ do not have the freedom to change their decision. In fact, 330 out of a total of 414 municipalities in Ontario opted in to allow the sale of recreational cannabis in retail outlets. In the 52 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

In fact, 330 municipalities out a total of 414 opted to allow the sale of recreational cannabis in retail outlets, and those that said ‘no’ are listed at right. GTA, those that said ‘no’ are listed at right. Whether or not this decision to will discourage some families from moving into certain areas remains to be seen. Brampton is one of the cities that opted in to the licencing of cannabis retail stores. Brampton City Councillor Rowena Santos shared with NextHome.ca that the decision was made while prioritizing public safety and fiscal responsibility for the city.

She believes that this decision will not directly impact property values or the decision to move into a certain area. “It is going to require a lot of education and a cultural shift in thinking about what cannabis is and making sure that people know that really the priority for us now municipally is to protect public safety,” said Santos. Santos believes that the decision will positively impact Brampton as councillors will be advocating to have more control over the

Whether or not the decision to opt in to allow cannabis stores will discourage some families from moving into certain areas remains to be seen. location of the retail stores and a larger share of funding in order to enforce the issue. Santos first reaction was to opt out, she said, but her own analysis helped changed her mind. “I am a single mother, and I originally wanted to opt out of cannabis retail stores because of the knee-jerk reaction and stigma that all other parents and families may face when they think of cannabis. But after reviewing the evidence and research, the best option was to opt in,” she said. According to Santos, Brampton is a great place to raise a family because of the many parks and recreational amenities available, the friendly vibe of the people and the overall sense of community. Samim Jilani, 20, who co-owns a house with his sister in Bowmanville feels that the existence of cannabis stores around his town wouldn’t have been an issue if he lived alone. Since he resides with his family, it does bother him, he said. He believes that being under the influence of cannabis tends to make people do things they normally would not, so it could be unsafe, he said. The municipality of Clarington, which includes Bowmanville, has as opted in. Ajax is another municipality that voted in favour of cannabis retail stores. Joel St. John, 28, a resident of Ajax who shares a home with his family believes that opting in was a good decision as it can create jobs in the area. “It doesn’t affect the way I see Ajax. I don’t think it’s going to hurt [it] directly, I don’t think it’s going to hurt me, so I think it’s good,” said St. John. East Toronto resident George Brett Harris, 42, has similar views. He believes that having cannabis retail stores in the area means more money and jobs for the area. The City of Toronto has opted in, but finding a store in any area of the GTA beginning in April may be tough — only a total of only 25 cannabis stories will be allowed to open in Ontario due to a national shortage of legal cannabis. According to a press release, when Ontario has determined that the federal government has provided for enough reliable supply, Ontario will issue further retail store licences.

QUiCK FACTs • ontario is assisting municipalities with the costs related to the legalization of recreational cannabis by providing $40 million over two years through the ontario Cannabis Legalization implementation Fund. earlier this month, a first payment of $15 million was provided to municipalities on a per-household basis, adjusted so that at least $5,000 was provided to each municipality. • the ontario government has said it will set aside $10 million to help address costs from unforeseen circumstances related to the legalization of recreational cannabis. priority for this funding will be given to municipalities that have not opted out. • municipalities must use the funding to pay for costs directly related to the legalization of recreational cannabis.

Municipalities in the gTA prohibiting cannabis retail stores include:

• • • • • • • • • • • • • • • • •

Brantford Caledon town of Georgina east Gwillimbury Grimsby King township markham milton mississauga newmarket niagara-on-the-Lake oakville pickering Richmond hill City of Vaughan Wasaga Beach Whitby

the full list of municipalities in ontario that opted in or out is available on the alcohol and Gaming Commission of ontario’s website at https://www.agco.ca

nexthome.ca 53

ADVICE | lEgAlly spEAkIng

Jayson schwarz

Lawyers have a tendency to forget that people do not know what to expect as they move closer to their closing, so I hope this helps. All the delays are over and your builder has sent a letter to your lawyer and/or yourself that states the closing of your newly built house will occur soon, and the closing date is firm. By now your lawyer has completed all necessary searches and arranged for title insurance. The first thing you need to do is advise the utility companies in writing — water, hydro, gas or oil, phone, cable etc.— and the city tax department, of your name, new address, phone number. Make sure you set up your accounts with these providers 56 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

Tip: Ensure that your financial institution has provided your lawyer with mortgage instructions at least a week before closing. or clarify with your lawyer whether he is doing this for you (it is often an extra charge). There are plenty of books and manuals published on this topic and I suggest you check around. After you set up your accounts, take note of who you can call in an emergency or when you need service. Also take the time to identify the closest police and fire stations as well as the nearest hospital. Since you have a new home, ensure you complete your Tarion pre-delivery inspection. See my article on-line at schwarzlaw.ca as what to look out for. Subject to when he or she receives the adjustments from

the builder’s lawyer, your lawyer should call you anywhere from two days to a week before the closing and provide you the exact figures you need to close the deal. Your lawyer is as anxious as you to get you the right numbers and receive your money, but sometimes the other side is slow in providing the final figures. Remember generally all cheques need to be certified as they go through the lawyer’s trust account. Ensure that your financial institution has provided your lawyer with mortgage instructions at least a week before closing. Your lawyer cannot close your deal without this, and it is continuing on page 58

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* Specifications subject to change without notice. E.&.O.E.

“Now it’s closing day, so what happens? Your lawyer delivers the certified cheques and ‘closing package’ to the builder’s lawyer and both then lawyers sign off on the documents through the Government of Ontario’s electronic registry system called, Teraview.” continued from page 56 your obligation to ensure he/ she has these instructions in a timely manner. So follow up with your broker, bank, trust or private lender. Usually a day or two before closing, you will come to your lawyer’s office and you will need to bring with you any extra money need to close, a copy of the Tarion inspection report and two pieces of ID, one with a picture, this cannot be an OHIP card. At the office you will sign all of the documents necessary to close the deal. These documents are mostly delivered to the other side as a ‘closing package’. 58 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

Now it’s the day of actual closing, so what happens? Your lawyer delivers the certified cheques and ‘closing package’ to the builder’s lawyer and then both lawyers sign off on the documents through the Government of Ontario’s electronic registry system, called Teraview. All documents are registered, and you own the house! So how do you get your keys? Keys are either handed over at the site, through your real estate agent, or your lawyer will have them. Your lawyer should phone you with this information. Now what? Move in and enjoy

and sometime in the next 60 days your lawyer should provide you with his report with all your documents and his final account.

Jayson Schwarz LL.M. is a Toronto real estate lawyer and partner in the law firm Schwarz Law LLP. Visit online at schwarzlaw.ca or email info@schwarzlaw.ca with your questions, concerns, critiques and quandaries.

+more adVICE online nexthome.ca/news/advice

HOT PROPERTIES

Find your next home The latest properties in southwestern ontario to keep your eye on

5. the Peninsula

e. elements

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

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

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

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

F. the Preserve By: Mattamy Homes City: Oakville Housing type: Townhomes mattamyhomes.com

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

8. valera 2

sWo prevIew registration

By: Adi Developments City: Burlington Housing type: Condominiums adidevelopments.com

1. casa di torre

neW oPenings

By: Branthaven Homes City: Stoney Creek Housing type: Condos from 550 to 978 sq. ft. from the low $300’s branthaven.com

2. one tWenty condominiums By: Mountainview Homes City: Fonthill Housing type: Condominiums mountainview.com

3. the mcKenzie By: Losani Homes City: Caledonia Housing type: Towns and singles mckenziecaledonia.ca

4. Brant West By: Losani Homes City: Brantford Housing type: Towns and singles brantwest.com

h. timBerWood estates By: Mountainview Homes City: Thorold Housing type: Townhomes, detached homes timberwoodestates.ca

i. saFFron estates a. lion’s creeK By: Mountainview Homes City: Niagara Falls Housing type: Semis lionscreekhomes.com

B. vista ridge By: Losani Homes City: Beamsville Housing type: Townhomes and detached losanihomes.com

By: Mountainview Homes City: Fonthill Housing type: Townhomes, detached homes saffronestates.ca

J. simPly grand By: Losani Homes Location: Paris Housing type: semis and singles losaniHomes.com

c. sParroW meadoWs By: Mountainview Homes City: Welland Housing type: Singles and townhomes sparrowmeadows.com

d. lincoln estates By: Losani Homes City: Lincoln Housing type: Single-detached homes losanihomes.com

maPs Locate properties using the map on the following page

Builders If you would lIke to Include your prevIew regIstratIon, new release or sIte openIng In thIs feature, just emaIl the detaIls to editorial@nexthome.ca nexthome.ca 59

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nexthome.caâ&#x20AC;&#x192; 61

ADVICE | TArIon rEPorT

Today’s modular Homes are noT THe kIt homEs of thE past

Howard BogacH

In 1908, Sears and Roebuck started selling homes in mail-order kits. You could choose from over 400 different designs – everything from a cottage-style bungalow to a colonial mansion – and Sears would package and ship the precut and fitted components for you to put it together. When you hear the term ‘prefabricated’ or ‘modular’ home, you might think it’s the kind of house that comes in a do-it-yourself kit. In fact, these terms actually refer to the way the home is built. Most new homes are built from the ground up on the construction site. Modular homes on the other hand are produced in factories in sections or modules that are then transported to the job site and installed on a foundation. Modular homes can look like, and be of equivalent quality, to homes built in the traditional way. The main advantages are that they can be cheaper and may come together faster because various stages of the build can be happening simultaneously off site. When it comes to warranty coverage, as a general rule modular homes do qualify – but they have to meet certain criteria. As a general proposition, Ontario’s statutory warranty coverage applies to homes where the vendor or builder supplies the work and materials for the dwelling. 62 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

This means either the home is built and sold by a person who owns both the land and the home, or the home is built by someone who contracted with the owner of the land to supply and build the home. If you as owner are purchasing and supplying all the materials or all the modules to build the dwelling, then statutory warranty coverage will not apply. Instead you will need to rely upon the builder’s contractual warranties, if any, and manufacturers’ warranties for the materials. Other key requirements for coverage are that the home is not for seasonal or temporary use, the dwelling has not been previously occupied, and that the same person who builds and sells the home must also have supplied the permanent foundation. Housing where the components are constructed off-site and assembled on-site is popular in other parts of the world and

is gaining ground in Canada. Whether you decide this type of modular home is for you or you want to invest in a more traditionally built new home, it’s important to understand warranty coverage and to work with a registered builder. Before signing a contract with a builder, be sure to look them up in the Ontario Builder Directory on tarion.com. And if you are looking to invest in a modular home and have questions about warranty coverage, contact Tarion at 1-877-9TARION or email customerservice@tarion.com

Howard Bogach is president and CEO of Tarion Warranty Corp For more information, visit tarion.com or find on Facebook at facebook.com/ TarionWarrantyCorp.

+more adVICE online nexthome.ca/news/advice

INDEX OF ADVERTISERS

Branthaven Homes - Casa Di Torre

54&55

Menkes Developments Inc. - Harbour Plaza

Condord Adex - Kings Landing

22&23

Menkes Developments Inc. - in.DE

Fieldgate Homes - Impressions

Menkes Developments Inc. - The Eglinton Yonge at Heart

Fieldgate Homes - Upper Valleylands

Menkes Developments Inc. - Sugar Wharf

Fieldgate Homes - Valleylands

Mountainview Homes - Lyons Creek

Fieldgate Homes - Whitby Meadows

Mountainview Homes - One Twenty

Mountainview Homes - Saffron Estates

Lindwest - Klein Estates

IFC

Losani Homes - Falling Waters

2&51

Pemberton - 9th & Main

Losani Homes - Simply Grand

2&51

Pemberton - 543 Richmond

Losani Homes - Vista Lincoln

2&51

Plaza - Corporate

Losani Homes - Vista Ridge

2&51

Tridel - Aqualuna

Mattamy Homes - Downsview Park

OBC

Tridel - Auberge on the Park

Mattamy Homes - Queen's Common

OBC

Tridel - Evermore

4 nexthome.caâ&#x20AC;&#x192; 63

WHAT’S ONLINE

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Visit our website: 64 NextHome+CondoGuide | Feb. 16–Mar. 2, 2019

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

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

Greater Toronto Area Sept. 29–Oct. 13, 2018

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

Illustration is artist’s concept. E. & O. E.

INSIDE:

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DANART18032 NextHome-CondoGuide Cover_v4.indd 1

WHAT DOES VACANT POSSESSION MEAN?

2018-09-20 11:10 AM Illustration is artist’s concept. E. & O. E.

INSIDE: DANART18032 NextHome-CondoGuide Cover_v4.indd 1

GTA RESIDENTS SAY MORE HOMES MEANS MORE AFFORDABILITY

WHAT DOES VACANT POSSESSION MEAN?

2018-09-20 11:10 AM

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