Archive for October, 2004

Licenses for Strata Managers

Sunday, October 3rd, 2004

Province

 

“Can you refer us to a good management company?” That’s the number 1 question advisors at CHOA are asked every day.

With almost a million strata units in the province and a substantial portion managed by outside companies, strata management in B.C. is a billion-dollar industry. For the first time since the creation of strata-titled properties, strata managers will be licensed and regulated as of January 1, 2006. This is good news for strata corporations province-wide. Up till then, the only enforcement and regulation that a strata can expect is through the negotiated terms and conditions of their contracts. Even though a manager may be a licensed real estate agent or licensed property manager for commercial or rental properties, the current licensing does not include strata management activities or the management of strata trust funds.

Strata Law: When a strata enters into a management contract, everything is based on the contractual agreement between the management company and the strata. A well-written contract, in the interest of both the strata and the manager, makes a great difference between a successful relationship or an acrimonious one. CHOA advises all of our members and callers to have the contract reviewed by a lawyer representing only the strata, before they sign the agreement. Good management companies enter into sound contract agreements with their clients and aren’t afraid of independent legal reviews before the negotiations are complete.

Tips: You can check out the new proposed regulations and legislation at the following website and make submissions to the government if you have any additional recommendations. A copy of the draft regulation is available on the ministry’s website at: www.fin.gov.bc. ca/PT/fcsp/RESAconsult.

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Comments may be submitted to the Financial and Corporate Sector Policy Branch of the Ministry of Finance. By e-mail: fcsp@ gems7.gov.bc.ca; fax: 250- 387-9093; or PO Box 9418 Stn Prov Govt, Victoria, V8W 9V1.

Tony Gioventu is the executive director of the Condominium Home Owners Association (CHOA). Contact CHOA at 604-584-2462 or toll-free 1-877-353-2462, fax 604-515-9643 or e-mail [email protected]

© The Vancouver Province 2004

 

Futurist Ian Gordon – Van.’s building boom comes to a dead stop

Sunday, October 3rd, 2004

Robert Alstead
Sun

 

Despite optimistic signs about the economy’s future, investment advisor Ian Gordon believes we’re destined for another Depression. Photo illustration Dan Toulgoet

If Ian Gordon’s predictions come true, Vancouver’s building boom will come to a dead stop with construction sites boarded up and idle cranes rising over half-finished buildings. Photo by Dan Toulgoet

Ian Gordon doesn’t look like a prophet of doom. A vice-president of Canaccord Capital, one of the major brokerage companies in Canada, the affable 62-year-old is more at home in a sober jacket and tie rather than gypsy head scarf. With his conservative dress and military bearing, a product of his years as a young man serving as an officer in the British army, he could almost be mistaken for a school principal.

Gordon leads a busy, but relatively quiet life as an investment advisor specializing in Vancouver‘s speculative junior gold mining sector. He commutes to his downtown Vancouver office several times a week from White Rock. Some days he works from home. Occasionally, he makes business trips abroad and, on weekends, he likes nothing better than relaxing on his back deck.

Despite appearances, this unassuming man is making an extraordinary prediction contrary to current optimism: a financial earthquake is about to rupture the U.S. economy and the reverberations will be felt across the globe, including here in Vancouver.

It could start with a failure in the banking system in China, or the collapse of a major company like Ford could be the catalyst, but as the dominoes fall around the world, Gordon envisages a global depression akin to that of the 1930s, except this time it could be worse. Not everyone will suffer. “Those that have money will always have money,” he says with quiet gravitas from his highrise office on Granville Street.

But he does believe there will be widespread, long-lasting hardship.

Gordon’s long-term view is in stark contrast to the generally positive view on the global economy heard daily. Even the most pessimistic commentators would draw back from predicting the same dire economic Armageddon. His view could also be seen as self-serving given his ties to the gold industry. But Gordon, confident in his history, remains undaunted by his critics, and advises his clients to prepare for the worst.

Gordon’s bleak prediction comes from his studies of a little-known statistician in 1920s Russia named Nickolai Kondratieff. A member of the Institute of Agricultural Economics, Kondratieff wrote a series of papers arguing that capitalist economies expand and contract in a long wave of about 60 years, first rising up to a peak about half way through the cycle before falling back down.

Often credited by his followers with predicting the Wall Street Crash of 1929, Kondratieff died young in a Siberian gulag during Stalin’s purges, but his ideas were resurrected by Harvard professor Joseph Schumpeter in the 1930s. Economic prognosticators have subsequently taken up the torch.

Gordon describes the Kondratieff Wave Cycle as taking four stages: Spring (“the upswing starts”), Summer (“boom and inflation”), Fall (“speculative boom and euphoria leads to a stock market crash”) and Winter (“deflationary depression”).

Gordon is convinced Winter, characterized by business failures, mass unemployment, widespread fear and a deflationary drop in overall prices as debt is “cleansed” from the economy, began with the peak in the DOW Jones in January 2000 and could drag on until 2020. He says that if this current downturn in the Kondratieff Wave is true to form, it will also end with a war-possibly the death throe of the U.S. as it loses its grip on global economic hegemony.

These predictions seem wild in comparison with the conventional thinking that the fallout from the dot-com debacle is truly over and the world is enjoying an economic recovery. Major North American stock markets are well above the lows they plummeted to in October 2002 and latest statistics show that the Canadian and B.C. economies are growing, unemployment is falling and confidence is high.

“I don’t think there is any crisis emerging or some sort of huge meltdown. In fact, currently this year we are seeing one of the first synchronized recoveries of global economies since 1995,” says Toronto-based economist Carl Gomez of the Royal Bank of Canada. Gomez admits that U.S. debts and deficits could become a problem if its economy stops growing, but says the debt is at “manageable” levels. The local economy is faring well, too. “As far as the labour market goes things look pretty impressive for the Canadian economy.”

Even Vancouver‘s real estate market, sometimes a worrying area, looks fine to him. “House prices didn’t go anywhere from 1995 to 1998 and the fact that they are starting to rise now is just making up for lost ground,” says Gomez, dismissing out of hand any suggestion of a “housing bubble.”

Bruno Wall, president of Wall Financial Corporation, agrees. “The fundamentals seem pretty solid for the real estate market,” he says. “To me the biggest risk to the market is a significant increase in interest rates. I think one or two hundred points isn’t going to do it, but if there’s something more significant than that, that would clearly have an impact on homeowners and investors in real estate, as it always does.”

Not surprisingly, Gordon-a fixture on the gold investment circuit (an industry sales drive meeting twice a year at Canada Place), a regular on radio talk shows on CKNW and Financial Sense web radio and a frequent presence on websites about gold investing-is used to what he considers the short-term approach of the skeptics. “They tend to be guided by the here and now and probably don’t have a good grasp of history,” he says.

A passion for history drew Gordon to Kondratieff. He graduated with a BA in history in 1972, five years after emigrating from Britain to Winnipeg to marry his Canadian wife. Bored by his job in human resources, he was segueing into a new career in investments when he started subscribing in 1980 to a monthly financial newsletter called Donald J. Hoppe Analysis (later changed to The Kondratieff Wave Analyst) written by feisty U.S. economist Donald J. Hoppe.

“He was my mentor,” says Gordon, remembering how he looked forward eagerly to the 12-page newsletter every month. Even though Gordon says that Hoppe “got it wrong” when he predicted a Thirties-style depression in the mid-1980s, Gordon’s respect remains undiminished. “Every newsletter contained just a host of different historical facts,” says Gordon, who never met or talked to Hoppe.

As Gordon moved up Canada’s investment industry food chain from Dominion Securities Ames in Thunder Bay to leading investment house Nesbitt Burns in Toronto in 1988, and then to James Capel, where he was national sales manager in 1994, he continued to be a keen student of the Kondratieff Long Wave. “I read anything I could devoted to the subject,” he says, including Hoppe’s newsletter until it ceased publication in July 1993.

At the beginning of 1998, Gordon joined Canaccord Capital as an advisor to private and institutional investors just a couple of years after he and his business partners founded Woodstone Capital, a boutique Vancouver-based brokerage firm.

His previous role managing a new company had left him with a pressing problem. “I had no clients,” he says. “How was I going to attract people to Ian Gordon? One way I thought was to start writing a newsletter, so I called it the Long Wave Analyst. Really it was a sort of copy of The Kondratieff Wave Analyst.”

Gordon found a ready audience for his dire predictions as the dot-com mania climaxed. Among his admirers was Robert Prechter, an influential wave theorist who devoted a whole chapter to the Kondratieff Wave cycle in his best-selling book Conquer The Crash, published in 2002. Like Gordon, Prechter suggests in the book that we are heading into the biggest stock market crash “possibly since that of 1720-1784.” Prechter, who learned about Gordon after somebody had sent him a copy of the Long Wave Newsletter, described him as “an astute historian and student of the subject.”

This was not faint praise, but as Prechter himself points out, most economists lump the Kondratieff Wave theory in the same bracket as soothsaying or astrology.

“It could be that there are fundamental forces at work,” says UBC professor of economics, Hugh Neary. “But there is no theory that I know of that explains that.”

“I think it’s important to distinguish between the mysticism of his [Gordon’s] approach and the real weaknesses in the U.S. economy that he describes,” says Michael Lebowitz, professor emeritus at Simon Fraser University, in an e-mail. “You don’t have to believe in the phases of the moon to recognize the vulnerability of the U.S. economy with its budget and trade deficits, which even the IMF complained about.”

Mysticism or not, when Gordon looks down from his office at the bustling downtown and the adjacent high-rise project that threatens to obscure his view, he sees real reasons why disaster is looming.

“People are really too complacent,” he says.

He winces as he mentally computes the debt mountain that has accumulated from years of historically low interest rates, particularly in the U.S. In his conversation, lectures and in writings on his website (www.thelongwaveanalyst.ca), he talks about how the debt is “horrific,” “a bubble_ ready to burst into smithereens,” “a financial disaster” that will “destroy the middle class.”

“I can picture this crane being dismantled,” he says, pointing to the giant mechanical arm opposite his window, “and a safety fence being put around that hole in the ground.”

His imagination is grounded in historical precedent. The unfinished skeleton of the chateau-styled Hotel Vancouver, only a couple of blocks away from Gordon’s office, brooded over the downtown for half a decade during the Great Depression when the stagnant economy halted its construction.

Peering down on Dunsmuir Street below, he speculates that many of the businesses will be boarded up and half as many cars will be moving along the street in the not-so-distant future. Gordon, astonishingly, envisages oil prices dropping dramatically as consumption halves. “When you throw 25 per cent of the workforce out of work as they did in the last Depression, people aren’t driving SUVs,” he says.

Deflation of money, the opposite of inflation, will mean that the prices of goods, costs of services and wages will fall, but debt will rise in real terms becoming more onerous. Jobs in debt-laden companies will be “in jeopardy,” and equities and RRSPs will plummet. Workers will be laid off in steel, forestry and commodities industries as world demand slows. Many will default on their mortgage payments, homes will be repossessed and the real estate “bubble” will burst.

This vision echoes the Depression experience when a mansion in the affluent Shaughnessy Heights area (then dubbed “Poverty Hill”), appraised in 1920 for $75,000, sold in 1939 for $7,500. Vancouver in the Depression was known as the “hobo capital of Canada,” and Gordon envisages encampments of homeless people springing up in Stanley Park, the B.C. border being shut to Canada‘s migrating workers and rising taxes as the tax base shrinks.

Although Gordon hesitates to pinpoint a specific date, he reckons we could even hit rock bottom in a couple of years, meaning the 2010 Olympics will be “somewhat muted.”

The social repercussions will be worse south of the border, he believes, than in Vancouver because citizens in the U.S. are armed. “I think things like the Patriot Act are just the initial way to really control a dangerous population,” he says.

Gordon speaks quietly, firmly, choosing his words deliberately. Occasionally, he stops to lean back in his chair and reflect on the sun-drenched city below, allowing his words to sink in.

“I don’t like talking about it. It does bother me. I get really worried about it,” he says in almost a whisper. “I hope to God I’m wrong, I really do. The only thing is I can’t see how I am wrong because of the debt.”

Gordon’s fears haven’t stopped him enjoying life. During an interview he picks up a model off his desk of his smart new Lexus (paid for in full), and jokes darkly, “I shouldn’t be driving [it] in a Depression.”

He laughs at the irony that he took out a mortgage to buy a “big house” in White Rock last March before the Kondratieff Winter had begun to really kick in.

These would hardly seem the actions of someone who believes that real estate and automobiles are going to plummet in price, but Gordon, now in his ’60s, says he felt at his age he could not put off these kind of decisions. He had been feeling cramped in his former apartment and last year he remarried. “I knew I was paying too much,” he says, “But I needed to change my lifestyle.”

He also feels he has protected himself by putting all his other assets in gold and gold shares. And he predicts that gold, which has climbed from around $250 US an ounce in 2001 to around $418 US at the time of this story, will soar in value as in the Great Depression. (Others, including Robert Prechter, have argued that deflation will be accompanied by a fall in the value of gold).

As with other “gold bugs,” Gordon might simply be stirring up fears. Gold loves chaos, fear and panic, and the gold community is a breeding ground for doom-mongering and conspiracy theories. Gordon also sells stock for a living in speculative mining companies, shares of which are risky and volatile. But Gordon, with his belief that gold is safer than houses, doesn’t see any conflict of interest. He sees it as walking his talk. “I’ve always had a fascination and belief in gold, because I trust it. But if I thought that selling real estate would make my clients lots of money that’s what I would sell them.”

Mark Twain once quipped, “Prophecy is a good line of business, but it is full of risks.” Certainly, Kondratieff Long Wave analysis can seem like an unreliable compass to the future.

Lebowitz questions Gordon’s reading of the Long Wave. “If you really believe in Kondratieff waves, you would have to be predicting that we’ve finished with the slump of the fourth wave and now have entered the boom phase of the next wave.” Another who thinks we are about to start a new upswing, rather than a downswing, is Gordon’s mentor Donald Hoppe.

When Gordon was interviewed for this article, he believed Hoppe was dead. In fact, Hoppe stopped writing his newsletter in 1993 because, at 70 years old, he felt he was too busy working. Speaking on the phone from his home in Chicago, Hoppe-still much alive-scoffed at the idea of another Great Depression taking place.

“Expecting a repetition of the Great Depression would be equivalent to expecting World War II again. History doesn’t work that way. The conditions of the Great Depression are just not present today,” he says.

UBC’s Hugh Neary says that modern governments and policy makers are sophisticated enough to deal with pressing economic issues. He suggests that crises and bubbles will continue to come and go and they will be painful for the people involved, but they will be localized and contained.

“Even if there is this Kondratieff downward force politicians can respond, and there are policies that they can use to counteract it. The question is if they are clever enough and have the political will,” says Neary.

“We’re not condemned to hell, unless we agree to go there.”

The “dismal science” is littered with failed prognostications. James Dale Davidson and Lord William Rees-Mogg, former editor of the Times of London, predicted a depression in the 1990s in The Great Reckoning in 1991. The book sold well, but they got it wrong.

Says Hoppe: “It was a big fat book with all the charts and numbers. It was a marvellous piece of work and it was predicting the imminent collapse of the whole Western economy and of course it didn’t happen and the reason it didn’t happen is because the Fed [the U.S. Federal Reserve Bank] didn’t let it happen.”

Gordon, surprised that Hoppe is alive, nevertheless maintains that we are in a downturn that could last years.

Like a weatherman making a long range forecast he has had to adjust his outlook. After initially suggesting the Winter cycle should run until about 2010, he changed that to 2020, saying he realized that the economic unraveling would take longer than he initially expected.

There is a fierce battle being waged against powerful economic forces. And Gordon argues that the weapon of choice-more debt-will only increase the pain in the day of reckoning.

Time will tell if he’s right.

Shangri-La to ante up $17M

Saturday, October 2nd, 2004

HIGH-RISE I Developer wins 20-storey height increase for tower

Sun

 

CREDIT: Glenn Baglo, Vancouver Sun

Architect James K.M. Cheng and model of Shangri-La development.

Presentation centre: 1166 Alberni

Centre hours: noon to 6 p.m. except Fridays

Telephone: 604-605-8833

Website: www.LivingShangri-La.com

Developer: Westbank Projects and Peterson Group

Architect: James K.M. Cheng Architects

Interior design: James K.M. Cheng Architects

Project size: 227 units

Residence size: 2,200 square feet to 4,535 square feet

Residence price: $400,000 to $5.3 million

Construction: concrete

Warranty: National Home Warranty

Vancouver‘s largest residential tower, the upscale 60-storey Shangri-La development, is also behind one of the largest community amenity contributions to the city.

The developer is providing $4.4 million towards the restoration of the Coastal Heritage Church, adjacent to the proposed Shangri-La tower on West Georgia and $1 million towards social housing in the city. The company has agreed to plant 57,000 trees to offset carbon dioxide emissions, build a $4.7-million public sculpture garden on their site and create a $2.4 million endowment fund for the garden.

In return Shangri-La received permission from the city to increase their project from 40 stories to 60 stories. This took the tower from 450 feet to 600 feet high.

“It’s a win-win situation,” said Vancouver city councillor Jim Green. “This is one of the larger ones [community amenity contributions] for the city.”

Green explained the city has long had a community amenity charge that kicks in under special considerations, such as a developer wanting to increase building height. But in recent years, city council has made an effort to increase the amount of benefits the community receives from developers.

“We’re leveraging it up, looking at more things as well as employment and sustainability. They’re [developers] not up in arms. They’re supportive of us.”

Realtor Bob Rennie, who is marketing the almost sold-out Shangri-La project, agreed the civic package is positive for both the developer and the community.

“Basically a responsible package will protect value and a non-responsible package hurts the neighbourhood,” said Rennie, who added that in his 30 years he has never seen a civic package so large.

The total cost of the civic package, including the Development Cost Levy payment of $4 million to help pay for city infrastructure, comes to nearly $17 million.

“I think all developers go into it [community amenity contribution negotiations] with an open heart and an open cheque book and as it moves along they’re shocked by how much it really costs to provide a sustainable community. In this case, it was a real win-win for the city, the developer and the community but it [the community amenity contribution] was more than they expected to pay,” said Rennie.

Still, part of the massive marketing campaign that surrounds Shangri-La promotes the fact sustainable approaches are being taken to the building design and great effort is being made for garden and green spaces to connect the building’s architecture to the environment.

One of the main features highlighted in the marketing campaign is the establishment of the outdoor exhibition space to be curated by the Vancouver Art Gallery. The exhibit will feature rotating contemporary installations as well as occasional shows in the public roof garden and galleria.

CREDIT: Peter Battistoni, Vancouver Sun

Coastal Church at 1160 West Georgia will benefit from the Shangri-La development to the tune of $4.4 million.

Owners of the adjacent church, which was at risk of being demolished, have agreed to accept heritage designation by accepting the $4.4 million revitalization funds negotiated by the city from Shangri-La. With such a designation the rare Colonial Revival style church will always be a landmark in the city. The money will go towards restoring the original appearance of the West Georgia Street facade and well as remove the wings that were built on the church in the 1960s.

Green said besides the Shangri-La development another big development on the Expo site with Concert Pacific is a good example of the community benefiting. In the latter case daycare, schools and a community centre were built.

“We’re getting more and more enlightened developers. They realize parks and schools help their projects,” said Green, who was instrumental in having the Development Cost Levy payments increased, for developers wanting to do business in Vancouver. Now, instead of paying the city $2.50 a square foot the cost is $6 a square foot.

“It’s financing growth,” said Green. “We use that money to supply parks and upgrade infrastructure.”

He added although it’s not a city policy that developers hire local labour he tries to make it a requirement when each new project comes before council. This was the case with the Shangri-La project, he noted.

Shangri-La, which won’t be ready for occupancy before 2008, is marketed as the city’s largest luxury highrise that will also include the famous Shangri-La Hotel, which is renowned across Asia and the Middle East for its five-star excellence.

The marketing budget alone for the project was $3 million, of which $600,000 was spent to build the presentation centre, said Rennie.

“People have to see what they are buying,” he said.

And buy they did.

To date, only four suites are left below the 42nd floor while 28 suites remain above the 43 floor, all priced from $1.6 million to $5.3 million. He said 15 per cent of the buyers were from the United States, while 85 per cent were local buyers who plan to live in the downtown core.

Rennie said he believes the reason units sold as quickly as they did as buyers like having access to one of the best hotels in the world and all of its services.

“They’re very conscious of the view but aside from that they like living in the tallest tower in the city and having the service and security that comes with living on top of a Shangri-La five star hotel,” said Rennie.

The suites range in price from $400,000 to $5.5 million. Space ranges from a one bedroom and den at 677 square feet to a 1,300 square foot penthouse suite, costing about $1,000 a square foot, that includes a private pool.

Everyone in the suites will get a $75,000 gourmet kitchen, with stainless steel countertops and subzero fridge, as well as a spa-like bathroom. All units have 10-foot ceilings and the higher end ones have their own private elevators.

CREDIT: Ian Smith, Vancouver Sun

Living area of suite in Shangra-La offers an incredible view.

CREDIT: Ian Smith, Vancouver Sun

General contractor Ron Mansouri (left) and realtor Bob Rennie in one of the kitchen models for the condos.

He said many of the buyers are moving from other high rise buildings in the downtown area.

Buyer Lana Fahrni is such a person. Although she doesn’t want to say where she is living now she decided to buy a unit in Shangri-La because “this is the place to be downtown.”

“I’m moving my whole family,” she said.

“I like the amenities and the quality of the building.”

Fahrni said she will have a suite on the 22nd floor, her sister will be on the 31st floor, a cousin on the 33rd floor, a nephew on the 20th floor, a niece on the 22nd floor, another cousin on the 21st and another sister on the 28th.

“My nephew lives in a high rise in Coal Harbour but he made his mind up to move here in five minutes. It’s a different atmosphere. Very vibrant,” she said.

“I think Vancouver itself, not necessarily because of the Olympics, is the place for people to come. Everyone loves it,” she said.

© The Vancouver Sun 2004

Leaky condos affair has a positive spin off

Saturday, October 2nd, 2004

Bob Ransford
Sun

 

There is a silver lining in the cloud that brought the leaky condo crisis to the B.C. Lower Mainland. The residential construction industry has become much more sophisticated.

Builders have never before worked so closely with their architects, engineers, designers, product and materials suppliers and construction trades to ensure quality control and properly design and build new homes. Believe it or not, there wasn’t a lot of collaboration in the old days.

I remember working on large multi-family condominium apartment projects a decade ago where the architects who designed the buildings and wrote the construction specifications refused to visit the job site. They feared taking on liability for how the project was built, believing they could avoid it by

letting someone else supervise construction. In reality, regardless of their refusal to ensure that the building was built as they intended it to be, they shared in the liability.

That was then. This is now. Everyone has learned about liability the hard way. What might look good on paper actually has to be buildable and today architects and engineers are much more involved in what happens on-site.

At a recent Urban Development Institute seminar dedicated to exploring how the homebuilding industry has raised the bar in quality assurance for wood frame buildings, industry representatives talked about the importance of not only involving the design professionals in construction, but also the value of involving the building trades in design.

Polygon Homes’ Vice President of Quality and Customer Service Bob Switzer said some of the best ideas for better construction methods and innovations in building products come from construction trades workers who are doing the hands-on work.

Pierre Gallant, an architect and senior principal with the North American-wide engineering firm of Morrison Hershfield, pointed out that collaboration and the learning that flows from it must be continual because there are no “recipe books” for quality construction.

“Recipe books are for when you stop thinking,” he warned.

He pointed out the need to review every step of the construction process. Review starts at project conception and continues through design, construction and after-sales maintenance monitoring. It even means destructive investigation, where walls are pulled apart and inspections confirm building performance long after the completion of construction.

Vancouver‘s biggest multi-family builder, Polygon, has adopted three key principles to ensure quality in their new generation of construction: climate sensitive design, sound construction methodology and after-sales monitoring and maintenance.

Polygon’s idea of climate sensitive design focuses on using “umbrella architecture,” designing large overhangs and complex flashing systems to deflect rain from the walls.

They’ve made the biggest strides in quality assurance in their construction methodology, rigorously ensuring a system of on-site testing and in-house quality reviews. They are building smarter, ensuring that materials are protected from the weather when they are stored on-site before being applied.

Polygon has also worked closely with their suppliers to improve products, like windows and doors. Switzer said the building materials industry has “answered the call” and invented new products that are more durable and can be installed with more confidence.

The third principle Polygon embraces involves a commitment to a comprehensive after-sales monitoring and maintenance program. They work closely with strata councils to ensure that the small things are attended to before they become big problems. An example is trimming plants that may have creeping vines, so they don’t penetrate behind exterior siding and act as a wick for water.

Technology is also being used to monitor building performance with moisture sensors built into wall assemblies.

The federal government’s guru on building technology, C.M.H.C.’s Dr. Jim Robar, cautioned that the housing system in Canada is now highly developed, but it is not fail safe.

The leaky condo crisis scared everyone — including builders and their collaborators. Huge improvements have been made over the past decade in how new homes are designed and built.

The bar has been raised. Most importantly, the collaboration continues and further improvements will be made as more is learned.

Bob Ransford is a public affairs consultant with COUNTERPOINT Communications Inc. He specializes in urban development issues. He is a former real estate developer and serves as a director of the Urban Development Institute- Pacific Region. Contact him at [email protected]

© The Vancouver Sun 2004

House prices rise, but at slower rate

Friday, October 1st, 2004

Province

 

House prices continue to climb in Greater Vancouver in the third quarter but there are distinct signs the frantic demand for housing is slowing, Royal LePage Real Estate Services said yesterday.

Of the seven Vancouver markets examined, the value of a standard condominium experienced the most dramatic appreciation, increasing by 20.9 per cent to $236,555, year-over-year. The average price of a standard two-storey home increased by 13.5 per cent to $544,237, and a detached bungalow rose by 14.0 per cent to $471,267.

“Demand for homes has remained steady, but the arrival of more inventory has fostered more healthy activity and less frantic conditions in most of Vancouver,” said Bill Binnie, president Royal LePage Northshore.

“Buyers have adopted a more relaxed attitude and are not rushing in to grab the first property they see,” he added.

The same is happening across the country with higher housing inventories moderating price increases.

The average price of a detached bungalow rose 6.7 per cent to $249,244, a standard two-storey home increased 6.5 per cent to $309,415 and a standard condominium appreciated 7.3 per cent to $176,826.

“As listings grew, the upward pressure on house prices began to ease off, which made the market more hospitable for buyers during the third quarter,” said Phil Soper, chief executive of Royal LePage.

© The Vancouver Province 2004

Slower house sales cool overheated BC market

Friday, October 1st, 2004

That’s welcome for buyers and sellers, realtors say

Gillian Shaw
Sun

 

British Columbia‘s real estate market led the country in price increases over the past quarter, but Lower Mainland homebuyers are starting to see some relief from the overheated market, according to reports released Thursday by Royal LePage Real Estate Services and the B.C. Real Estate Association.

Canada-wide, Royal Le-Page reported an increasing number of listings resulted in more choice for buyers and an easing of price increases for the third quarter of this year, compared with the same period last year.

The average price of a detached bungalow rose 6.7 per cent to $249,244, while a two-storey home was up 6.5 per cent at $309,415, and a condo was up 7.3 per cent at $176,826.

Vancouver topped price hikes for the quarter, with detached bungalows up 14 per cent to $471,267, two-storey homes up 13.5 per cent to $544,237, and the average condo up 20.9 per cent to $236,555.

Despite the higher prices, both Royal LePage and the BCREA reported good news for would-be homebuyers in the cooling of the Lower Mainland’s frenzied real estate market to what are considered more normal levels. The frantic bidding wars, with competing buyers putting multiple offers on a property, are virtually over — at least for now — according to the industry.

“There is no question that things are cooling down to a more normal level,” said Bill Binnie, owner/manager of Royal LePage Northshore. “It is good news for buyers because they don’t have to necessarily act immediately without doing due diligence.

“It is good news for sellers because with the market so hot, there were some problems. It was so crazy.”

The BC Real Estate Association reported a 1.61-per-cent decrease in the dollar volume of homes sold on the Multiple Listing Service (MLS) in August, and an 8.75-per-cent drop in unit sales, compared with August 2003. BCREA reported 7,589 homes, worth a total $2.16 billion, sold in August, marking the seventh consecutive month B.C. home sales topped $2 billion.

“The Lower Mainland and Victoria, the two hottest markets of the last 18 months, have settled to a more normal market,” said BCREA President Gordon Maroney. “At the moment it is a better market for buyers and sellers, and certainly for realtors.”

Maroney said the frenzied market, which saw properties snapped up in a day and multiple offers on listings, was difficult for both buyers and realtors.

“It meant disappointment for people, and it meant they had to work that much harder to find what they wanted.”

Year-to-date sales have reached 68,753 units, worth $19.7 billion. That’s a 22.54-per-cent improvement in dollar volume and an 8.47-per-cent jump in unit sales over the first eight months of 2003. Maroney said he expects the trend will carry through the rest of the year.

“I’m confident our sales will exceed 2003 in both unit and dollar values,” he said.

While Vancouver and Victoria sales slowed, Maroney said other areas of the province enjoyed double-digit growth.

He said Prince George and northern B.C. saw an almost 13-per-cent increase in unit sales and a 31-per-cent increase in dollar volume. Kamloops had a 35-per-cent increase in unit sales, with a 59-per-cent increase in dollar volume.

“The economy is improving in the province in general, so those areas that were lagging are showing substantive improvement.”

The Real Estate Board of Greater Vancouver released year-to-date sales to the end of August showing sales were up 4.8 per cent over the same period last year. However, sales slowed in August compared with the year earlier, with detached, attached and apartment sales sliding a total 24.4 per cent to 2,487, compared with August 2003 sales of 3,290.

Sales of apartments dropped 19 per cent to 1,045 sales in August, down from the year earlier. The benchmark price of a Greater Vancouver apartment, calculated by the real estate board’s housing price index, is $243,100, up 17.1 per cent from a year ago.

Sales of attached homes were down 27 per cent in August 2004 to 379 units sold, compared to 520 units in August 2003. The benchmark price of an attached unit is up almost 20 per cent over the year earlier, reaching $330,520 in August 2004.

Detached property sales were also down by 28 per cent to 1,063 sales in August 2004, compared with 1,478 sales in August 2003. The benchmark price of a detached home was up almost 20 per cent over August 2003, at $518,160.

Georges Pahud, first vice- president of the Real Estate Board of Greater Vancouver, said prices are still strong and Vancouver has “an active and stable market.”

“Numbers are lower than last year, but last year was such a banner year, we can’t have record-breaking years, year after year.

“A healthy market is a little slower. It gives everybody a chance to shop around.”

– – –

THROUGH THE ROOF

Selected Greater Vancouver average home price increases, September ’03 to September ’04

Detached bungalow

Standard two-storey

Standard condo

Coquitlam 6.4% 8.4% 12.3%

Vancouver East 15.1% 16.3% 28.2%

North Vancouver 8.4% 20.0% 17.8%

Surrey 14.3% 5.9% 16.7%

Vancouver West 12.5% 9.0% 23.0%

© The Vancouver Sun 2004

October 2004 – MLS sales down 27%

Friday, October 1st, 2004

Market remains stable despite cooler fall sales

Sun

 

Vancouver, BC – The Real Estate Board of Greater Vancouver (REBGV) reports that year-to-date sales for October 2004 remained relatively unchanged with a less than one per cent decrease in units sold compared to 2003. Sales of detached, attached and apartment properties totaled 2735 in October 2004, a decrease of 27.4 per cent from the 3766 properties sold during the same period in 2003.

“What we’re seeing is a stable market,” says REBGV President Andrew Peck. “Sales numbers for October 2004 were unheard of between October 1993 and October 2001.

“There is a good balance between home buyers and sellers that has resulted in less pressure on home prices,” Peck says. “While benchmark prices increased in comparison to last year, we’re seeing less of a change in comparison to last month. To get a better understanding of what’s happening in your local market, consult your realtor.”

According to Multiple Listings Service data, sales of apartment properties decreased 24.7 per cent in October 2004 to 1,271 sales, compared to 1,689 sales in October 2003. The benchmark price of an apartment property in Greater Vancouver, calculated by the Board’s Housing Price Index, is $243,090, up 15.1 per cent from one year ago.

Sales of attached properties decreased 20.5 per cent in October 2004 to 431 units sold, compared to 542 units in October 2003. The benchmark price of an attached unit is $324,280, up 13.6 per cent from October 2003.

Sales of detached properties totaled 1,033 in October 2004 compared to 1,534 sales in October 2003. The benchmark price of a detached home increased to $493,220 up 10.7 per cent from a year ago.

Bright spots in Greater Vancouver in October 2004 compared to October 2003:

Attached:

Port Moody/Belcarra

up 37.5% (22 units sold, up from 16)

Squamish

up 57% (11 units sold, up from 7)

Apartments:

Port Moody/Belcarra

up 38.5% (18 units sold, up from 13)

Richmond

up 11% (161 units sold, up from 145)

October 2004 detached, attached and apartment properties sales compared to October 1993 through October 2001 sales

  • October 2004 sales increased 34.7 per cent compared to October 1993. Year-to-date sales to the end of October 2004 are up 19.9 per cent in comparison to the same time in 1993.
  • October 2004 sales increased 33 per cent compared to October 1994. Year-to-date sales to the end of October 2004 are up 26.5 per cent in comparison to the same time in 1994.
  • October 2004 sales increased 23.5 per cent compared to October 1995. Year-to-date sales to the end of October 2004 are up 63.5 per cent in comparison to the same time in 1995.
  • October 2004 sales increased 3.8 per cent compared to October 1996. Year-to-date sales to the end of October 2004 are up 33.9 per cent in comparison to the same time in 1996.
  • October 2004 sales increased 17.9 per cent compared to October 1997. Year-to-date sales to the end of October 2004 are up 32.2 per cent in comparison to the same time in 1997.
  • October 2004 sales increased 76.8 per cent compared to October 1998. Year-to-date sales to the end of October 2004 are up 90.3 per cent in comparison to the same time in 1998.
  • October 2004 sales increased 49.8 per cent compared to October 1999. Year-to-date sales to the end of October 2004 are up 57.9 per cent in comparison to the same time in 1999.
  • October 2004 sales increased 43.9 per cent compared to October 2000. Year-to-date sales to the end of October 2004 are up 71.7 per cent in comparison to the same time in 2000.
  • October 2004 sales increased 13 per cent compared to October 2001. Year-to-date sales to the end of October 2004 are up 40.4 per cent in comparison to the same time in 2001.