Half the funds earmarked for Burnaby complex under construction for six years

Frances Bula
Sun

Housing Minister Rich Coleman committed $500,000 from its $250-million housing endowment fund Monday to help Habitat for Humanity build affordable housing in B.C.

The provincial commitment is the first of its kind in Canada and a welcome one, said Jim Lippert from Habitat.

“We’ve been trying to pick up the pace quite a bit. This money allows us to increase the rate at which we’re building.”

At $25,000 per home, that will help Habitat with another 20 homes.

It has built 67 in B.C. altogether over about a decade.

Lippert said about half the money will help Habitat finish off the last 11 units of a 27-unit complex it has been building in Burnaby for the last six years.

As well, it will go into projects in Victoria, Nanaimo, Sunshine Coast, Kamloops and Kootenay-Boundary as they are approved by the national office.

Coleman said the housing endowment fund was set up to support innovative efforts like Habitat’s.

“The housing endowment fund provides support to housing programs that don’t fit other funding models and in this case will make it possible for more British Columbian families to purchase their homes.”

For one Vancouver resident, the news means he may be closer to moving into his own home.

Randy Forrester is slated to get the next unit finished in Burnaby, which will allow him to move his wife and two young children out of the basement suite where they now live in Point Grey.

Forrester has been putting in the required 500 hours of his own work on the project for a year and a half, when he’s not working at his job at a cable manufacturer in Burnaby, and is looking forward to moving in.

Forrester, who earns just a little less than the $42,000 a year defined as average working-class income for the city, will get to buy the house with a mortgage that will be set at no more than 25 per cent of his gross income, with property taxes included.

© The Vancouver Sun 2008

Sun

Every landlord wants to find the ideal tenant — the person who always pays rent on time, never disturbs others, doesn’t complain or cause conflicts and keeps the premises in better condition than when he or she moved in. While this theoretical ideal may be unattainable, the way you maintain and market your property will affect what type of tenants you attract.

Effective marketing involves differentiating your property from others. In a tight rental market, advertising may not be as critical, but when renters have many places to choose from, you need to let them know why your place is better than others. Is it newer, bigger, cheaper, cleaner or safer than comparable units in the area? Does it have better appliances and amenities for the price?

Effective marketing will increase your chance of attracting the ideal tenant for your situation. The more clearly you state the benefits of your premises, the greater the odds of attracting appropriate prospects.

Someone offering a tiny bachelor apartment will have a different market than someone renting a spacious penthouse with extra features, such as a fireplace and a fantastic view. Consider the profile of the people you are trying to reach and then advertise in the places where they would be likely to look for rental premises.

If you are renting a fairly basic basement apartment, you have a good chance of attracting people willing to live in a basement for the benefit of a lower monthly rent. University campuses, postings in local supermarkets or “accommodations available” advertisements in community newspapers might be the best place to advertise this type of rental.

If you have an expensive condo to rent, advertise where people with the appropriate income might search. The business-focused newspaper classifieds, or working with a rental locator at a real estate agent’s office might work best.

If you are not sure where people look for rentals, ask. Talk to several people in the same demographic as prospective tenants.

EVALUATING PROSPECTIVE TENANTS

Every landlord wants to find good tenants – ones who pay the rent on time and take care of their rental property. Finding the best tenant can be offset by the need to have the premises rented within a narrow timeframe. While time to show the unit, accept and review applications and do background checks may be limited, a hasty decision could cost you money in the long run. If the wrong tenant moves in, you may end up losing money due to damages or disputes.

CHOOSE WISELY

If you can afford a possible rent loss while waiting to fill the unit, take the extra time to make the right choice of tenant.

You should thoroughly research a prospective tenant before making a final decision. Getting candidates to fill in a rental application and properly screening for applicant suitability before accepting a new tenant are vital. If you accept tenants without screening and verifying their information, terminating the rental agreement may be difficult even if you discover that they provided false information.

Beyond credit information, try to discover what kind of tenant will be living in your unit. Ask former landlords about the tenant’s character and past rent-payment patterns. Consider talking to even the last two or three landlords to get a clear idea.

CHECKS FOR SCREENING TENANTS

– Check the applicant’s credit bureau history and banking history.

– Confirm the applicant’s employment situation.

– Check the applicant’s tenancy history/evictions, if available.

– Check court records, if available.

– Check the applicant’s references and consider contacting previous landlords going back two or three tenancies.

Information provided by CMHC. For more landlord/tenant information visit www.cmhc.ca or the Residential Tenancy office at www.rto.gov.bc.ca

© The Vancouver Sun 2008

Sun

This just in, from Canada Mortgage and Housing Corp. . . .

Number of homes started last year by builders and developers, urban B.C.: 34,364

started: 10,536

Number of attached homes started: 23,828

% change from 2006, number of attached homes started: 17

% change from 2006, number of detached homes started: -14

% change from 2006, number of all homes started: 5.5

Ten years ago, six attached homes were started for every four detached homes, the national housing agency’s statistics show. Last year, seven attached homes were started for every three detached homes.

” . . . high prices for single-detached homes forced some home buyers to look at denser housing forms, and the development industry responded accordingly,” agency economist Carol Frketich commented in a news release.

HOME BUILDERS SCHEDULE ANNUAL CUSTOM SEMINAR

Help is at the ready for anyone looking to have a home custom-built.

On Saturday, Jan. 26, the Greater Vancouver Home Builders’ Association and Canada Mortgage and Housing Corp. will be holding a full-day workshop called What’s New in Homebuilding.

The workshop, to be held at the Eaglequest Golf Course in Surrey, will address the latest in construction technology, design, indoor air quality and green initiatives.

As well, CMHC consultant Lance Jakubec will discuss his organization’s consumer resources and programs, including the Net Zero Energy Healthy House.

The workshop costs $60 for individuals or $100 for couples — plus GST — and includes lunch. Registration is limited to 50 people and is required by Jan. 17. For more information, call 604-588-5036.

AMERICAN CUSTOMER LIVES IN IKEA STORE

A 31-year-old IKEA customer, Mark Malkoff, lived in an IKEA store in Elizabeth, N.J., for a week in response to a promotion by the Swedish retailer asking Americans if they were “ready to take advantage of us.”

He was because his New York City apartment was being fumigated. It is full of IKEA furniture.

“I’m their house guest, so they take care of me,” Malkoff said in a telephone interview from the store, where he took up residence in a bedroom with the store’s approval.

If customers want to come into his room, Malkoff said he makes them take their shoes off.

He has received invitations to birthday parties and bar mitzvahs and last week played “laser tag” with the security guards.

© The Vancouver Sun 2008

Sun

Dear Condo Smarts: I’m an investor who owns three strata lots in an apartment building in south Okanagan. On a number of occasions, the strata corporation has tried unsuccessfully to prohibit rentals. This year, the council decided to increase our insurance deductible to $25,000 rather than face an increase in our insurance costs.

On the surface, this all seems well except for this: One of my tenants has caused a flood in the building by changing faucets without approval, resulting in a pipe break and over $65,000 damages and the resulting insurance claim.

My dilemma is, it looks like I’m stuck paying for the deductible because my tenant has left without a trace and the strata is holding me responsible.

I have two questions: Can the strata increase the deductible without our approval, even though it increases our personal risks? And why should I have to pay the deductible, as I didn’t cause the claim or damages?

Dear Daniel: As we approach the new year, I recommend that everyone who owns a strata lot give themselves a gift they will never regret — a condominium homeowner, landlord or tenants insurance policy.

These policies can add protection for liability, damages and coverage in the event the strata-lot owner is left paying the recoverable costs of a deductible or damages claim. Landlords can be held liable for the costs of damages, insurance deductibles and fines and penalties, if their tenants choose not to pay.

If you have a well-covered landlord insurance policy, it will likely cover your cost of the $25,000 deductible for a small deductible of your own.

Do the math. How many years of insurance would the $25,000 you’re paying have covered?

Strata-lot owners also need to remember they are responsible for their residents, tenants, trades they hire to work in their unit and even their guests. It is not uncommon to see an insurance deductible of $25,000 to $100,000 for water damage.

Every time a building reports another claim or failure, your risks increase. Earthquake insurance is a good example of the costs. Take an average 100-unit apartment that is insured for $12 million in replacement value. The earthquake insurance is likely at a 10 per cent deductible. That amount is commonly calculated on the replacement value. If we were to experience a major earthquake, the deductible for that building would be $1.2 million. If the damages were that high or greater, each unit’s assessment would be $12,000.

Ask yourself: Will your condo owner’s insurance policy cover that claim?

Tony Gioventu is the executive director of the Condominium Home Owners Association (CHOA). Contact CHOA at 604-584-2462 or tollfree at 1-877-353-2462, fax 604-5159643 or e-mail [email protected].

Lawyer may be all wet when it comes to maintaining that pool

Sun

Dear Condo Smarts:

Our complex has a pool house that is a money pit for our owners.

The building needs major renos, there is extensive mould and a number of health and safety concerns.

Last year, only five of our 72 units ever used the pool.

One of those owners is a lawyer who claims that we cannot change the use of the pool because that’s one of the reasons he bought and we must maintain and repair the pool area.

An overwhelming number of our owners want to tear the building down and create more parking or remodel the building and build guest rooms and a games room.

How do we get this done? Will we be sued if we make the changes? — Ted Collins

Dear Ted:

If you keep the pool then yes, you have an obligation to maintain and repair it.

However, the strata corporation does have the ability to make significant change in the use or appearance of common property.

Such a change would require a three-quarters vote at a properly convened annual or special general meeting.

Communities change and use of common facilities changes, so before you vote, hold an information meeting for your owners to consider the options and costs of either maintaining the pool, or the demolition and rebuilding of a new facility.

The final costs may be the most influential factor and demolition is not always the cheapest option.

It is unlikely that your strata will be sued if you comply with the legislation and get the proper authority you need to make the changes, but anyone can commence an action against a strata corporation at any time over a number of issues.

If you feel the threat is real, consult with a lawyer experienced in strata issues before you make your final decision.

© The Vancouver Province 2007

Developments in Richmond and Colwood report quick sales

Sun

Bob Rennie’s estimate of the crowd outside the sales centre last Saturday morning before it opened is about 1,000 people.

Two show homes lure them in.

Last Saturday morning, Bob Rennie had 231 homes to sell. Monday morning, he had 12.

“We previewed for five months, probably longer,” Rennie reports of last weekend’s near-sellout of all the homes in the Wall Centre Richmond new-home project.

“Potential purchasers had a lot of time to figure out where the couch was going to fit, where their ideal views would be. They had the time to make up their minds.”

The veteran organizer of new-home-project sales and marketing campaigns says that more than 2,000 people visited the sales centre, and its two showhomes, over the course of four days. Some 1,000 were standing in the opening-hour line-up on Saturday.

A similar quick-sale story was reported from the Vancouver Island community of Colwood last Saturday when a luxury townhome and high-rise condominium development racked up 50 deals out of 88 first-phase units available — on the initial day of sales. This, even though the Aquattro development didn’t yet have a sales centre or display suite in place.

Aquattro developer Peter Daniel of Woodburn Management says people only had to visit the property, which overlooks the Esquimalt Lagoon, to know that they want to buy.

“We’ve had this success just by getting people to stand on the property and see where they’ll be living,” says Daniel. “We’ve done all this under canvas. It’s luxury canvas, but it’s still only canvas.”

Rennie says there was also great advance enthusiasm for the Wall Centre project. The sales campaign registered more than 1,500 expressions of interest, six for every home available.

“We knew it [WRC] was going to do well, but we were actually caught off guard that it sold so quickly.”

At three towers, one of them a hotel tower, Wall Centre Richmond is a riverfront replication on the middle arm of the Fraser of downtown Vancouver’s Wall Centre.

Last weekend’s Wall Centre’s success was a demonstration of “extreme confidence in the marketplace,” Rennie said.

“There are no signs of oversupply. Every crane in the city is sitting atop 75-per-cent sold to sold out.”

© The Vancouver Sun 2007