Archive for December, 2005

Urban village draws buyers

Saturday, December 10th, 2005

BURNABY I Customers from all over the Lower Mainland choose Highgate address

Sun

Kitchens in the West tower feature stainless appliances, and granite will top the counters. The tower will be the fourth, and last, in Highgate Village.

WEST AT HIGHGATE VILLAGE
Sales centre: 202 – 7155 Kingsway, Burnaby Hours: noon – 5 p.m. daily Telephone: 604-540-2672 Web: bosaproperties.com Project size: 213 residences in a 31-storey tower and four-storey wing Residences: Studios, 1, 2, 3 bedrooms, 580 sq. ft. – 1,200 sq.ft. Prices: From $219,900 Developer: Bosa Properties Architect: Lawrence Doyle Architects Warranty: St. Paul Guarantee, plus concurrent two years, labour and materials, from Bosa Properties Tentative occupancy: January, 2008
Unfortunately our-just-the-factsma’am introduction to new-home projects sometimes fails us at Westcoast Homes — and, therefore, you the reader. There were 213 homes for sale in West. The starting price was $219,900.
   As of this week, about 80 homes are still for sale, meaning the project is 60-per-cent sold. The starting price of the remaining properties is $299,900. (The smaller apartments went first.)
   “Buyers from all corners of the Lower Mainland have begun to discover Highgate Village, and hundreds have chosen to call this vibrant new community home because it is just that — a real community,” Paulette Cassis of Bosa Properties says of the robust sales.
   “Many have told us they fell in love with HighGate Village because of the convenience that our urban village provides. A varied selection of shops and services are now open, including Save-On Foods, Starbucks and Shoppers Drug Mart.
   “Over 3 1 /2 acres of green space will soon adorn the village, and, of course, our homes are some of the most affordable concrete homes available in the Lower Mainland. … While a range of designs are still available, we’re encouraging buyers to visit us soon before the project is sold out”.
   West is the fourth, and last, residential tower Bosa Properties will build in the HighGate Village community that it created on the site of the old Middlegate shopping mall.
   In fact, the refurbished retail component of HighGate Village is one of the neighbourhood amenities that other developers are using to attract newhome buyers to their projects.
   The West show home is located in one of the completed towers.
   ‘‘With its sweeping western exposure our two-bedroom-and-den display suite offers a preview of what you can expect at West,” Cassis says.
   “The West homes will enjoy a prime location, on the southwestern corner of HighGate Village.
   ‘‘The homes, accordingly, will feature breathtaking panoramic views, in all directions; west to downtown, east over the parks in the neighbourhood; north to the Coast Mountains; and south to Georgia Strait and beyond.”

Squamish home sells for $1 million

Saturday, December 10th, 2005

REAL ESTATE I Foreign buyers snap up pricey properties halfway between Whistler, Vancouver

Derrick Penner
Sun

Squamish real estate reached the $1 million threshold this week with the sale of a deluxe, 3,600-square-foot home in the town’s tony Garibaldi Highlands, realtor Joanne Ennis reports.

Ennis, with Royal LePage Black Tusk Realty in Squamish, said the house, which was listed for $1.09 million, sold for exactly $1 million to a young couple moving from the United Kingdom.

She added that the next highest sale this year was a neighbouring home that went for $925,000.

Buyers for the last few high-end properties in Squamish have come from out of the country and were attracted by the town’s central location between Vancouver and the skiing at Whistler, Ennis said.

Upgrades to the Sea to Sky Highway have had a big part in the increased attractiveness, she added, making Squamish like “the ‘Malibu’ between Vancouver and Whistler.”

“Finally, we’re getting some recognition.”

Ennis said there has been some spillover from Whistler itself with buyers drawn south to the relatively more affordable real estate in Squamish.

“In Whistler, if you’re going to buy this quality of a home, that’s in the $2 million, $3 million and $4 million mark,” she added.

The $1-million home is on Glacier Heights, which Ennis described as almost the top of the Garibaldi Highlands, and boasts four bedrooms, five baths, hardwood floors, crown mouldings, a home theatre and spectacular view of Squamish and Howe Sound.

At the lower end of Squamish real estate, prices for single detached homes generally remained the second lowest within the Real Estate Board of Greater Vancouver. Board statistics for November showed 21 single-family-home sales in Squamish in November with the median price hitting $364,000.

West Vancouver had the highest average price in November with 49 sales and the median price coming in at $1.2 million.

The Sunshine Coast had the lowest median price, which was $302,000 across 45 sales.

© The Vancouver Sun 2005

Multi-use space buyers’ priority

Saturday, December 10th, 2005

Pricing will shrink living space in future designs, real estate marketer says of survey results

Kim Pemberton
Sun

Topping the wish list of the buyers of new apartments and townhouses are efficient layouts and expensive appliance packages, suggests a survey shared this week with participants in a trends seminar.

The survey of 660 new-home buyers was released by Fifth Avenue Real Estate Marketing Ltd. The buyers bought either a low-rise apartment or a townhome in the last year in seven suburban Vancouver communities.

“It’s all about doing more with less space,” Fifth Avenue’s Mark Belling commented.

“It’s about using space for multi-activities. Having no unnecessary wasted space. It’s that kind of thinking that has to go into our future designs as we shrink our living space because of pricing.”

Belling notes geography matters: A new 1,100-square-foot apartment will cost, on average, $180,000 more in Vancouver than in Richmond.

Although the apartment buyer and the townhouse buyer apparently share the same top priorities, they differ on their subsequent priorities.

Townhouse buyers want a bedroom on the main floor for the third choice; large windows for their fourth; and granite countertops, mature landscaping, fenced yards and a sense of privacy after that.

The townhouse buyers surveyed were typically couples in the 20- to 40-years-old bracket with a combined income of between $50,000 and $80,000.

The apartment buyers placed quality of construction and a stable home warranty provider as their third priority. An enhanced sound system, video surveillance at the entrance, more parking spaces, laminate hardwood and granite countertops were next. These buyers were typically 25 to 35 years old with a combined income of $35,000 to $60,000.

The Greater Vancouver Home Builders’ Association sponsored the seminar, the first for the organization dedicated to new-home trends, but not the last, chief executive officer Peter Simpson promised.

“The market is so hot out there because there’s so much activity,” says Simpson.

“With a lot of projects being introduced everyone [developers] wants a leg up from the next guy. This will bode well for consumers getting the latest and the best.”

On the “options” wish list townhome buyers said their first priority would be for crown mouldings, followed by choosing their own paint colours, having built-in cabinetry, then real hardwood. Low-rise condo owners wanted more cupboards, followed by choosing their paint colours and thirdly, wanting luxurious bathrooms.

The wish list concerning neighbourhood amenities had both condo and townhome owners wanting to be within walking distance to buy groceries, but Belling says considering this was the top choice for community amenities he was surprised location was not even mentioned.

“You would think location would be the top of the list but yet it was floor plans,” says Belling, who gave the report’s findings to a homebuiilders association seminar on top 2006 trends.

Belling says one trend developers should be aware of is how interior spaces and exterior architecture of condos and townhomes will likely resemble resort facilities.

© The Vancouver Sun 2005

Factory-built homes offer an affordability fix

Saturday, December 10th, 2005

Bob Ransford
Sun

Nearly a century ago, when my great-grandfather first settled in this part of the country, he lived in a home built in a factory in New Westminster and shipped in panels by barge to Steveston. That stately looking house — “modern” for its time — stood for more than 75 years.

In recent years, the image we’ve conjured up of factory-built homes are of the low-cost “single-wide mobile homes” mass-produced in the early 1950s as one of the solutions to the housing shortage caused by the return of veterans after the Second World War.

But the factory-built homes of today bear little resemblance to their ancestors of the last century and perhaps a bit more of a resemblance to the catalogue homes of the century before.

Gone are the boxy and flat-roofed mobile homes on cinder blocks. The new modular factory-built homes have high-pitched roofs, vaulted ceilings, winding staircases and floor plans of 2,000 square feet and more with modules combined.

Why, and how, will factory-built housing play an increasingly important role within the Canadian homebuilding industry in the future? Product enhancement and lifestyle marketing. Those are the two keys to the factory-built housing industry taking a bigger portion of future housing markets.

Better technology and choice of materials has allowed factory builders to offer more choices in design elements and living spaces to consumers. In many markets in Canada, modular home builders are able to ship modules almost as wide as a standard site-built home, offering larger, more open spaces.

In B.C, quirky highways regulations restrict module size during transport to a much smaller size than in other jurisdictions.

This means fewer design choices and more finish work being required on site to secure multiple modules together. These significantly more restrictive transport regulations also mean greater cost to homeowners. Cost is one of the factors allowing factory-built or modular home builders to have an edge in lifestyle marketing.

Vancouver-area homebuilder Shinya Mikawa, who has recently become a local dealer for a Lethbridge, Alberta-based factory-built home producer, Triple M Housing, still hopes to be able to deliver a single-storey bungalow to a lot in the lower Fraser Valley area at 30 to 40 per cent less than a comparable site-built home, even with the restrictive local transport regulations.

Two-storey homes, averaging slightly more than 2,000 square feet, will be priced 20 per cent lower than a site built home.

Looking at one of Mikawa’s renderings of the factory-built homes he is offering, it is difficult to find any aesthetic difference between it and a site-built home.

Part of the lifestyle marketing appeal of factory-built housing is the product’s superior quality. During the six weeks a home is in production in Ken Koda’s Lethbridge factory, every facet of the home construction takes place in a controlled environment.

Unlike site-built homes, where the home is built from the bottom-up and much of the wood frame is exposed to the elements, including rain and moisture, factory-built homes are built with dry lumber and shipped with a hinged roof attached.

Triple M’s quality control in the factory allows them to offer a 10-year warranty to home buyers, something that local dealer Mikawa believes will appeal to B.C. homebuyers frightened by the 1990s leaky condo crisis.

Another benefit of factory-built housing is the price certainty it offers in today’s construction market, which is experiencing continuous price escalations.

If you decide to build a site-built custom home today, you are likely exposing yourself to a moving target in terms of your final cost. Increases in material prices and the shortage of skilled trades can mean a substantial unknown variance.

Once your factory-ordered home is on the production line, the factory can fix the price for you with its stable work force and pre-ordered materials.

Factory-built housing may be one of the keys to finding an affordability advantage in future housing markets.

Bob Ransford is a public affairs consultant with COUNTERPOINT Communications Inc. He is a former real estate developer and a director of the Urban Development Institute – Pacific region.

E-mail: [email protected]

© The Vancouver Sun 2005

Homes of Vancouver Latest Gnomes of Zurich

Saturday, December 10th, 2005

Sun

”Vancouver is the . . . Swiss bank account of [international] real estate.”

– Cameron McNeill, MAC Marketing Solutions,at a local homebuilders’ conference

By virtue of representing more local developers over the years than they could name (unprompted, of course!) the MAC partnership of Cameron McNeill (left in the photo below) and Jason Craik (right) is one of the leading conduits of offshore money into local real estate. So when McNeill says the city is a deal (relatively) and desirable (extremely) for real-estate buyers from outside North America, we locals should listen up.

By his reckoning almost 80 per cent of the buyers of new product downtown are residents of China, Korea or India. And they don’t find daunting square-foot list prices for a Coal Harbour concrete apartment of $750 to $1,000 or a Yaletown apartment, without a view, of $550.

These prices, by the way, mean Vancouver is still a cheaper buy than Seattle, McNeill says. Story, D14

LOCAL HOME STARTS DROP 21 PCT. IN NOVEMBER

Number of homes started in metro Vancouver last month: 1,341

Percentage change, between November 2005 and November 2004: -21

Number of multiple-residential homes started in metro Vancouver last month: 913

Percentage change, between November, 2005 and November, 2004: -30

”Fewer housing starts were expected in November after achieving a record . . . in October. Typically, multiple housing starts, which comprise three-quarters of all new construction activity, vary widely from month to month.”

— Canada Mortgage and Housing Corp., on the November starts

“Solid housing market fundamentals are driving consumer demand.

Strong employment growth, rising wages and relatively low mortgage rates continue to induce home purchases in greater Vancouver.”

— Cameron Muir, the lead market-watcher in the national agency’s Vancouver office

© The Vancouver Sun 2005

Scientists work on homes that don’t fall down

Friday, December 9th, 2005

Hurricanes will have to huff and puff to level this building experiment

Charles Mandel
Sun

Imagine your house on steroids. That’s the idea behind fortified homes, the latest home-building trend in the wake of the powerful hurricanes that ripped apart houses along the U.S. Gulf Coast this year.

The North American insurance industry is encouraging builders to construct houses capable of withstanding extreme conditions, with such features as armour-like garage doors and frames made of fibreglass composite or precast concrete.

In Canada, scientists from the University of Western Ontario are studying how to build better, stronger houses at the so-called Three Little Pigs facility. Inside a hangar at the London, Ont., airport, researchers are constructing a two-storey, wood frame house that will be subjected to simulated hurricane-force blasts.

“What we’re interested in doing is developing science-based evidence on how a house bears load, so that it will perform better in an extreme event,” says Mike Bartlett, an associate professor in Western’s faculty of civil and environmental engineering. “Current Canadian housing is not bad, but we think it could probably be improved.”

That’s a sentiment many in Canada’s insurance industry share.

“We need to see this as a growing and urgent issue that we all need to respond to,” says Kathy Bardswick, CEO of the Co-operators Group, a conglomerate of Canadian insurance companies.

While Canada hasn’t experienced the same level of devastation as the American south, climate change is increasing the frequency and intensity of storms and consequently the property damage price tag, according to insurers.

“We thought last year was a significant year for storms and yet this year Ontario saw its most serious storm ever,” Bardswick says. The damage from the August storm in the Toronto area resulted in a $500-million payout.

In the West, summer storms that battered southern Alberta cost insurers an estimated $275 million.

Ice storms, fires and vicious winter blizzards are battering Canadians. “We’re seeing more damage to homes all across the country,” says Paul Kovacs, executive director of the Toronto-based Institute for Catastrophic Loss Reduction.

Kovacs is leading the charge for fortified housing in Canada. The institute is introducing a new program which advocates homes be built with certain features in order to become certified as a fortified.

© The Vancouver Sun 2005

Canadian housing markets rebound

Friday, December 9th, 2005

Province

OTTAWA — There was more evidence yesterday of the resilience of the Canadian housing market, with reports of a rebound in construction and another increase in prices for new homes.

The annual pace of housing construction starts jumped 7.4 per cent to 222,100 in November from 206,800, Canada Mortgage and Housing Corp. reported, noting the increase recovers most of September’s drop in activity.

“Strong employment and income gains, coupled with low mortgage rates, continue to bolster consumer confidence and demand for homes,” said Bob Dugan, economist with the agency.

Ontario led the country with a 36.9-per-cent jump in the seasonally adjusted annualized rate of urban housing starts in November to 74,600 units, due in large part to a recovery in the volatile multiples segment in Toronto. Urban housing starts in November in the Prairies were up 3.1 per cent to 39,600 units and up 1.8 per cent to 40,500 units in Quebec compared to the previous month.

Activity was down on both coasts, with the seasonally adjusted annual rate of urban starts in B.C. falling 13.8 per cent to 29,900 units and 19.4 per cent to 7,900 units in the Atlantic region.

Meanwhile, StatsCan reported its index of new home prices rose by 0.7 per cent in October following a 0.6-per-cent rise in September and were 5.4 per cent above 2004 levels.

© The Vancouver Province 2005

Internet makes it easier for employees to steal money or information

Thursday, December 8th, 2005

Companies face new hazards now that the Net makes it easier for employees to steal money or information, or commit sabotage

Gillian Shaw
Sun

Forensic computer expert Dave Iverson says employee use of computers and the Internet puts firms at risk if they’re not prepared. Photograph by : Ward Perrin, Vancouver Sun

Employees may also use a company computer to access illegal websites, including child pornography or discrimination sites, putting the employer at risk if its equipment and Internet access is being used for that activity. Also, the prospect of police descending on your business to confiscate computers for a forensic investigation into child porn could hardly be good for your company’s reputation.

Another problem is hacking — even an attempt made in fun to try out hacking tools found online can backfire on the company that owns the computer being used. Iverson tells of a local college that found itself the target of an investigation when a student launched a hack attack just as a lark.

Computers also make it easier for employees to disclose information, since it no longer has to be painstakingly copied on the office machine and hidden in a briefcase. All it takes is a quick e-mail to a browser account to deliver confidential information and trade secrets, or plugging in a keychain storage device to download crucial information and walking out the door with it.

When it comes to litigation, employees should be aware that company e-mails are fair game, so damaging comments made in such mail may come back to haunt the company.

And then there is monetary theft. Re-directing money is so much easier in the digital age. Iverson tells of cases where the salary of a long-departed employee continued to be paid through the company payroll, with the funds going into the account of an employee at the company. Iverson said such schemes often fall apart only when the thieving employee goes on holiday or gets sick and the person filling in discovers the fraud.

In worst-case scenarios, denial-of-service attacks can bring down entire online systems, putting a halt not only to companies that are engaged in e-commerce but seriously impeding business at any company that relies on network communications. Anything from large attachments to website downloads and other non-business-related functions, to a complete virus infection can slow and stall a company’s computer network.

Buchanan, who has represented both employees and employers in cases relating to computers and the Internet, said employees must also be wary of what can go wrong.

“From the point of view of employees, people should be very careful what they put in e-mail and one their computer,” he said. “It can certainly come back to bite you.”

Employers that don’t have a clearly defined policy that entitles them to look at everything in their computers must give employees notice of such a change, Buchanan said. He said companies should expect to give the same notice that would be required of any workplace change deemed to be to the detriment of employees.

“If you already have 150 employees and you have no policy, it is harder to announce, ‘Guess what, tomorrow we might start looking at your computer,’ ” he said. “What you do in those circumstances, is that you treat it like any material change that is to the detriment of the employees.”

So for example, if employees were entitled to six months termination notice, the same notice would be required before a company could expect to freely access information on their computers. In hiring, Buchanan said, employers could make such a requirement a condition of employment.

Employers and employees alike also shouldn’t think that they can easily make information on their computer systems disappear. Iverson said he has been called in to find information on a computer that has been reformatted by an employee before leaving, supposedly erasing any incriminating information. That’s not enough — short of taking a computer hard drive to pieces, such attempts to cover a trail will likely be unsuccessful.

One employee did manage to foil Iverson by putting strong password protection on encrypted files in his computer. Iverson, who was searching for a poison pen letter — a damning letter sent by an employee to a supplier or client to discredit a company — thought it was a lost cause.

“Then I came across a list of passwords in an Excel spreadsheet — the passwords were so complicated in nature that unless you had a fantastic memory, you could never remember them, so the person kept a whole file of passwords on the computer.”

CYBER ABUSE:

Computer misuse can take many forms. Forensic computer specialist Dave Iverson co-wrote with Keri Grenier, a member of the Clark Wilson labour and employment practice group, an alert warning companies to the dangers that could lurk around their employees’ computers, including:

– Time theft: The personal use of company e-mail and Internet access that can erode efficiency.

– Conflict of interest: Using company e-mail and Internet access for personal gain, such as running an online business, gambling online or simply searching for a new job.

– Harassment and defamation: Employees may harass or defame other employees or third parties in their e-mail. Even displaying inappropriate images on a computer screen that can be viewed by others could constitute harassment. With the employer’s name usually appearing on the e-mail, the recipient may look to the employer as the source of the e-mail.

– Violation of copyright and trademark laws: Employees who download information or files that may be protected by copyright and trademark laws could be putting their company at risk of being held liable for the offence.

– Violation of privacy laws: The Personal Information and Protection Act requires employers not to collect, use, or disclose personal information unless an individual’s consent is first obtained. That may put an employer at a disadvantage in investigating the computer use of an employee, who could argue that some of the information found is personal and out of bounds to the employer, even on a company computer.

© The Vancouver Sun 2005

Goldie Hawn & Kurt Russell selling their Shaughnessy house for %5.4M

Thursday, December 8th, 2005

7,000-square-foot home on market for $5.4 million

Lena Sin
Province

Wyatt Russell (with cap) is surrounded by mother Goldie Hawn, father Kurt Russell (right) and half-brother Boston Russell while posing for a family friend after Wyatt’s team, the Richmond Sockeyes, won the provincial Junior B championship in Campbell River on April 4, 2004. Photograph by : The Canadian Press

Ah, how fickle those Hollywood stars can be.

It seems after three years of living in a $3-million, extensively renovated Tudor-style mansion in Shaughnessy, Goldie Hawn and Kurt Russell are on the move again.

The couple, who moved into the tony Vancouver neighbourhood in 2002, are selling their 7,000-square-foot home for $5.4 million.

There’s no word yet on why the Hollywood couple are selling or where they’re headed next — but perhaps the end of their son’s B.C. hockey career has something to do with it.

When Hawn and Russell moved to Hollywood North, it had nothing to do with their acting careers; rather, it was a selfless act by devoted hockey parents.

Their son, Wyatt Russell, then 15, was a goaltender for the Richmond Sockeyes Junior B team, and Russell and Hawn could often be seen at the rink.

After two seasons, Wyatt moved on to play with the Coquitlam Express — now known as the Burnaby Express — last season. But after training camp in September, Wyatt was released from the team.

“He’s a real bright, intelligent kid,” said Burnaby Express coach Rick Lanz. “Just in the end, we made choices based on what we felt was right for the team.”

Wyatt, now 19, then headed to Chicago in the fall to play with the Chicago Steel of the U.S. Hockey (Junior A) League.

But Chicago Steel spokesman R.J. Dusak said after two games, Wyatt was “released.” He doesn’t know if Wyatt is currently playing hockey.

“He was pretty torn up when he left here,” said Dusak.

As for his famous parents, their 84-year-old home is being marketed as “a classic heritage mansion of historical importance located in this most exclusive and desirable area of Vancouver.”

Real-estate agent Malcolm Hasman said he could not comment on who his client is.

The two-storey, five-bedroom, eight-bathroom home with 11 fireplaces boasts a recently remodeled gourmet chef’s kitchen, a conservatory, inlaid oak floors and an extensively rebuilt master bedroom.

The home sits on a 28,000-square-foot lot, 146 feet wide and 200 feet deep.

Since their move to Vancouver three years ago, Hawn and Russell have become fixtures in the city, often seen shopping on South Granville and dining around town.

When Wyatt graduated from West Vancouver’s Collingwood School last year, the entire Russell clan arrived from Los Angeles for the ceremony, including Wyatt’s half-siblings, Kate and Oliver Hudson.

© The Vancouver Province 2005

Design panel OKs Woodward’s project

Thursday, December 8th, 2005

Frances B
Sun

VANCOUVER – The Woodward’s redevelopment project got unanimous approval from Vancouver’s urban design panel Wednesday, with one member praising the architect and developer for their bravery and dedication.

“I want to applaud the developer for taking this on because it takes a lot of courage,” said Peter Wreglesworth.

An architect himself, he said project architect Gregory Henriquez’s design — which includes four separate buildings, a public plaza and a mix of about a dozen uses — shows a real commitment to social design and is clearly a “labour of love.”

The $280-million project, which was spearheaded by the previous COPE-Vision city council, will see developers Ian Gillespie and Ben Peterson build more than a million square feet of space. It will include both social and market housing in two towers, a School for the Contemporary Arts for Simon Fraser University, a public plaza, two major stores, a daycare, offices, a renovated heritage building that will be used by non-profit groups, and space for smaller stores.

Panel members said the design presented good solutions to a complex, rich project and said they were willing to give it some flexibility in order to help the difficult economics work.

They approved the 121-metre W tower, a flat-iron building with greenery growing up it, which will intrude two metres into one of the city’s view cones, and the density on the site.

The development, which is expected to help revitalize the Downtown Eastside, is also challenging financially because it is being built at a time of rising construction costs on the edge of the city’s most troubled and drug-dominated neighbourhood. The last city council agreed to put $13 million into the building in order to help the developer, who will finance the rest of the project.

Panel members did express concerns about several aspects of the project, especially the public space at the centre of the four buildings, the low level of retail or activities on the street side of the project, and how well the innovative “living wall” of greenery on the W tower will work.

Architect Nigel Baldwin said he was worried that the public space, part of which will be a glass-covered atrium, will struggle because it doesn’t have enough connections with the buildings surrounding it. Others said they thought it was crucial that the public space be open all the time, not gated as currently proposed.

© The Vancouver Sun 2005