Archive for February, 2008

Study your strata insurance ASAP

Sunday, February 17th, 2008

Tony Gioventu
Province

Dear Condo Smarts: Our strata corporation was built in 2007 and our owners have just held their first AGM. Several questions came up about insurance at the meeting.

The developer has prepaid for insurance for a one-year period and is wanting to be reimbursed for the remaining eight months that he prepaid. The problem we are having is that no one has a copy of the insurance policy and we don’t know what we are insured for. Is it possible that the existing policy is sufficient for the balance of the year?

Can the owners have a copy of the insurance policy ?

— B. Roberts, Coquitlam

Dear B: Buildings under construction, major renovations or major warranty claims may have different insurance than buildings that are occupied. Course-of-construction insurance will cover for damages to the constructed or partially constructed buildings and the assets contained within the buildings, but they will likely not cover the liability of the strata corporation or its owners, as it does not yet exist.

Pat Smith from Cooperators Insurance recommends that strata owners and councils must review the strata insurance policy as soon as they take possession of their new homes.

Confirm there is proper insurance coverage for the major perils set out in the Act, directors and officers liability, occupancy and an appraised value for the common assets. Once the strata plan is filed, the strata corporation comes into existence along with all of its liabilities and obligations. Also confirm that the policy names your strata as the policy holder. Your legal name is: “the owners, strata plan (insert correct number).”

One part of the Act that everyone forgets is that the insured in a strata policy automatically include the strata corporation, owners, tenants and persons who normally occupy strata lots. This means owners, tenants and occupants have a right to access the insurance and the strata corporation must provide them with copies of the insurance information on request.

After all, they are paying the costs through their fees and it is their insurance as well. There are also practical reasons for providing copies of the insurance to owners, tenants and occupants. If they don’t know what the strata is insured for, how can they responsibly purchase homeowner, landlord or tenant insurance that covers items or risks that may be omitted in the strata policy ?

Likewise, how do the owners know if the strata is properly insured and has paid for the insurance if the owners are not provided with an annual copy of the insurance? Items like earthquake, tsunami, directors’ errors and omissions and fixtures built on a strata lot that were not part of the original construction are all options for the strata to consider. If they are not covered under the strata policy, homeowners may want to investigate their home owner insurance options to cover these risks.

It’s no one’s fault but your own if you are not properly insured or fail to insure your personal risks and assets. Consult with an insurance broker in B.C. before you assume everything is covered.

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

© The Vancouver Province 2008

Heritage, new the opportunity in False Creek apartments

Saturday, February 16th, 2008

Not Yaletown lofts, broker says of developer’s intentions for telephone-exchange building

Sun

The Exchange kitchens will be integrated and imported, from Italy. PCI selected AEG for the cooktop and wall oven.

A Vancouver original for a Vancouver original, a Canyon sofa by local designer and manufacturer Neils Bendtsen received centerpiece treatment in designer Alda Pereira’s preparation of the Exchange show home. The Canyon lineup is available through Inform Interiors. The Exchange show home is a 625-square-foot, one-bedroom, one-bath apartment.

New Homes

Project Profile

The Exchange

Creek, Vancouver

Project size: 68 apartments

Residence size: 434 sq. ft. — 1,610 sq. ft., studios, 1 bed, 1 bed +den, 2 bed

Developer: PCI Group

Prices: $354,900 — $1.6 million (for the penthouses)

Presentation Centre: 1940 Wylie, Vancouver

Hours: Noon 5 p.m., Sat — Thu

Telephone: 604-879-3200

Web: exchangeliving.com

Developer: PCI

Architect: Burrowes Huggins Architects

Interior design: Alda Pereira Design

Completion, estimated: Spring 2009

Website: www.exchangeliving.com

Westcoast Homes

The Exchange is a juxtaposition between old and new, with buyers having a unique opportunity to choose either a modern build or a heritage renovation in the old B.C. Telephone Exchange building in the ever increasingly popular Southeast False Creek neighbourhood.

Both styles of homes offer sophisticated loft living.

Buyers favouring the “old” option will discover homes rich in architectural details, including exposed fir timber beams and brick walls, while buyers preferring “new” homes will be tempted by the best features modern design has to offer, such as large balconies and floor-to-ceiling windows. Both styles will share contemporary finishes, like the exposed aggregate concrete floors, stainless steel kitchen countertops and walnut cabinetry with touch latches.

“This is not normal loft,” says George Wong of Platinum Project Marketing Group, Macdonald Realty Ltd.

“People associate lofts with the industrial look you see in Yaletown or Gastown. The Exchange is something unique. This is sophisticated, heritage-inspired living . . . It’s such an amazing location to offer true heritage suites, which is so rare for Vancouver. Now Vancouverites who appreciate loft living have another neighbourhood to choose from,” he says.

Developer PCI Group purchased the property at Wylie and West 1st Avenue, knowing the area was well situated in Southeast False Creek, Vancouver‘s emerging waterside community. The developer also appreciated the Vancouver landmark and enjoyed the challenge to preserve a piece of the city’s heritage, says Wong. The four-storey brick building containing the “old” units is undergoing restoration, while a six-storey, concrete building — home to the “new” residences — is being built adjacent to it. The boutique-sized development will have 68 suites: one bedroom, one bedroom plus den, and two bedrooms.

“We’re really striking a chord with the market,” says Wong, adding more than 2,000 people have pre-registered for the grand opening today.

He adds that the prices are great, considering the prime location; they start at $354,900 for a one bedroom, and extend to $1.6 million for a penthouse. There will be four penthouses in total, two in each building.

“The location cannot be beat. It’s west side, close to the future Cambie and First Street Canada Line station and the Olympic Village is nearby. I expect these [condos] will go fast.”

The new vision for southeast False Creek includes 26 acres of parkland, plazas, promenades, playgrounds, a boating facility, a new 30,000-square-foot community centre, sports fields, and a London Drugs and Urban Fare — all this in a neighbourhood being built as a model sustainable community, based on environmental, social and economic principals where people can live, work and play.

Because there are so many amenities nearby, Wong says it wasn’t necessary for the developer to offer an amenity package. However, residents will have the option to use a shared co-op vehicle and every suite comes with its own bicycle storage locker.

The original brick structure was constructed for the B.C. Telephone Exchange in 1914, prior to the First World War, when sawmills and shipyards abounded on the southeast shores of the creek. The building eventually changed ownership and was used for other commercial uses until PCI purchased the property in 2006.

The building, which is part of the city’s heritage inventory, will undergo a full renovation, while maintaining the distinctive early modern post-and-beam stylistic features and architectural significance.

Interior features include an Italian-imported Dada integrated kitchen system, AEG cook-top and wall oven, dual-flush toilets, front-loading washer and dryer and frameless glass showers.

‘Bonus density’ helped developer retain building

Before the PCI development company could build homes at First and Wylie, city council had to change the zoning, or permitted use, of the property to CD-1, or comprehensive, from industrial.

Bonus density applied

PCI also sought from council, and received, density that it could then sell to other developers in the neighbourhood, to finance the preservation and renovation of the telephone exchange building.

Some comments from the report to council from the city’s planning director follow:

[1] The requested “Heritage Revitalization Agreement” would “secure

. . . rehabilitation and . . . protection and conservation of the heritage building and . . . provide bonus density for transfer to lands within the Southeast False Creek ‘Official Development Plan’ area.”

[2] “Staff have reviewed the applicant’s shortfall cost calculation and concluded that $2,190,400 is appropriate compensation to make the project viable. . . .

“The property owner has agreed with the proposed compensation, in the form of heritage bonus density area in the amount of 2,907 square metres or almost 31,300 square feet . . . .”

Qualified ‘oldest building’

[3] The “compensation” is warranted because . . .

“The heritage value of this building is based on several factors including its connection to B.C. Telephone Company; its role in the evolution of the [Southeast False Creek] industrial area; its historical value as a rare example of construction during World War I; as a building with characteristic elements of vernacular industrial design and as a visual landmark in a prominent location.

“It is the oldest building on the [Southeast False Creek] ‘Private Lands’ [lands not owned by the city of Vancouver]. The original brick and timber 1913 structure occupied the western edge of the site extending along the east side of Wylie Street from the lane north to West First.

“This structure was four bays wide by 12 bays long. Subsequent changes have been made to some of the windows along Wylie Street, but generally the initial building is quite intact . . . .

“By about 1927 a[n] addition had been added along the entire east side of the site, with a low, single storey wing extending further to the east. . . . . The building remains a prominent visual landmark in the area, being the highest existing structure in the [neighbourhood] and being quite visible from the Cambie Bridge.”

To arrive at director of planning endorsement, developer and architect had to work their way through at least 13 city council policies and plans, the report shows.

© The Vancouver Sun 2008

Concord Pacific’s Spectrum named highrise of the year

Saturday, February 16th, 2008

Company’s Kings Landing won last year

Sun

The highrise development of the year in the annual Georgies competition, Concord Pacific’s Spectrum, is an exemplary demonstration of the opportunity to work where you live and play where you live for people who work downtown and make their homes there. Almost 900 households will eventually reside in the four Spectrum towers, numbers that make the expense of pool maintenance, for example, very bearable. Nearby Chinatown and the Granville retail and entertainment district will also keep households close to home.

Developer Concord Pacific came up big at this year’s Georgie Awards, winning a gold for its landmark Spectrum project at the 16th annual residential construction and renovation competition.

Spectrum, a residential highrise adjacent to the Georgia viaduct in downtown Vancouver, took top honours in the best multi-family development highrise category.

Last year, Concord Pacific won in the same category for Kings Landing Development.

“Concord Pacific was pleased to be acknowledged once again by the industry for excellence in delivering industry leading high-rise developments,” said Peter Webb, vice-president of development for Concord Pacific.

“Spectrum was a special project on many levels, and it is nice to see that recognized. In addition to this Georgie, Spectrum receive national acclaim in late ’07 as “Dwelling of the Year” by renowned [Globe and Mail architectural] columnist Trevor Boddy.”

As Boddy noted, the site was a particularly challenging one for the developer, “wedged in between the grim concrete ramps of the Dunsmuir and Georgia viaducts” and near two huge sports stadiums and a SkyTrain station. (According to Vancouver City Hall, 20,000-plus vehicles travel westbound on Dunsmuir each day and 22,000 travel east on Georgia.)

Also coming up big at the awards, which are open to all B.C. members of the Canadian Home Builders’ Association, were developers Portrait Homes and Adera. For the third consecutive year, Portrait won “home builder” of the year for large volume single-family homes, while Adera won its fourth “home builder” of the year for large volume multi-family homes.

Portrait Homes principle Rob Grimm says he was ecstatic to learn the company’s planned community of Silver Ridge, in Maple Ridge, had once again taken home the top prize for large volume single-family homes.

“It’s a hat trick,” says Grimm. “I’ve used the word unprecedented before, but really this is unprecedented, winning three years in a row.”

Portrait also won the customer choice award in the large-volume single-family category.

“Consumer choice tells me the most out of everything,” he says. “We’re in the business of fulfilling purchasers’ dreams.”

Adera, the best home builder in the large volume multi-family category, took home the customer choice award in that category for the eighth time — and for the fifth year in a row. The developer also won best multi-family lowrise for Legacy, a project near the University of B.C. endowment lands.

“We’re very, very proud to be considered and then judged the winner in all those categories,” says Eric Andreasen, Adera vice-president of marketing and sales.

“These awards wouldn’t be possible it it wasn’t for the effort of our employees, trade partners and consultants. We’re certainly appreciative.”

Boffo Construction won for best townhome development for its Surrey project, called Sereno.

The 79 townhomes are well located, close to shopping, schools and transportation.

But as Boffo CEO Mike Boffo noted: “It was not only a well-thought-out site, but a well-put-together product. It’s great quality. We hadn’t applied for a few years [to the Georgies] and this was our first time back . . . so it was great to win again.”

The 2007 winners of the Georgies, named after Capt. George Vancouver, were announced at a gala banquet Feb. 8.

“The Georgie Awards recognize the best and most innovative projects in our province,” says Chris Erb, president of the association’s B.C. chapter. “In 2007, the residential construction industry contributed $3.7 billion in gross domestic product.”

There are 50 award categories, including best multi-family and single-family construction, best renovation project, and best website and best logo. (Westcoast Homes will feature the winners of best single-family construction in next week’s paper.)

Judges come from outside of British Columbia and are selected based on their expertise in their particular field. Up to five finalists are selected in each award category, but only one is deemed a Georgie winner (there are no silver or bronze categories).

© The Vancouver Sun 2008

 

Sony Ericsson device has iPhone-like features

Saturday, February 16th, 2008

Sun

XPERIA X1, SONY ERICSSON

LG-KF510

DURABLE EXPLORER 370, PLANTRONICS

XPERIA X1, SONY ERICSSON

If you’re still waiting for that elusive day when Apple decides to make its iPhones available in Canada, forget that and check out Sony Ericsson’s latest entrant in the field. A Windows Mobile device that offers iPhone-like features such as the touch-screen and comes with a full QWERTY keyboard, the Xperia X1 was announced by Sony Ericsson at the Mobile World Congress in Spain with availability in selected markets expected in the second half of this year. An arc slider phone, the Xperia X1 has a 3.7 centimetre (three-inch) VGA display that gives the user the Internet, multimedia and other mobile applications from its desktop. The screen slides up to unveil the keyboard. The new device supports the HSDPA/HSUPA and Wi-Fi standards as well as GSM and EDGE networks. No price announced yet.

LG-KF510

While still cruising the Mobile World Congress for the latest in phones that may eventually find their way to Canada — roughly the last place on earth to get any of the really interesting new offerings — there is the skinny minnie LG-KF510, a slider phone all gussied up in colours from stardust dark grey to sunset red. Giving a serious run for the money to others in this category, the new 10.9 millimetre thick phone in a metal frame with a tempered glass display uses LG’s touch technology and includes a 3.0 megapixel camera with image stabilization and a MP3 player.

NOKIA N96

Another one to add to your gadget-envy list is Nokia’s N96, billed as a “multimedia computer truly optimized for video and TV.” The dual-slide device has a screen just over seven centimetres; 16 gigabytes of internal memory plus a microSD slot to boost memory and it supports the common video formats. It comes with a kick-stand so you can prop it up to watch, great for showing off at Starbucks. A five-megapixel camera with Carl Zeiss optics, flash and video light round this out with integrated A-GPS to enable geotagging of photos.

DURABLE EXPLORER 370, PLANTRONICS, $80

Sounds like something Dora the Explorer would sport. Just what you need with your new phone — a headset that meets military grade specifications with its water, dust and shock resistance. Drop it, wear it in rainy Vancouver, take it to the job site, or give it to a teen, this Bluetooth device promises to stand up to the roughest treatment. Once charged it has seven hours of talk time and eight days of standby time. Comes with a lanyard so if you’re out and about working or playing, you won’t lose it. Due out in March. Check it out at www.plantronics.com

© The Vancouver Sun 2008

US Sub-Prime Mortgage Market & Its effect on Mortgage financing in Cabo

Friday, February 15th, 2008

Other

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La Paz is being transformed to a destination Resort – good time to buy

Friday, February 15th, 2008

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Is the tug of war over high-def DVD format over?

Friday, February 15th, 2008

David Lieberman
USA Today

Store manager Christopher Borghese arranges Blu-Ray selections at a Blockbuster in Gahanna, Ohio, last year. HD DVD remains popular, too.

NEW YORK — Peace may be at hand in the nearly three-year battle to provide HDTV owners with an affordable DVD player that can handle any movie that shows off high-def’s vivid video and rich surround sound.

During the last six weeks, Hollywood studios, consumer electronics companies and retailers have given Sony’s  Blu-ray format a seemingly insurmountable edge over its rival high-definition DVD format: Toshiba’s HD DVD.

This week Best Buy, the No. 1 consumer electronics chain, said that it will feature Blu-ray players and software and will advise customers to buy them instead of HD DVD products.

Separately, online rental firm Netflix said that it will buy only Blu-ray discs and phase out HD DVDs by year’s end.

Both companies acted after Warner Bros., the No. 1 video distributor, announced that beginning in May it will drop HD DVD and sell its high-def movies and TV shows only on Blu-ray — joining a group that includes Disney, Fox, Lionsgate and Sony’s film studio.

“Warner’s jump was the last straw to break the camel’s back,” says Walt Disney Studios Home Entertainment President Bob Chapek. “The format war’s over.”

Well, maybe. The HD DVD camp — which includes Universal, Paramount, DreamWorks Animation and Microsoft— hasn’t raised a white flag yet.

But it also isn’t predicting victory.

“There are a lot of other product areas where different formats coexist,” says Jodi Sally, vice president of marketing for Toshiba’s digital AV group. “Look at gaming (where Nintendo and Microsoft compete with Sony). There are discs that won’t play in each other’s machines. Apparently that is the current scenario” for high-def DVDs.

Her view chills executives and technophiles who say that most consumers won’t buy two machines — or a pricey combo player — so they can enjoy HD versions of Disney’s Ratatouille as well as DreamWorks’ Shrek the Third, or Sony’s Spider-Man and Paramount’s Mission: Impossible.

“We interview consumers, and over the last year 60% didn’t want to buy either format until there was a clear winner,” says Envisioneering Group director Richard Doherty.

With consumers reluctant to buy into the new technology, Hollywood studios are left selling conventional DVDs — which have grown tired after 12 years in the market. Spending on sales and rentals last year fell 3.1% to $22.9 billion in 2007, according to trade magazine Video Business.

That also opens the possibility that HDTV owners will wait until they can download the movies they want.

Comcast  CEO Brian Roberts demonstrated at last month’s Consumer Electronics Show in Las Vegas a cable Internet technology his company will begin rolling out this year that makes it possible to download a high-def movie in four minutes.

There’s still time for high-def DVDs to take off.

“There are an awful lot of pieces that have to come together” before downloading becomes practical, says Stephen Baker, vice president of industry analysis at research firm NPD. “This stuff takes a lot longer to get started than we think it should. But once it gets started, it catches on a lot faster than we think it will.”

With the window of opportunity for high-def DVDs starting to close, though, analysts say that retailers may soon pick a winner.

“If you’re Best Buy, you want people to keep coming to your store for the packaged media — not just the player,” Doherty says. “Same thing with Target. And there’s no exit strategy for (the DVD format split) that is consumer-friendly. The one who’ll be left holding the bag is the retailer.”

Here’s where things stand:

Blu-ray and content

The Blu-ray camp says consumers buy movies — not formats — and will go with whoever has the best selection.

If it’s correct, then there’s no contest: Now that Warner has signed on, studios backing Blu-ray accounted for more than 66% of last year’s DVD rentals and sales.

Disney and Panasonic are making that point to consumers, and featuring Blu-ray’s gee-whiz high-def pictures and bonus features, in a show-and-tell presentation at eight major shopping malls called “Disney’s Magical Blu-ray Tour.” The studio also will promote the technology in October when it releases its first classic animated flick on Blu-ray: Sleeping Beauty.

Viewers less interested in family-friendly fare may be swayed by the leading distributor of porn DVDs — an important, if often overlooked, force in home video.

“We’re going to be phasing out HD DVD and going straight to Blu-ray,” says Ali Joone, founder of Digital Playground, which says it accounts for more than 80% of the adult videos sold in high-def.

It wasn’t just because of Warner. The makers of the software that Digital Playground uses to prepare its DVDs and menus said last month that it will continue to develop enhancements for Blu-ray but not for HD DVD.

“It’s going to be much more painful to stay in the HD DVD arena than going into the Blu-ray arena,” Joone says.

HD DVD and price

But the HD DVD camp says Blu-ray supporters pay too much attention to Tech Alley and not enough to Main Street.

“The real competitor here is that consumers are satisfied with DVD,” says Toshiba’s Sally. “It’s really price that’s the motivating factor for consumers” to buy either high-def DVD format.

To address that, and to try to create a groundswell of consumer support for HD DVD that Hollywood and retailers can’t ignore, Toshiba on Jan. 13 slashed the price of its high-def disc players.

The least expensive one costs $120 — about $200 less than the cheapest Blu-ray model — and comes with seven free HD DVDs; The Bourne Identity and 300 come with the unit, and consumers can pick five others from a list of 15.

“I know for a fact that since we made our price move, our weekly sales are twice the rate of the weekly average that they were in 2007,” Sally says.

Will consumers consider that money badly spent when they start to see more high-def movies released on Blu-ray?

Not to worry, she says.

The studios will continue to release all of their movies as conventional DVDs. And HD DVD players — as well as Blu-ray ones — use a technology that can convert them to what she says is almost high-def quality.

That may work just fine for people who don’t have elaborate home-theater systems.

“If you have a 37-inch TV, you probably wouldn’t see a huge amount of difference because the screen size is so small,” says Paul Erickson, director of DVD and high-def market research at research firm DisplaySearch. “As you start getting to 46-inches, sure, you can tell a difference.”

But Blu-ray supporters say that it’s a dead-end strategy to sell a high-def DVD player as a jazzy conventional DVD player.

“If we’re trying to build a business, then it’s going to be built primarily on people understanding the benefits of a high-def experience,” says Sony Chief Marketing Officer Andrew House. “We’re focused on delivering the very best experience for the consumer.”

They add that prices for Blu-ray players will fall as the market shifts from early adopters who pay top dollar for cutting-edge toys to ordinary consumers looking for value.

“If people are price-sensitive about the player, they might want to wait a little while,” says Pioneer Home Entertainment Group’s Andy Parsons, who’s also chairman of the Blu-ray Disc Association Promotions Committee.

Consumer confusion

Content and price won’t matter if consumers are frozen by their inability to figure out each format’s technological strengths and weaknesses.

Blu-ray supporters say their format wins in delivering no-compromises video and audio.

Discs can handle long movies and abundant bonus features; each disc holds 50 gigabytes of data vs. 30 GB for HD DVD and less than 10 GB for a conventional DVD. Since a two-hour high-def movie can use up 25 GB, that leaves more room on Blu-ray for bonus features and games.

“It’s the best-quality picture out there, and the boundless data capacity makes this a future-proof technology,” House says. “HD DVD is version 1.1, and Blu-ray is 2.0.”

But Blu-ray’s best customers are gamers: Sony’s PlayStation 3 comes with a Blu-ray player built in. PlayStations account for more than 85% of the Blu-ray players sold.

Those looking for a stand-alone Blu-ray player have to decide what features they want.

Older models won’t accommodate picture-in-picture, a new feature that Blu-ray calls BonusView. Discs and players that offer BonusView can, for example, show a movie director in the corner of the screen commenting on a particular scene.

Buyers also will have to wait until later this year if they want a player with an Internet connection capable of handling features Blu-ray calls BD Live.

Supporters say that’s no big deal. All players handle the main event: movies.

“Once we get to the mass market, which is where I think we’ll be in the next couple of years, all of that (confusion) will be behind us,” Chapek says. “Then, the people who are less technophilic will not have to deal with it.”

HD DVD backers say there’s no need to wait. Their format “has been a consistent specification since Day 1,” Sally says. For example, all players have Internet ports. They enable users to download cellphone ring tones, send friends favorite scenes from a movie, play games or see material on a studio’s website.

Unlike with Blu-ray, there’s no region coding. Overseas travelers can buy and play any HD DVD they find.

Most HD DVD discs also have a conventional DVD on the flip side, making them playable on ordinary DVD players including on laptops and automobile backseat entertainment systems.

Despite the differences in the formats, and the complications with the launch of a new generation of DVDs, both sides agree that consumers are ready for a new video technology.

“We’re seeing a strong sea change, a generational shift, where people are embracing high definition,” House says. “Once you’ve seen that kind of picture, you can never go back.”

 

Democrats offer housing rescue plan

Friday, February 15th, 2008

Sun

WASHINGTON — Democratic leaders of the U.S. Senate offered a housing market rescue plan Thursday in a legislative effort to jolt the slumping economy.

Addressing a mortgage crisis that threatens to tip the economy into recession, lawmakers proposed letting some bankrupt homeowners erase a portion of their mortgage debt, which would modify existing bankruptcy law.

Businesses would get a tax break under the bill. They would be allowed to use losses incurred in 2006-2008 to offset income earned during previous years back to 2001, extending by three years an existing two-year loss carryback standard.

Housing finance agencies, which are run by state and local governments, would be allowed to use more money from mortgage revenue bonds to refinance subprime loans and provide mortgages for first-time buyers and rental housing.

Consumer groups would get $200 million to counsel borrowers facing foreclosure, while local governments would get $4 billion in federal grant money to buy, fix and resell foreclosed properties dragging down good neighborhoods.

A provision offered by Rhode Island Senator Jack Reed would set new disclosure standards for lenders and leave them liable to damages if they fall afoul of the standards.

The bill was introduced at a news conference by several Democrats, including New York Senator Charles Schumer.

© The Vancouver Sun 2008

 

U.S. commercial real-estate loan crisis coming

Friday, February 15th, 2008

Province

TORONTO — Executives at Toronto-Dominion Bank have accepted plaudits for avoiding the sort of subprime-related write-downs that have beset rival banks.

But if pride comes before a fall, TD’s senior management will likely be growing more wary about the bank’s exposure to other areas of the faltering U.S. economy, and in particular the deteriorating commercial real-estate sector.

Defaults on residential mortgages have grabbed most of the headlines out of the U.S. financial sector, but higher defaults on commercial real-estate loans look more likely too.

Anxiety has been heightened as the cost of purchasing protection against U.S. commercial-mortgage defaults has spiked recently.

The jump in the cost of protection — it has more than quadrupled since September — is “truly stunning” and comes on the back of other economic indicators that show subprime woes have seeped into the broader U.S. economy, said Blackmont Capital analyst Brad Smith. TD, through its Portland, Maine-based Banknorth franchise, has more at risk from the downturn in the U.S. than its Canadian peers when it comes to commercial real-estate loans, Smith notes.

The bank’s exposure to the sector will be about $12.3 billion, once it closes its recently announced $8.5-billion US acquisition of New Jersey-based Commerce Bancorp, according to figures from Blackmont.

Among TD’s Canadian rivals, Canadian Imperial Bank of Commerce has the next biggest exposure, with $4 billion of commercial real-estate loans on the line, followed by Royal Bank of Canada with $3.8 billion and Bank of Montreal with $2.9 billion.

A “unique risk” for TD is that a sizeable proportion of its portfolio of commercial real-estate loans was underwritten by U.S. banks that TD has acquired in recent years, rather than by TD’s own bankers, Smith said.

© The Vancouver Province 2008

 

Gov’t buys 5 of 6 hotels from 1 developer

Friday, February 15th, 2008

Robert Wilson makes $10m profit on sales in less than two years

Susan Lazaruk
Province

Premier Gordon Campbell (centre), along with the minister responsible for housing, Rich Coleman, Vancouver Mayor Sam Sullivan (right) and Vancouver Police Chief Jim Chu (left), announce yesterday that B.C. is buying six single-occupancy hotels to reduce homelessness in the Downtown Eastside. Photograph by : Jon Murray, The Province

Five of six downtown Vancouver hotels bought by the B.C. government for low-rental housing were bought from one man, developer Robert Wilson, who made a profit of $10 million on the sales in less than two years.

The sixth earned B.C. Housing $1.4 million when it flipped the property after six weeks.

Wilson, who owns Archer Realty and Georgia Laine Developments, bought the five hotels over 10 months beginning in May 2006 for a total of about $11 million. He sold them for more than $21 million.

His biggest profit was on the Arco Hotel at 81 Pender St. He bought the 63-unit, single-room-occupancy hotel in March 2007 for $2.8 million and sold it to the government for $6.9 million. It was assessed this year at $2.6 million.

The Marr Hotel was bought on Jan. 3, 2008, for $900,000 by the Provincial Rental Housing Corp., a land holding company administered by B.C. Housing. It has now sold the Marr, shut down in 2004 after an undercover sting targeting stolen goods, for $2.3 million.

The Marr was bought from an unidentified buyer who purchased it in 2005 for $300,000.

“I can’t imagine what the purpose of such a sale structure would be,” said NDP Opposition housing critic David Chudnovsky. “This looks pretty fishy to me.”

The purchase of the six hotels means the total 330 units will remain as single-room-occupancy hotels for the homeless and hard-to-house. Chudnovsky praised the purchases because they protect single-room-occupancy units, which range from 120 to 250 square feet and typically rent for $325 a month.

But he said the government’s mandate is to help in a cost-effective way. “This doesn’t look very cost-effective to me,” he said.

He said the government is failing to implement a policy that protects affordable housing. “It’s no strategy for dealing with homelessness,” said Chudnovsky.

Housing advocate Wendy Pedersen called the purchases “the best news.”

“I’m going to run and tell my friends right now they’re not being evicted,” said Pedersen, who sits on the board of the Carnegie Centre and knows two people who live in the Shaldon Hotel on East Hastings near Main, which was among those sold. “But . . . I hope there are more. There are 4,000 people still living in completely horrible conditions in the privately owned SROs.”

The rental units will be run by non-profit organizations, including the Union Gospel Mission, which is converting a hotel bought by the province last year in a similar sale of 10 hotels into a drug- and alcohol-free building at Princess and Hastings. “Some [tenants] are living on the victory side of addiction and they want to get out of that environment,” said mission spokesman Maurice McElrea.

Coast Mental Health is renovating the St. Helen’s Hotel, bought by the government last year, to include a lounge, light meals and laundry facilities for tenants.

© The Vancouver Province 2008