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empirecustomhomes · 10 months ago

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Finding the Right Fit: How to Choose Among House Contractors in West Vancouver

When it comes to embarking on a home renovation or building project, choosing the right house contractor in West Vancouver is crucial. The right contractor can turn your vision into reality, ensuring quality craftsmanship and a smooth process from start to finish. With the abundance of options available, finding the perfect fit may seem daunting. However, by following these key steps, you can confidently select among the residential builders in West Vancouver to bring your dream home to life.

Define Your Needs and Vision: Before beginning your search for a house contractor, take the time to clearly define your needs and vision for the project. Consider your budget, timeline, and specific requirements. Are you looking to renovate an existing space or build a new custom home? Understanding your goals will help you narrow down your options and communicate effectively with potential contractors.

Research Local Contractors: Start by researching house contractors in West Vancouver. Look for companies with a strong reputation and positive reviews from past clients. Explore their websites, portfolios, and testimonials to get a sense of their expertise and style. Pay attention to projects similar to yours to ensure they have the experience and capabilities to meet your needs.

Check Credentials and Experience: When evaluating potential contractors, it's essential to check their credentials and experience. Ensure they are licensed, bonded, and insured to work in West Vancouver. Ask about their experience with projects similar to yours and inquire about any specialized skills or certifications they possess. A reputable contractor will be transparent about their qualifications and happy to provide references.

Schedule Consultations: Narrow down your list of potential contractors and schedule consultations with each one. Use this opportunity to discuss your project in detail, including your goals, budget, and timeline. Pay attention to how well the contractor listens to your needs and communicates their ideas. A good contractor will ask thoughtful questions and provide valuable insights to help bring your vision to life.

Review Contracts and Estimates: After meeting with each contractor, carefully review their contracts and estimates. Look for detailed descriptions of the scope of work, materials, timeline, and payment schedule. Compare the proposals from each contractor to ensure they align with your expectations and budget. Don't hesitate to ask questions or request clarifications before making a decision.

Consider Communication and Compatibility: Building or renovating a home is a collaborative process, so it's essential to choose a contractor you feel comfortable communicating with. Pay attention to how responsive and accessible the contractor is during the initial stages of the project. Consider their communication style and whether you feel confident in their ability to keep you informed and involved throughout the process.

Ask for References and Visit Past Projects: Before making a final decision, ask each contractor for references from past clients. Reach out to these references to learn more about their experience working with the contractor. In addition, consider visiting past projects completed by the contractor to see the quality of their work firsthand. This will give you valuable insight into their craftsmanship and attention to detail.

Trust Your Instincts: Ultimately, trust your instincts when choosing a house contractor in West Vancouver. Select a contractor who not only meets your practical criteria but also aligns with your vision and values. Building or renovating a home is a significant investment, so it's essential to choose a contractor you feel confident in and excited to work with.

By following these steps, you can confidently choose among the house contractors in West Vancouver to find the perfect fit for your project. With the right contractor by your side, you can turn your dream home into a reality, enjoying quality craftsmanship and a stress-free construction process from start to finish.

#Residential Builders In West Vancouver #House Contractors In West Vancouver

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twinpeakwest · 5 years ago

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Bathroom Renovations & Contractors West Vancouver

Twin Peaks Construction is a full assistance restroom rebuilding specialist organization carrying capability and quality to your task. We will help you to structure your fantasy washroom and do the entire thing from lighting and development. To know more information, call us on +1 604-670-7067.

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best-sea-ttle-wa · 2 years ago

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The Residences at Rainier Square

The Residences at Rainier Square in Seattle, WA

Nowadays, many people are looking for a reliable provider of luxury apartments in Seattle location. Since it is not easy to find the best home in the said area, researching about it first is a must. In Seattle, WA, one of the best providers of luxurious properties is The Residences at Rainier Square. The Residences at Rainier Square is the tallest residential building in Seattle. In addition, this iconic tower is home to a collection of ultra-luxury apartment residences. Besides, the impeccably designed 1, 2, and 3-bedroom homes are located on floors 39 to 58, offering unparalleled views from horizon to horizon. Apart from that, residents also have exclusive access to two floors of amenities featuring a uniquely curated collection of spaces focused upon wellbeing, connections, and convenience.

The Residences at Rainier Square

The Residences at Rainier Square is a well-known apartment, especially when it comes to finding best Seattle apartments these days. The Residences at Rainier Square is truly remarkable. The owners of this magnificent property are thoughtful and intentional in prioritizing your most precious commodity that is time. In other words, the builders of this luxurious living area created the place with the perks for the future residents in mind. All of these are possible in one of Downtown’s most central and sought-after locations. Through this fantastic place, you can be one of the first to experience an entirely new level of high-rise living in downtown Seattle. Lastly, you can read more about it, here.

Seattle, WA

Do you want to know more about the history of Seattle, WA, location? Well, the said place has an interesting historical background. Many students study its founding days. Basically, archaeological excavations suggest that Native Americans have inhabited the Seattle area for at least 4,000 years. By the time the first European settlers arrived, the people that are subsequently called the Duwamish tribe occupied at least seventeen villages in the areas around Elliott Bay. Lastly, the first European to visit the Seattle area was George Vancouver, in May 1792 during his 1791–95 expedition for the Royal Navy to chart the Pacific Northwest.

Space Needle in Seattle, WA

One of the well-known tourist attractions in Seattle, WA these days is Space Needle. Many people go there to enjoy sightseeing. Basically, the said place is an observation tower in Seattle, Washington, United States. Considered to be an icon of the city, it has been designated a Seattle landmark. Located in the Lower Queen Anne neighborhood, it was built in the Seattle Center for the 1962 World's Fair, which drew over 2.3 million visitors. The Space Needle was once the tallest structure west of the Mississippi River, standing at 605 ft. tall. Lastly, the tower is 138 ft. wide, weighs 9,550 short tons, and is built to withstand winds of up to 200 mph and earthquakes of up to 9.0 magnitudes, as strong as the 1700 Cascadia earthquake.

Seattle Real Estate News June 2022: The housing market is becoming more balanced.

Based on a latest news report in Seattle, WA, there was a topic about housing market forecast this year. It was reported that at the end of May, buyers could choose from 8,798 active listings system-wide, up a whopping 59% from a year ago when there were only 5,533 properties in the database. That is the largest selection since September 2020 when there were 9,099 single family homes and condominiums offered for sale across the 26 counties served by Northwest MLS. Mike Larson, a member of the board of directors at Northwest Multiple Listing Service or NWMLS suggested that “Home sellers really need to re-think their expectations,” when commenting on statistics summarizing May activity.

Link to maps

Space Needle 400 Broad St, Seattle, WA 98109, United States Head west on Space Needle Loop 157 ft Turn right to stay on Space Needle Loop 115 ft Turn right onto Broad St 0.2 mi Turn left onto 2nd Ave 1.0 mi Turn left onto Gerard Schwarz Pl/University St Continue to follow University St 0.1 mi Turn left onto 4th Ave Destination will be on the right 364 ft The Residences at Rainier Square 1340 4th Ave, Seattle, WA 98101, United States

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sukhiegill · 5 years ago

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portlandrooferss · 6 years ago

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homepictures · 6 years ago

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The Modern Rules Of Beautiful House | beautiful house

Home-renovation belief are rarely after their aphotic moments — delays, frustrations, regrets. So it’s adorable to apprehend a homeowner whose acquaintance was absolutely positive.

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Back Leaf, who asked that her aftermost name not be used, came to Victoria in 2015, she was activity a little fragile. Her bedmate had anesthetized abroad abandoned a year or two earlier, and she had acquainted actual abandoned in their big abode in the Cascade mountains.

Having developed up in Vancouver, she absitively it would be abating to acknowledgment to the West Coast. She knew she capital to travel, so a address fabricated best sense.

After examination a scattering of accessible homes, Leaf and her babe went to attending at a 10-year-old architecture in the Songhees. Being an agog cook, Leaf looked aboriginal at the kitchen and was focused on faucets and accessories back she heard her babe gasp: “Mom — this is what you’re attractive for!”

Back she abutting her babe on the ample accouter overlooking the Inner Harbour, Leaf had to accede the two-bedroom was absolutely the home she needed.

The south bank of the address is all glass, giving a across-the-board appearance over the harbour and James Bay. She looked beeline bottomward to the baptize and could watch the float planes acreage and the Coho buck chugging boring in and out. Back the blubbery bottle doors are closed, though, the complete is aerial to insignificance.

The address is about 1,400 aboveboard feet, accumulation two bedrooms with ensuites, a light-filled active room, a dining allowance big abundant to absorb eight in comfort, a kitchen big abundant to accommodate a meal for them, and a crumb allowance off the entrance.

Back Leaf absitively to buy the place, she knew she’d accept to accomplish some changes appropriate away. The aboriginal architecture didn’t accommodate a dining room, but it did accept a home office, afar from the active breadth by Japanese-style clear-cut walls with a sliding door. Leaf didn’t charge an office, but she did appetite a nice dining room.

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She could see that over the abutting few years, she’d appetite to change a few things, so she bit the ammo and absitively to do the accomplished affair at once, afore she confused in. She brought a mattress and a few $.25 and pieces so she could affected out in the address and get a feel for the place. It gave her an abstraction of how she’d appetite to use the space.

Someone had recommended autogenous artisan and home stager Cathy Travis. Back Travis saw the ambit of Leaf’s plans, however, she accomplished the job was above her skillset, so she brash Leaf to argue architect Terry Johal.

Johal Developments usually takes on bigger projects, such as the architecture of an absolute abode from the arena up. But back he saw the condo, Johal agreed that it adapted an amend with the aforementioned beheld appulse as the view. He was agog to booty on the task. In the end, the activity won him a gold CARE accolade from the Victoria Residential Builders Association for best address unit.

After he and Leaf absitively built-ins would assignment best, Johal alleged in Roy Sandsmark from South Shore Cabinetry, a assistant on abounding antecedent projects. After attractive about the apartment, he came up with some agenda sketches of what he anticipation would work.

“It was amazing,” Leaf said. “We were all on the aforementioned page. I don’t anticipate we deviated at all from his antecedent design,” or at atomic not in any cogent way.

It’s accepted back ripping your home bottomward to the studs to be beat by the array of baby decisions that charge be made. That wasn’t Leaf’s experience: “Terry and I best out all the finishes in bisected a day,” she said.

The affairs were hatched and designs fatigued up as the year drew to a close. Then, in January of 2016, the guys with the crowbars acclimatized and annihilation began. “Terry’s aggregation was fabulous,” Leaf said. “They had to absorb a lot of time accepting bodies up and bottomward elevators.”

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Those glass-walled elevators, and the affected walkways giving association and their guests angle of the baptize area below, are not the best acceptable for a aggregation of builders with a lot of ripped-up abstracts to booty abroad and bags of new abstracts to accompany in.

There were no decrepit complaints, though. “They were all delightful,” Leaf said, praising Johal, Sandsmark and the tradesmen they brought into the job.

The arced appearance of the Shutters barrio makes activity absorbing for chiffonier makers and asphalt layers acclimatized to alive with appropriate angles. Walls accommodated at angles that are a bit added or a bit beneath than the accepted 90 degrees.

Back laying new flooring, Johal accomplished that, at one point or another, it would attending as admitting the planks had been laid out of alignment. He got about that by laying them on the bias, so they didn’t accept to adjust or run erect to any of the walls.

The basal architecture of the address was good, so Johal didn’t accept to move any autogenous walls.

Sandsmark went with the aforementioned attending in the cabinets throughout the condo. The wenge wood, with its bound grain, in the kitchen cabinets appears afresh in the living-room bookcases and affectation shelves, and in the bedchamber night tables, bed bases and accessories in the applicant closets.

Those cabinets and shelving units had to be actual strong. Leaf brand art and she brand pieces with heft. The three brownish sculptures beside the broiler are heavy, and Leaf and Travis had to attempt calm to advance them into position.

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Leaf’s favourite allotment is a august Native headdress, fabricated from able lawnmower blades, saw alternation and shears, the assignment of Salt Spring artisan Peter McFarlane. She credits Michael Warren from Madrona Gallery with award it for her. Like the bronzes, the allotment weighs about 50 pounds, and Sandsmark had to actualize an almighty blubbery bottle shelf that was able abundant to abutment it while giving it the bulge they all acquainted it deserved.

Added standout pieces accommodate a buck disc by Don Yeomans and a belfry of able bedrock created by Roland Gaetan.

“I got them all in bounded galleries,” Leaf said, answer that aloof about aggregate in the address was bought aural about a aboveboard mile in Victoria. The accouter appliance came from Capital Iron; the automatic blinds are from Saffron; the ablaze accessories came from McLaren Lighting and lots of things came from Chintz.

The kitchen isn’t article Leaf accepted to love. She has never cared for galley kitchens, but aperture this one up wasn’t an accessible advantage because one ancillary is on the accommodation bank and the added backs assimilate the laundry accessories and the anteroom closet, all of which are encased in wenge copse like the blow of the cabinetry.

For the laundry and covering closets, Roy dispensed with the accepted bifold doors by installing a arrangement like the sliding ancillary doors in a minivan — the aperture is pulled abroad from its position, again slides agilely over its neighbour. It agency you can accessible abandoned one aperture at a time, but who keeps their covering buffet aperture accessible back they’re accomplishing laundry?

The kitchen has new Miele appliances, with the dishwasher and fridge hidden abaft board fronts. The gas stove stands out with its ample knobs. There was a baby wine fridge before, but now Leaf has a beyond model, confused into the dining room, with altered temperatures for her red wines, her alcohol and aperitifs, and a air-conditioned area for white wine and amber ale.

It’s an ideal home for a woman who brand to absorb visiting ancestors and old friends, and her abounding new accompany in Victoria. And all those accompany will be as captivated with the adornment as the beauteous appearance of the harbour.

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feathercleaning · 3 months ago

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BUSINESS NAME: Feather Building Maintenance Ltd

ADDRESS: 10360 140 St, Surrey, BC V3T 4N4

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Feather Cleaning is a professional cleaning service in Surrey that offers various services to clients across various industries. We are committed to providing high-quality cleaning services that meet the unique needs of our clients, where we help construction companies, builders, and property managers prepare sites for occupancy or handover. Our Company has a professional approach and is equipped with the latest equipment, trained manpower, and eco-friendly solutions.

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karanguyenprec · 7 years ago

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Pier West . - Pier West is the final piece of New Westminster's waterfront revitalization. - Groundbreaking development includes two residential towers, plus a variety of services that add to the community. - Lasting architectural design reflecting a forward-looking vision. . One-day preview event for clients!! Saturday, February 10, 2018 10:00-5:00 . Preview Centre: 638 Columbia St, New Westminster Builder: Bosa Development Total Units: 665 Storeys: 53 storeys Building type: Condo Bedroom: 1-3 Bedroom Bathroom: 1-2 bathroom Completion: 2022 . Email [email protected] or call 604.328.8000 for more details . #Realtor #RealEstate #RealEstateAgent #Broker #HomesForSale #Homesale #Property #Development #Housing #Listing #MillionDollarListing #OpenHouse #realty #vancity #vancouver #lifestyle #presale #highlife #BC #Architecture #forsale #home #Burnaby #condo #PierWest #Bosa #NewWestminster (at Karen T. Nguyen Personal Real Estate Corporation)

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twinpeakwest · 5 years ago

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Kitchen Renovation West Vancouver

Our completely modified structures, extraordinary client support, persuasive showroom, and staggering craftsmanship settle on us the top decision for all your kitchen remodel needs. To know more information, call us on +1 604-670-7067.

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juditmiltz · 7 years ago

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National Cheat Sheet: Investors ditch hedge funds for real estate, Quicken Loans slapped with $11M fine … & more

Clockwise from top left: Miami Beach, Compass founder and CEO Robert Reffkin, Venice Beach, Quicken Loans building.

Investors are putting their money in real estate over hedge funds

From TRD New York: Wealthy investors currently have about 33 percent of their portfolios in real estate, according to a survey by Tiger 21, a social networking site for investors. The survey also revealed that hedge fund investments slid to 4 percent, Bloomberg reported. [TRD]

Quicken Loans slapped with $11M fine for appraisal tampering

Quicken Loans, the holder of the No.1 customer satisfaction rating by J.D. Power for seven years, has received a blow to their image in the form an $11 million fine for influencing appraisals to encourage loan approvals. The tampering dates back to the boom years prior to 2008, when the mortgage company furnished appraisers in West Virginia with “estimated” home values, needed to secure a loan approvals, which ultimately left the owners under water, a federal prosecutor said. [TRD]

More Canadians are moving to the U.S.: report

While China is still the leading foreign buyer of United States homes, with a whopping $31.7 billion spent in the year that ended in March, our neighbor to the north also made some considerable investments. Canadians increased their spending in the U.S. housing market, jumping from $9 billion in 2015 to $19 billion invested last year, The Wall Street Journal reported. Rising prices in cities like Toronto and Vancouver are credited for the increase in Canadian investments in the U.S. According to a report by the National Association of Realtors, foreign buyers make up about 10 percent of American home sales. [TRD]

Blackstone executive predicts tougher times than expected for retailers

Times are tough even in the luxury retail market, Blackstone Group managing director Nadeem Meghji said this week. “The retail industry is clearly facing headwinds,” Meghji told the Financial Times, adding that he hadn’t thought luxury retailers would be affected so quickly. And the numbers back that up: Cushman & Wakefield’s most recent market report showed availability rates of 20 percent or more in six of Manhattan’s 12 top retail markets. [TRD]

Lack of lumber causes homebuilder confidence to dip to an eight-month low

Rising material costs, particularly lumber, has the homebuilding industry concerned. Builder confidence has hit an eight-month low, according to a poll by the National Association of Home Builders and Wells Fargo. Housing demand is still strong, but builders feel pressure to absorb the increase in costs in order to offer competitively priced homes, the poll found. NAHB Chairman Granger MacDonald told Bloomberg that rising prices of building materials “is hurting housing affordability even as consumer interest in the new-home market remains strong.” [TRD]

Sears-affiliated REIT sells almost $250M share of company to mall owner GGP

Real estate investment trust Seritage Growth Properties just completed two sizable transactions, offloading its 50 percent stake to its joint venture partner, General Growth Properties. Seritage was initially formed by Sears CEO Eddie Lampert two years ago to raise money for the ailing retail chain. As part of the new deals, 50 percent of the eight of the 12 Sears assets it owned were sold for $190 million along with half of a JV interest for five other properties, also sold to GGP, for $57.7 million. [bisnow.com]

Compass CEO predicts international expansion in next 18 months

Residential brokerage Compass’s CEO Robert Reffkin has his sights set on heading abroad. In an interview with The Real Deal in his Fifth Avenue office, Reffkin predicted that Compass would have an international presence within 18 months. He declined to specify which markets he would like to target first. In just four years, Compass has raised over $225 million in venture capital and has reached a valuation of over $1 billion. [TRD]

Major Market Highlights

South Florida’s residential market shows signs of improvement: Elliman

Douglas Elliman’s 2017 Q2 report revealed that sales were up for the second quarter in a row. Miami Beach saw a 3.7 increase in sales, year-over-year and sales in Fort Lauderdale were up 10.2 percent year-over-year. Jonathan Miller, the author of the report, credits the uptick to sellers pricing their homes more reasonably. “Sellers of high-end real estate are more in sync with reality than they have been in the past,” he told The Real Deal. [TRD]

New York City self storage surge

Due to a lack of self storage space relative to the New York City population, self storage companies including Cube Smart and Extra Space Storage have seen a surge in demand. As a result of the demand, between 2 and 2.5 million square feet of self-storage space is under development across the five boroughs. However, not all storage companies are putting their eggs in the NYC basket. REIT Self Storage CEO told TRD that the company isn’t planning any New York facilities given the upcoming increase in storage spaces in the city. [TRD]

Venice Beach is the toughest place to build in America

Strict zoning codes coupled with the culture of the “Not In My Back Yard” sentiment has made Los Angeles’ Venice Beach the hardest area to develop in the United States, according to data from BuildingZoom, a site that connects homeowners to local contractors. Venice hasn’t gained a single housing unit in the past 15 years, according to The Wall Street Journal. Due to downzoning and wealthy buyers who bought and destroyed adjacent properties to expand, Venice housing units shrunk by 700 between 2000 and 2015. [TRD]

Louisiana Governor yields to FTC pressure over appraisers’ pay

In a decision that is likely to please appraisers everywhere, Louisiana Gov. John Bel Edwards issued an executive order that repealed a state law that limited how much appraisers could be paid by their management companies. The repeal followed a complaint filed by the Federal Trade Commission accusing the state of price fixing. [Housing Wire]

Chinese investors would rather move to Los Angeles over New York

Wealthy Chinese citizens would rather call themselves Angelenos, not New Yorkers. According to a survey from Hurun Report, those with a net worth of over $1.5 million that are looking to move to the United States are favoring Los Angeles. CNBC first reported that worries over the stability of Chinese currency, air pollution, and education are the primary driving factors for those looking to emigrate from China. [TRD]

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hellospentaaltavistaspentaf-blog · 7 years ago

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All You Need To Know About Spenta Alta Vista Spenta

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lovelyfantasticfart · 4 years ago

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Vancouver's West Side Actual Property Market Experiencing Main Slowdown

Canadian real property is that means right now, in cities like Vancouver and Toronto, persons are swinging from the chandeliers, drunk on low cost money, or higher often called low curiosity rates. It can be polite to only say that gross sales and prices are flat. Chart 19 is used by Carney to focus on a divergence between new residence costs and current house prices as adding uncertainty in tracking the housing market. This could usually present a weakness in my assertion that housing prices will fall, however the rush from buyers could be attributed to a few excellent causes, all bearish. Yesterday I talked about the worth of fuel, discretionary spending, the economic system, and housing prices. As for the headline worth decline, it is an average that was influenced by retreats after large run-ups in a handful of main markets like Vancouver, Victoria, Calgary and Edmonton. LoopNet also attracts a large neighborhood of Vancouver business real property professionals with greater than 7 million members comprised of brokers, corporate executives, service suppliers, and more than 3 million buyers, tenants and different principals throughout the U.S. Constructing SITE: Designated at DUPLEX in the community Plan.

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sukhiegill · 5 years ago

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portlandrooferss · 6 years ago

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Commercial Roofing Contractor Portland

Contents

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realestate63141 · 8 years ago

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Dream of that single-family home in the suburbs fading fast as highrises move in

Hamilton builder Jeff Paikin has been in the real estate industry for almost three decades, but his days of building single-family homes may be over.

He’s all but given up on detached homes and now focuses on more budget-sensitive condominiums and townhomes in what are ostensibly the suburbs of Hamilton. His latest project in Stoney Creek is the largest single-phase condominium in that city’s history at 470 units.

It’s even hard to get the land for townhomes. Detached homes? Forget it

Peter Power for PostMedia NewsHamilton builder Jeff Paikin has been in the real estate industry for almost three decades, but his days of building single-family homes may be over.

“Hamilton didn’t even have a condo market eight years ago, you couldn’t recover your costs,” Paikin said. “Now there are a few projects that are planned or being built. It’s even hard to get the land for townhomes. Detached homes? Forget it.”

About 60 kilometres west of Toronto, Hamilton’s property market is booming to the point that people looking for deals in the Greater Golden Horseshoe (GGH) — a southern Ontario area home to nine million people — have long since given up on even Steeltown, never mind Toronto, and that’s driving both increased density and increased prices in the surrounding region.

The average price of an existing home for all classes of housing in the Hamilton-Burlington area reached $607,846 in March, up 30.1 per cent from a year ago.

Canada Mortgage and Housing Corp. said there were 2,119 new housing starts last year, but only 771 were single-detached homes. The rest was a mix of higher-density housing: 1,010 rowhouses, 228 apartments and 110 semi-detached homes.

Mike Faille/National PostHighrises are spreading out from inner cities to the suburbs and beyond because of the high cost of housing.

Just a decade earlier, detached homes made up of 56.5 per cent of all new construction in that area, rowhouses made up half what they do today and only about 100 new apartments broke ground.

Clearly, increased density is no longer just a big-city issue.

CMHC statistics show that only 60,698 or 33.5 per cent of the 180,967 new homes that went up last year across the country were single-detached homes. By comparison, there were 88,118 new apartments. In 2006, detached single homes made up 48 per cent of all starts.

“You look at the big three, Toronto, Montreal and Vancouver, and you see a similar pattern,” said Doug Norris, chief demographer at Environics Analytics. “The downtowns are even more concentrated with young people. But if you look at the proportion of seniors living in apartments, it also starts to pick up around age 60-64.”

Norris said an aging population will drive the need for smaller high-rise accommodations as people look to downsize and take some of their equity out of their homes.

Peter J. Thompson/National PostThe town of Milton, Ontario in the foreground with Mississauga on the horizon. Toronto’s hot housing market is driving both increased density and increased prices in the surrounding region.

Statistics Canada said last month that the percentage of the population 65 or over was higher than the under-14 segment for the first time since Confederation.

“You’re also seeing a suburban population that is not just younger people (seeking cheaper real estate), but older people looking to downsize after spending their lives in the suburbs,” Norris said. “You see this phenomenon over denser housing because people want to age in the neighbourhood they are used to.”

Developer Paikin said the first phase of his new project in Stoney Creek included 78 townhomes and condo units in a four-storey 129-unit complex. The sales launch two-and-half-years ago, before the local market really took off, saw everything sell in one day.

The second phase of the project, a six-storey condominium with units starting at $199,000 and going up to $500,000, continues to be driven at least partially by investors who have bought up about 40 per cent of both projects.

“The demand for rental income is very, very high. Every single unit up for rent has rented,” said Paikin, adding that proximity to transit is what continues to drive the housing market.

The province is putting in a station on its regional transit system not far from his Stoney Creek development. “It’s coming soon, so people are trying to get ahead of that,” he said.

Peter J. Thompson/National PostDevelopers in areas surrounding Toronto have all but given up on detached homes and now focus on more budget-sensitive condominiums and townhomes.

Paikin doesn’t see the need for more density dwindling anytime soon and he has plans to launch the first big condo project in Waterdown, another Hamilton suburb. It includes three 12-storey buildings and one six-storey structure and he expects buyers to come from all age groups.

“This was unheard of just three years ago,” he said. “If you have a single-family home in Waterdown that is now worth $900,000, you figure I’ll downsize early and pocket half that money. Then you’ve got first-time buyers because the site is five minutes from a Go (train) system.”

In Ontario, provincial legislation has created rules that demand more density in existing built-up areas, which developers maintain is at least partially driving up prices and limiting new detached homes. British Columbia has encouraged the same type of development in and around Vancouver.

North of Toronto, York region seemed to have had some inkling of what was coming and launched an official plan in 1994 based on what it calls a Centres and Corridor program.

“This was long before the provincial (growth plan),” said Valerie Shuttleworth, the region’s chief planner, about the program that combines the planning of urban pedestrian friendly/walkable communities with the construction of new rapid transit lines and stations. “We have been directing significant financial investment and infrastructure to support (the program).”

It’s paid off. In the past three years, York region has added 10,000 high-density units, which was more than the Greater Toronto Area regions of Peel, Durham and Halton combined. York was second behind only the city of Toronto in terms of creating high-density housing.

“These centres have become real hubs of activity,” Shuttleworth said. “I think in York Region, we didn’t want to become a bedroom suburb of Toronto. We realized with growth coming our way, we had an opportunity to build cities.”

Tim Hudak, chief executive of the Ontario Real Estate Association, sees the future of housing developing around what is called the “missing middle” — essentially a message that means more density but not necessarily more highrises.

“It may have different parameters. In Toronto, it may have seven to nine storeys, but three to five stories in the near GTA and maybe stacked townhouses in the outer ring,” he said,

Some municipalities will need to update their zoning bylaws, Hudak added, because they either allow for highrise condos or ground-level homes but nothing in between.

Hudak said throughout the GGH there needs to be what he calls “gentle densification,” especially along transit lines.

“What was fine for the 1960s or 1970s is not right for 2017,” he said, adding that municipalities should allow more density around infrastructure or face not getting provincial funding.

Across the country in Vancouver, Curtis Scott, Colliers International’s manager of market intelligence for Western Canada, also see what he calls more “diverse housing stock” in the suburbs.

“I try to get people to think of these areas like Burnaby as regional business districts, because they are really not your traditional suburb anymore,” he said. “You’ve got 40-storey-plus concrete towers, but with townhouses and duplexes below. They are not building single-family homes.”

‘Legendary fear of missing out’: Millennials aren’t writing off the home ownership dream just yet

Most sweeping rent controls in 25 years could end up making Toronto housing more expensive if building halts

The ‘spillover effect’ is driving up house prices across the Vancouver region and even into the interior of B.C.

Scott said regional policy helps dictate available housing as municipalities call for greater ground density, but land costs also drive the decision.

Where the push for more density ends is hard to predict. As Hamilton gets denser and builders find opportunities harder to come by, affordability keeps pushing people farther away from major cities, but also farther into the sky.

In St. Catharines, 70 kilometres southeast of Hamilton and increasingly serving as a bedroom community, the city of 133,000 is preparing for its first major highrise, a 19-storey condo.

“It’s proposed right on our main street,” said St. Catharines’ Mayor Walter Sendzik, whose city happens to have the good fortune of having a VIA station downtown that will be converted into a regional transit stop and likely another housing hub.

“There is no real residential in our downtown except for above street-level apartments. So the condo was met with a lot of interest and positive comments.”

Developers are now clamouring for opportunities around that transit hub.

“We have developers who see St. Catharines as the urban city within Niagara,” Sendzik said. “Price is driving the interest in the community. It’s a cascading effect. A lot of folks were moving into Hamilton and then its real estate prices started climbing up.”

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