Archive for June, 2007

Raw vegan

Thursday, June 7th, 2007

Mia Stainsby
Sun

PHOTO BY PHOTGRAPHER NAMEHYRE

Aaron Ash

Chef/Owner: Gorilla Food

I mainly became interested in organic and vegetarian food when I was 19 — I’m 30 now. At that point I started to think about animal rights and about the benefits of vegetarian food. I started cooking vegetarian for myself.

My jobs in a record store and health food store in Regina connected me to Mike D, the drummer with Beastie Boys [a seminal hip-hop group]. His wife, a film director, was shooting there.

I went to L.A. to visit and stayed friends with Mike. He drew me into the music scene. I feel like he’s a mentor insofar as learning how to be a hard working, focused and a determined person. I became their personal chef and cooked vegan food for them four times a week. I’d make the food and we’d eat together. They had a baby.

All I needed was yoga each day and I got to do that and explored my passion for music. I play everything from horns to percussion and keyboard. I grew up in a musical family. I got to do a vocal snippet with Mike on a Playstation game.

What kind of music do you play at Gorilla Food?

Mostly reggae and world. I guess reggae for me is all about positivity. Hip hop as well. Both have a materialistic side but a humanitarian side, too.

Where did you learn to cook?

I taught myself. When I was in Regina, a guy opened the first vegetarian restaurant and I worked there. He had travelled the world and studied all kinds of vegetarian cuisines. Then I met this raw food lady in L.A.; she was the first strictly raw foodist I’d met. She’d written a couple of cookbooks.

And you’ve also cooked for Woody Harrelson?

My friend had an art gallery on Commercial Drive and hired me to open a raw food cafe within it.

Woody was in town. I met him when he came to eat. It was called Living Source. It’s not there any more. He came back a couple weeks later to shoot a film and we connected. Then I ran into him at a Red Hot Chili Peppers concert. He’d hopped on their bus heading to Vancouver when he was shooting in Seattle.

His assistant came down for juices because he was on a 30-day fast of just juices. Then the next couple of weeks, I took catered meals to his hotel.

You operate out of a hole-in-the-wall with a takeout window. What’s that like?

Well, since it’s been sunny, sales have tripled. But people still came out in the rain and through the winter. When it’s rainy and cold, I feel bad for people having to stand outside. I guess I feel like my goal is to have a sit-down restaurant and then also get into packaged foods.

I’ve already started selling unbaked cookies — cinnamon almond raisin cookies, orange walnut spice cookies, with dehydrated sprouted seeds and no flour. I bake them at 108 F.

What’s next?

I’m planning a sit-down raw-food restaurant.

Is Vancouver ready for that?

In the right location, it’s definitely ready. I don’t think it’s ready for a super high-end, expensive one, but definitely for a casual one.

– – –

GORILLA FOOD

422 Richards St., 604-722-2504.

Gorilla Food serves organic, vegan raw food cuisine. Dishes include Thai Fresh Wraps using collard greens; Kale Tossed Salad; Ital Pizza, healthy juices, smoothies and shakes.

Most popular dish: Veggie burger (right). Made from walnuts, hemp seeds, hemp protein, sunflower seeds, carrots, tomatoes, onions, dehydrated at low temperature.

© The Vancouver Sun 2007

 

Like air miles for the palate

Thursday, June 7th, 2007

So good, ‘My mouth felt like the roof of the Sistine Chapel’

Mark Laba
Province

Chef/owner of La Buca Restaurant Andrey Durbach with a plate of osso bucco, saffron rice and gremolita.

LA BUCA

Where: 4025 Macdonald St., Vancouver

Payment/reservations: Major credit cards, 604-730-6988

Drinks: Fully licensed

Hours: Sun.-Thurs., 5 p.m.-9:30 p.m., Fri.-Sat., 5 p.m.-10 p.m.

– – –

When I was eight years old, I once had a noodle come out my nose. I was eating spaghetti when my friend made me laugh and, due to the forces of snorting followed by sinus-cavity circumnavigation and then gravitational pull, this thing found its way back into the light of day through my nasal passage. The noodle and sauce unfortunately were of a commercial quality that left my nostril feeling like it had passed a kidney stone. I vowed that if I ever were to have a noodle come out my nose again it would be only the best, like a breath of fresh Tuscan air, only reversed.

Now, if I had to pick one candidate, this great restaurant opened by Chef Andrey Durbach, already famed for his other venue, Parkside, would be the place.

La Buca captures the best of an Italian trattoria with a bit of a New York cosmopolitan feel and some classic dishes constructed with an exquisite simplicity putting the fresh ingredients centre-stage. The same can be said for the decor of this small space: sparse, tasteful but comforting with a bit of a bustle that got the old molecules buzzing and the tastebuds yearning for the dishes that were passing by us.

Peaches and I happily found ourselves mooning over a fine buffalo mozzarella and arugula salad with tomato fondata ($11.50), which I thought was a kind of dance you did while crushing tomatoes but turned out to be this rich herbal mixture that resembled an Italian salsa.

The sweet flavour of the soft buffalo mozzarella countered with the bitter shrubbery and tinge of tomato zing created a small piece of heaven out of simple ingredients.

As well, we encountered a special of the day: Slow-roasted veal sliced carpaccio-style and spread with a tuna mayo ($11). It sounded odd to me at first but somehow the barnyard and the ocean embraced each other delicately and the four salty capers were great.

For my entree I scarfed back the amazing Tuscan-style grilled steak bunked down on arugula with mushrooms and balsamic vinaigrette topped with a pile of fresh parmesan shavings ($23). This can only be described as umami goes to Italy, as some other slumbering taste sensation was awakened and my mouth felt like the roof of the Sistine Chapel. The smooth glass of Chianti didn’t hurt either.

Peaches hit the classic tagliatelle with Bolognese sauce ($16), very tasty though certainly not as exciting as some of the other menu fare. The folks at the table next to us gave two thumbs up to the veal with lemon, capers and white wine, the spaghetti puttanesca and the Osso buco Milanese. But also check out the pan-fried calf’s liver with onions, Italian bacon, balsamic and grilled radicchio for an appetizer or the handmade chicken ravioli with chanterelle mushrooms.

This is the taste of Italy in a nutshell, an all encompassing feel for the veal, the poultry, the fish and even the bunny if your tastes hop in that direction. From Tuscany to Sicily via Vancouver, this food is like air miles for the palate.

THE BOTTOM LINE: A touch of Italy finessing the taste bud tidal pools of Pacific Northwest palates.

RATINGS: Food: A; Service: A; Atmosphere: A

© The Vancouver Province 2007

 

Average price of a waterfront cabin tops $1 million in B.C.

Wednesday, June 6th, 2007

Invermere, Vernon continue to be targeted by retirement and recreational buyers as prices soar

Michael Kane
Sun

This waterfront property on Bridge Lake listed last year for $995,000 and prices continue to rise all over the province.

British Columbians dreaming of owning waterfront property now have to pay more than $1 million.

That’s up from $996,000 at this time last year, when the average price was already the highest in the country, according to Royal LePage’s 2007 recreational property report released Tuesday.

The standard price for a waterfront cabin in B.C. is $1,009,083 and the average price range is between $621,500 and $1,396,667, the real estate firm says.

Even $1 million won’t get you very far if you want waterfront in the Invermere area of the east Kootenays, a 90-minute drive north of Cranbrook and Kimberley. Invermere has the distinction of having the highest-priced waterfront in Canada at $2.5 million for a bare lot, largely thanks to its proximity with Alberta.

Well-heeled buyers from B.C.’s oil-rich neighbour are also pushing up waterfront prices in Vernon, the Okanagan resort town about halfway between Calgary and Vancouver.

“You almost choke when you see the prices but it works out to about $15,000 per front foot,” Riley Twyford of Vernon’s Royal LePage Downtown Realty said in an interview.

“We’ve had a tremendous amount of buyers from Alberta whereas purchasers from the Lower Mainland aren’t buying as much recreational property, they are more likely selling up and looking to retire here. The actual recreational purchaser is more likely from Alberta.”

A standard waterfront property in Vernon ranges between $999,000 and $4 million while waterfront properties on Okanagan Lake can be obtained for as low as $350,000 for leased first nations land to as high as $1 million.

In Kelowna, waterfront properties range from $800,000 to $1.2 million.

“In the last five years, prices have doubled in the recreational property market and prices are expected to continue to increase into next year,” Twyford said.

Buyers without $1 million can still find waterfront property further afield, but with strong demand and little inventory, it’s a hot commodity even around 100 Mile House on B.C.’s Fraser Plateau.

Prices there for standard waterfront cabins with land access have increased to $380,000, compared to $285,000 in 2006. The average price of a standard waterfront cottage with water access starts at $237,000, compared to $110,000 last year.

Back in Vernon, Twyford said buyers who don’t demand waterfront can spend $380,000 — the average price of a Canadian cottage in 2006 — to buy an apartment-style condo in Predator Ridge or a two-bedroom townhouse at the Silver Star resort.

[email protected]

$100,000 jump in 100 Mile

The 21st century Cariboo gold rush centres around waterfront property. The area around 100 Mile House is one of the few B.C. regions where a lakefront cabin might still be considered affordable. But if you’re looking for something like this property on Bridge Lake, keep in mind it was listed last year at about $995,000 and that average prices for standard waterfront cottages with land access in the area have increased by about $100,000 since then, to $380,000.

© The Vancouver Sun 2007

More desire deck ‘n’ dock life

Wednesday, June 6th, 2007

Recreational property attractive, but gas prices a threat

Anne Howland
Province

OTTAWA –They may work second jobs or downsize their city houses to afford cabin life, but one-quarter of Canadian recreational-property owners say high gas prices will keep them from enjoying their decks and docks as much as they used to.

And 12 per cent may even sell their piece of paradise if gas prices continue to rise, according to a Royal LePage survey released yesterday.

Despite rising cabin and gas prices, the number of Canadians committed to owning a getaway has increased since last summer, with 12 per cent of Canadians planning to or considering buying a recreational property in the next three years, according to the 2007 Royal LePage Recreational Property Report.

“Our research reveals that the demand for recreational property continues to far exceed supply across Canada, causing cottage prices to rise at a much quicker rate than the overall housing market. A standard waterfront, land-access property increased by 13 per cent over the past year, with properties ranging from under $100,000 to over $1 million,” said Phil Soper, president and CEO, Royal LePage Real Estate Services.

“Families are managing the affordability challenge with creativity and personal flexibility. Prospective purchasers on a budget can still find a cottage or cabin, but they may have to accept a longer weekend commute, seek alternate ownership options or subsidize ownership through rental income.”

More affordable properties can be found in Eastern Canada, as balanced markets and new developments characterize the majority of Atlantic Canada, while stronger demand and cottage prices that commonly inch up toward $500,000 typify Ontario’s market, the report said. In Alberta and B.C., cabin seekers will find some of the country’s most expensive cabin real estate and very tight inventory levels, it added.

Of those planning or considering purchasing a cabin, 49 per cent are willing to move into a smaller city house and 32 per cent would take on a second job, the poll said. Other sacrifices include making the cabin the primary residence, driving as far as necessary and using the cabin to generate rental income during the year, results showed.

Enjoying the outdoors, escaping the hustle of city life and spending quality time with friends and family were the top reasons for heading to cabin country, the poll showed. It also found that 69 per cent of parents who own cabins said part of the reason they go to the cabin is to “unplug” their kids and have them spend time outdoors.

Adults also look to cut off their own high-tech lifelines, with 33 per cent of respondents claiming they take a complete break from their BlackBerries, while seven per cent continue to check in.

The report comprises a nationwide poll of Canadian cabin owner and buyer attitudes.

© The Vancouver Province 2007

 

While he served abroad, his credit was under siege

Tuesday, June 5th, 2007

Byron Acohido and Jon Swartz
USA Today

David Hernandez has spent 1½ years dealing with credit bureaus and creditors. To prove he was overseas when fraudulent accounts were opened, he used his military orders. Plus, he has put fraud alerts on his credit records.

After graduating from high school, David Joe Hernandez served four years in the Air Force at bases in New Mexico and Japan. So it came as a shock when he returned home to Oak Forrest, Ill., and discovered collections agents were hunting him down to make good on some 20 delinquent accounts.

That was in November 2004. Hernandez spent hours trying to clear up the mistakes through Experian, Equifax and TransUnion, the Big Three credit-reporting agencies. But things got worse. He learned he was linked to a string of felonies, including a drug charge that hindered him from landing a job at Best Buy. Then last August, state regulators began garnishing his wages to pay child support to a woman in Chicago he’d never heard of.

“I was astonished,” Hernandez says. “One thing after another kept turning up, and it couldn’t have been me because I wasn’t even in the area.”

Hernandez was the victim of new-account fraud — the most difficult type of identity theft to detect, resolve and prosecute. For decades, thieves have used stolen Social Security numbers to open new financial accounts that piggyback on a victim’s good credit, piling up outstanding balances and damaging credit ratings. In the digital age, criminals buy and sell stolen Social Security numbers — the key ingredient for new-account fraud — on the Internet. Crooks use them to apply online for credit cards, auto financing and mortgages. The credit-reporting agencies make approval of such loans a snap.

The result is a marked rise in new-account fraud, say credit industry and tech security experts. Tens of millions of Social Security numbers have been reported lost or stolen in the past two years. Edentify, a Bethlehem, Pa.-based database security firm, has analyzed some 500 million names paired with Social Security numbers and found 5 million numbers being used fraudulently.

Edentify CEO Terrence DeFranco says new-account fraud will continue escalating.

“I see the targets increasing,” he says. “We will see it at all levels of society.”

Three Davids

What happened to David Hernandez shows how crooks seize opportunities created by a centralized credit-issuing system.

Experian, Equifax and TransUnion use data-mining technology to assemble loan and payment histories and issue quick credit reports. “The goal is to try to deliver as many credit reports to lenders as possible,” says John Ulzheimer, president of Credit.com Educational Services, which advises consumers on credit management. Ulzheimer is also a former manager at Equifax and Fair Isaac, a pioneer in developing credit-scoring systems.

A 2005 survey by the U.S. Public Interest Research Group found 79% of credit reports contained errors, and 25% contained enough mistakes to prevent the individual from obtaining credit. Once the credit system accepts bad data, it can be next to impossible to clear.

But the credit bureaus say mistakes are rare. “Credit has been democratized,” says Stuart Pratt, president of Washington D.C.-based Consumer Data Industry Association (CDIA), which lobbies for the credit bureaus. Automated credit reports have “facilitated economic growth in this country, and saved consumers money,” Pratt says.

While he lived a low-key military life, Hernandez’s identity was hit by a double whammy. A crook in Chicago used his Social Security number to create and siphon new accounts, says Rick Lunstrum, vice president at ID Watchdog, a Denver-based identity-theft detection and resolution firm Hernandez retained to help him.

Complicating matters, separately, Hernandez’s personal records became entangled with those of a convicted felon in Mesa, Ariz. — not the thief racking up new accounts in the Chicago area.

Hernandez first became aware of the problems after he was discharged from the military and returned from a 16-month tour of duty at Misawa Air Base in Japan. First National Bank of Chicago called him seeking payment of a delinquent $4,500 loan.

He ultimately learned that the Big Three credit bureaus listed him as responsible for 20 delinquent accounts for cellphone bills, credit cards, utility bills and hospital bills. “All of the billing addresses were to places in Chicago — places I’d never lived,” he says.

It’s impossible to know how the thief in Chicago obtained Hernandez’s number. In the old days, someone would have sneaked a peek at his military, tax or driving records, written down his personal information, then used it to open accounts or sold it to another thief in a person-to-person exchange.

Today, Social Security numbers in digital form are turning up missing by the tens of millions. Insider thieves and hackers crack into company databases; Internet crime gangs infect Web pages with tiny programs that capture data typed into online banking and shopping pages, and send out waves of e-mail spam that trick consumers into giving up sensitive information.

“We exhausted all types of avenues in regard to finding out how David’s Social Security number became available in Chicago all the way from Japan,” Lunstrum says. “Based on current trends we’re seeing in identity theft, it was likely done online.”

Hernandez spent much of his free time for the next year and a half on the phone or corresponding with the credit bureaus and creditors.

To prove that he was out of the country when the accounts were opened, he compiled a packet of his military orders.

He learned that he was associated with an arrest warrant in Arizona for driving on a revoked license and that a David Hernandez had a record there for auto theft, evading law enforcement, making wrongful statements to law enforcement, wrongful use of a weapon and driving on the wrong side of the road.

Then last July, a week after Hernandez started working at Best Buy, his manager informed him he was being let go because a criminal record check came back showing a felony drug conviction.

Hernandez had joined the Air Force months after graduating from high school and rose to staff sergeant and jet fighter crew chief. “I’ve never been in trouble with the police,” he says.

Hernandez was reinstated at Best Buy after appearing before a judge to get a new driver’s license and expunge the criminal records. “I had to go to court to prove I wasn’t in the States during the time of these incidents,” he says.

Built for speed

Credit bureaus Equifax, Experian and TransUnion track histories of loans and payments. Together with data brokers such as LexisNexis, ChoicePoint and Acxiom they supply information to lenders, landlords, insurance companies, employers and law enforcement. The data brokers collect information from real estate and motor vehicle records, along with other public records to produce information dossiers on individuals.

ID Watchdog purchased Hernandez’s file from LexisNexis. It included criminal records for David Hernandez from Mesa.

David Hernandez from Oak Forrest and David Hernandez from Mesa were born on the same day in 1981, but their Social Security numbers are different, Lunstrum says. And the Mesa David had nothing to do with the delinquent accounts created by the Chicago David, he says.

Data brokers and credit bureaus are “in the business of selling information,” Lunstrum says. Inaccurate and commingled data often accumulate in individual files. “If they start putting filters on, then maybe they won’t have as much output to sell,” he says.

Data brokers say their information accurately reflects the contents of public records. When records for two individuals get mixed, “It’s up to law enforcement to decide if there’s a connection or not,” says Sue D’Agostino, of LexisNexis.

The credit bureaus do not disclose details about how they verify identities of loan applicants and decide which records to pull into a credit report. TransUnion spokesman Steve Katz cites the danger of divulging “an unintentional instruction manual” for crooks.

But criminals have devised countless scams that take advantage of the system. A thief filling out an online loan application can submit fewer than nine correct digits of a Social Security number and just three matching letters of the first name of someone of good credit standing. Often that’s enough to deliver a credit report and approval for a credit card, says David Szwak, a Shreveport, La.-based attorney who represents consumers in Fair Credit Reporting Act lawsuits.

“The three letters of the first name don’t even have to be in the same order or sequence. Marsha and Mark would be the same person; David and Diana would be the same,” Szwak says.

The bureaus also ignore the applicant’s date of birth and work history; this makes it easy for thieves to create new accounts by submitting a slightly tweaked name and Social Security number — or even use a dead person’s or juvenile’s personal data, Szwak and other credit industry experts say.

The Chicago David happened to share the full name of Oak Forrest David. But the thief did take advantage of another credit bureau practice: accepting any address submitted by a loan applicant as the current address. He thus diverted credit cards and billing statements into his hands, Lunstrum says.

Mike Baxter, a Portland, Ore.-based plaintiffs’ attorney, says consumers requesting their own credit reports often do not get to see derogatory data attached by mistake or instigated by a scam artist. “Yet that data would appear on the credit report the bank or mortgage company orders, which is a huge problem,” Baxter says.

Former credit bureau manager Ulzheimer says the bureaus supply consumers with a report that includes only loan and payment records with a perfect match of name, address, Social Security number and birth date.

While declining to discuss details of how credit reports are pulled, the CDIA’s Pratt insists everyone is treated equally.

In today’s digital world, anyone whose Social Security number has been lost or stolen remains at ongoing risk, indefinitely. Ulzheimer and other consumer advocates say there is little stopping crooks from using a number over and over.

Take Hernandez. Last summer, after Best Buy reinstated him, he received notice that Illinois was garnishing 60% of his reservist’s pay. The reason: to pay child support to a woman he’d never met who was using an address that had been on several fraudulent accounts. It took him several weeks and two in-person interviews with state family services regulators to remove the garnishment.

Earlier this year, ID Watchdog says, someone tried three times to take out auto loans using Hernandez’s name and Social Security number. But Hernandez had placed fraud alerts on his credit records, so the loans were denied.

Hernandez believes the continued attempts to use his name have hurt his credit rating. “I’ve done everything I could to keep up good credit, but no matter what I do, I come up losing,” he says.

Heated housing market eases ever so slightly

Tuesday, June 5th, 2007

Benchmark house price up 12 per cent on last year, to a record $711,245

Derrick Penner
Sun

Squamish home Bill Keay/Vancouver Sun Files

Lower Mainland real estate markets continued simmering rather than boiling in May with enough heat to push Greater Vancouver’s so-called benchmark price for a single-family home to a record $711,245.

A higher number of unsold homes on the market is moderating conditions.

The benchmark refers to a typical property, and Greater Vancouver’s new typical price represents a 12-per-cent increase in price from the same month a year ago.

Multiple Listing Service-recorded sales in Greater Vancouver did edge up 2.3 per cent to 4,331 compared with May 2006. The inventory of unsold homes, however, was up 23.4 per cent over the same month a year ago.

In the Fraser Valley, MLS sales declined four per cent to 2,152 units compared with May a year ago. Valley inventory, now at 8,381 units, is up 52 per cent compared with the same month last year.

The Fraser Valley’s average single-family home was $521,444 in May, a 12.6-per-cent increase from a year ago.

That prices keep rising is no surprise to Tsur Somerville, a real estate expert at the University of British Columbia, since “we know whenever markets slow down, activity slows down before prices slow down.”

Somerville, director of the centre for urban economics and real estate at the Sauder School of Business, added that a year ago, real estate prices were rising at a 16- to 20-per-cent clip, so 12-per-cent price growth “suggests the market has simmered down a little bit.”

Robyn Adamache, a market analyst for Canada Mortgage and Housing Corp. said her forecast still calls for sales to slow through the rest of the year, along with price growth.

“Prices tend to be sticky on the way down,” she added.

However, from the perspective of buyers who jumped into the market in May, Ian Webb and his wife Carleen Jurincic, the slowdown wasn’t as evident.

“The pace, I use frantic to describe it to other people,” said Webb, a local lawyer.

Webb added that they got back into the market to trade up from their condominium at Granville and 11th Avenue because his parents sold their house to downsize and passed substantial cash gifts to their three children.

However, it was a stressful five-month search to find the $990,000 coach house they’ve purchased. Houses they liked were listed on a Wednesday and sold by Saturday or Sunday night, he said.

The couple eventually sold their condo first so that they wouldn’t have to make offers conditional on selling their existing property.

“We’re very relieved to be out of that search for a place where you’re having to drop everything to go look at a listing and consider making an offer on the spur of the moment for massive amounts of money,” Webb said.

Lorne Goldman, the couple’s realtor at MacDonald Realty, said a lot of buyers are coming to the market with help from parents, with inheritances or with equity from property they own.

He added that rental income is becoming a more important consideration and a lot of new east-side Vancouver houses are being built with two basement suites.

“The price-point has not yet had a significant impact on sales,” Goldman added.

Somerville said in a high-priced market, there will always be a certain number of buyers who can pay top dollar. At the lower end of the market, buyers re-adjust their sights.

Greater Vancouver recorded 1,789 condominium sales in May, up 1.6 per cent from a year ago, with a benchmark price of $358,428.

The condo price represented an 11.5-per-cent gain.

“When you look at affordability [measures], especially on condominiums, [Vancouver] doesn’t look that horribly overpriced,” Somerville added. “People make adjustments in high-priced markets.”

© The Vancouver Sun 2007

Developers face lack of trust from communities

Tuesday, June 5th, 2007

Ashley Ford
Province

What a surprise!

Developers in Canada are not trusted and that same distrust is found in the U.S. and the U.K., according to a survey conducted by Saint Consulting Group, which has offices in all three countries.

But the while the survey found remarkable similarities, such as opposition to large-scale developments, distrust in local politicians and fears the planning process is unfair, there were also some differences in thinking.

For instance, whereas property value is the primary concern of U.S. residents, it is the character of the community and the environment that Canadians and Britons wish to preserve, the survey shows.

“I continually hear developers say they have a great project with community benefits, so why would local politicians vote it down?” says Paul Devlin, head of Saint Consulting in Canada.

“They vote it down because it is more politically expedient to stand with neighbours who passionately oppose a project because of traffic impact, real-estate values and environmental issues which underwrite the underlying fear of change,” he said.

With NIMBYism — not in my back yard — rampant, developers in all three countries “need to change the way they do business,” said Saint president Patrick Fox.

“They can no longer count on getting an application approved just because they think it is a good project with real community benefits,” he said.”The planning process had morphed into a classic political campaign where the technical details are less important than stacking up the vote.

“To succeed, developers need to consult before they announce a project. They need to build coalitions, leverage community benefit and line up grassroots support.”

The survey found that residents are becoming increasingly sophisticated and aggressive in their tactics against developers.

Other findings include:

– Supermarket development in Britain is aggressively opposed by 59 per cent of respondents compared with only 25 per cent in Canada and the U.S.

– Private housing is the least-opposed land use in the U.S. and Canada at just six per cent and 11 per cent, respectively, compared with 30 per cent in the U.K.

– Some 60 per cent of Canadian respondents say they distrust the planning process, compared to 78 per cent in the U.S. and 58 per cent of Britons.

– Casinos, landfills and power plants are universally detested in all three countries — and while residents like big-box shopping centres, nobody wants them in their own back yards.

© The Vancouver Province 2007

 

Red-hot markets due to cool

Tuesday, June 5th, 2007

Demographic trends taking hold

Province

OTTAWA — An aging Canadian population and increasing immigration will bring significant changes to the country’s housing market, a report released yesterday suggests.

Short-term cyclical factors will slow Canada’s hot housing market over the next several years, according to the latest Real Estate Trends from Scotia Economics, while long-term fundamentals, including slower population growth, will dampen demand.

According to the report, the average annual rate of population growth will slow to just 0.8 per cent over the coming decade, reflecting an aging society and historically low fertility rates.

“This less-favourable demographic trend does not in itself pose a major risk to the housing outlook,” said Adrienne Warren, senior economist with Scotia Economics.

“Real household-income growth and the level of interest rates have a statistically more significant influence on housing sales and price appreciation.”

Yet the moderation in housing demand comes as affordability is at a cycle low, supply conditions are better balanced and pent-up demand has largely been met, potentially reinforcing the industry’s more subdued prospects, the report suggested.

A slowdown would follow a booming market that has shown little signs of abating for years.

The Canadian Real Estate Association recently reported that the average resale price for agent-listed homes in Canada surpassed $300,000 in April for the first time ever, with record highs in seven provinces.

The seasonally adjusted sales rate in April was also a record, up 0.6 per cent from the previous record set in January. Year-to-date sales were also at a new high, 6.7 per cent more than last year, it added.

© The Vancouver Province 2007

 

Don’t jump for super-size mortgage

Monday, June 4th, 2007

Just because you qualify, don’t go overboard for that dream home

Wendy Mclellan
Province

The DeBoers needed a bigger home but refused to sacrifice their lifestyle for it. Photograph by : Gerry Kahrmann, The Province

Financial planner James DeBoer and his wife Claire are new homeowners. Their daughter plays on her slide in the backyard. Photograph by : Gerry Kahrmann – The Province

If anything unites Lower Mainlanders — other than a passion for takeout coffee and sunny weekends — it’s real estate. We bond over the increasing price of housing, the lineups to buy condos not even built yet, the cost of renovating a newly purchased half-million-dollar handyman’s special, the heady gains on our property-tax assessment notices.

If you’re not already in the market, chances are you’re anxious to buy. But before you start scanning the weekend open-house listing, you might want to consider how much house you can really afford.

“You might technically qualify for a certain mortgage payment, but the lender’s calculations won’t take your personal budget and lifestyle into account,” said Paula Siemens, a mortgage broker with Invis in Vancouver.

“You have to look at all your expenses, then figure out how much you’re comfortable paying in housing costs.”

Mortgage lenders use standard calculations, debt-service ratios, to determine how much borrowers can afford to pay. Under these ratios, housing costs — principal, interest, property taxes and maintenance — cannot exceed 32 per cent of gross income and total debt can’t exceed 40 per cent. For people with strong credit records and low debt, lenders may consider a 44-per-cent total debt ratio rather than using two separate calculations.

The ratios often suggest you can afford a whopping mortgage payment and buy the house of your dreams, but house-hunters need to take a harder look at their financial picture, Siemens said.

“Anything that is not a loan payment isn’t factored into those ratios. Gym memberships, life-insurance premiums, RRSP deductions — all of these should be considered to figure out what you can afford.

“It’s not how much you qualify for, but how much you are comfortable paying.”

For James DeBoer, the toughest part of his job is talking to clients about the financial reality of the dream house.

“It’s really hard to coach people who are determined to get into a particular home and they’re willing to take risks,” said DeBoer, a certified financial planner with Investors Group in Surrey.

“They are ready to scrape together anything to live in a beautiful home they can’t really afford, and it’s hard to bring their expectations down.”

DeBoer works with his clients to calculate their monthly income and how much their current lifestyle costs. From there, clients can see how much disposable income they have, and how much they are willing to pay for a mortgage.

With a second child on the way, DeBoer and his wife decided it was time to move out of their Surrey townhouse and look for a larger home in their neighbourhood.

“I did a lot of research, and we found a house that fit our budget and I didn’t have to make any compromises,” he said. “We just weren’t willing to give up vacations and retirement savings to get into a house.

“Maybe you can qualify for a high mortgage payment, but what are the sacrifices you will have to make?”

Vancouver money coach Sheila Walkington suggests people practise being homeowners before deciding they can afford to get into the housing market. For example, if they think they can pay $2,000 a month in mortgage and housing expenses, save that amount, less rent costs, for a few months. They should also plan to put aside about $200 a month to deal with inevitable home-maintenance costs.

“It’s always good to practise for a few months beforehand, so it’s not such a shock when you do start paying a big mortgage payment — and the more time you have to practise, the better,” said Walkington, a certified financial planner and owner of Money Really Matters.

© The Vancouver Province 2007

Downtown South is ahead of the curve – Pure, first kids on the block

Sunday, June 3rd, 2007

Warehouse-type district changing into the next Yaletown in style and spirit

Jeani Read
Province

Kitchen boasts trendy Italian cabinetry Photograph by : Jon Murray, The Province

Bath has sophisticated finishing Photograph by : Jon Murray, The Province

Developer Leon Bogner likes the way his company picks sites in the city — “a little ahead of the curve,” he says.

Bogner was an early developer in Yaletown, transforming a warehouse into a development called the New Yorker, and also fast on the ground in Mount Pleasant — now South Main — with SoMa.

Now, Downtown South in Vancouver is due for some upgrading, and here Bogner Developments is again, one of the first kids on the block, offering a boutique apartment development called Pure.

Downtown South is that business district bounded by Burrard, Homer, Pacific and Robson and it’s expecting some big changes. Planners forecast the population in this area will grow by almost 10,000 people over the next 15 years. Parks, pedestrian and transit improvements, additional childcare spaces and affordable housing are all in the forecast — plus lots of major market housing like Pure. Bogner is really fond of being in at the start of things, when areas are still a bit edgy and new, and this fits the bill perfectly.

“There hasn’t been anything new built there in a long time,” says Bogner. “[Pure] will be cutting-edge and trendy, with Italian-style cabinets and ceramic tile on the floors — very European-looking. Sleek, minimalist, very hip and cool.”

There will be a variety of homes in the building, including some loft-style suites on the lower floors, and then, from the sixth to the 15th floor, a great idea — four suites only per floor, so each ends up being a corner suite. It’s an idea that somehow encourages people to get to know each other, too — another element Bogner likes to introduce to city dwelling. Although the concept is slightly different in his earlier New Yorker building, he was thrilled to hear someone describe living there as being like living in an episode of Friends — and he hopes the same sense of community will take hold at Pure. It’s a positive mindset that does everything from making buddies out of neighbours and creating the kind of pride-of-place that will keep the four-letter words from being scribbled on the elevator walls.

Jay Fines, a 32-year-old construction worker who has bought a studio at Pure, has similar hopes.

Fines now owns and lives in a house in White Rock, so may rent our his pied a terre at first, but saw buying at Pure as his chance to get a foothold into the downtown market. He envisions moving in as soon as he wants a hit of city life.

First, he loves the location for being accessible to everything yet not smack in the hurly-burly of Yaletown. “The location stands out,” he says. “It’s two blocks from the little Granville Island ferry and down the street from what will be a new Skytrain station at Davie, but it’s out of the hustle and bustle.”

And the intimacy of the development stands out, too. Fines works on a lot of the giant developments going up downtown: “People are all jammed in,” he says. “With 15 floors [Pure is] smaller, and homey — in an apartment.”

He also likes the clean, simple lines of the interiors. “That really appealed to me,” he says.

And the icing on the cake? Other people he knows have bought into the building, too. That’s right: friends.

[email protected]

THE FACTS

PURE

What: Pure is 73 boutique homes in a 15-floor tower in Vancouver

Where: 1600-block Hornby Street, Downtown South, Vancouver

Developed by: Bogner Development Group Ltd.

Sizes: 597 sq. ft. to 938 sq. ft.

Prices: $359,900 -$1.2 million

Contact: Open daily from noon to 5 p.m., 1234 Hornby St., Floor 22, 604-806-0755, livingpure.ca

© The Vancouver Province 2007