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Month: February 2008

by Maggie Chandler Maggie Chandler No Comments

Coal Harbour’s West Pender Place

Coal Harbour’s West Pender Place will be one of the last new projects in Vancouver’s luxury waterfront neighbourhood Coal Harbour because there are no sites left.

West Pender Place is situated on Pender and Broughton.  Project architect is Jim Hancock, who has designed many high end Vancouver condos.  Jim says “we wanted to create a totem for Coal Harbour, a highly original building, structurally and stylistically,  the crisp pleat in the tower glass creates an every changing silhouette.” Nearly every interior space is different. LEED guidelines have been followed in order to maximize efficiency.

Interior design by Alda Periera whom i think does fabulous work.

These panoramic view residences start at $1.5 million.

Its amenities will be a roof terrace, meeting room, gym, indoor pool and lounge

The interiors are fabulous. Kitchens by Dada of Italy. Oak hardwood throughout, air conditioned, entertainment sized balconies, 8 foot sliding closet doors featuring brushed  metal and back painted glass panels.

1409 West Pender will have a tower 34 storeys to the west and a 15 storeys tot he east with 5 storeys in the middle.

 Reliance Holdings is the Developer.

The project is sold out.

by Maggie Chandler Maggie Chandler No Comments

Discovering Vancouver

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Where in Vancouver am I?

The Epicurean Cafe on the corner of York and Cypress.  Coffee, lunch, dinner, desserts…all fabulous.

Do you eat here? How would you rate it?

by Maggie Chandler Maggie Chandler No Comments

What Does This Mean for Vancouver Pre-sales?

Rising construction costs are affecting Developer’s ability to complete pre-sale condo buildings.

A few days ago it was Mount Pleasant’s Sophia, now it’s Chandler Developments (fortunately no relation to me!) H&H and their Garden City Richmond project have gone into receivership. So reports the CBC. Both projects were schedule for completion end of June.

The company was running into cost overruns, they were running out of cash and I think the lenders wanted to complete the project,” said Bowra Group President David Bowra.

“But they weren’t convinced it could be completed without the assistance of a third party. So they decided to apply for a receiver to be appointed.”

The receiver has discovered that 23 condos in the Chandler Development Group projects were allegedly sold to insiders at prices well below market value, Bowra said.  So they may get to keep their condos, but will likely have to pay today’s prices.  How many developers do you think do this?

Apparently there is enough money to finish the job, so the other buyers will get their condos without paying more.

The company was running into cost overruns, they were running out of cash and I think the lenders wanted to complete the project,” said Bowra Group President David Bowra.

“But they weren’t convinced it could be completed without the assistance of a third party. So they decided to apply for a receiver to be appointed.”

The receiver has discovered that 23 condos in the Chandler Development Group projects were allegedly sold to insiders at prices well below market value, Bowra said.

They may get to keep their condos, but will likely have to pay today’s prices, he said.

The Financial Institutions Commission of B.C. published an article on pre-sales in August 2007. Read it here http://www.yattersmatters.com

What do you think causes this problem? How do you think it can be solved? Does this effect your purchase of a pre-sale? Or an assignment?

by Maggie Chandler Maggie Chandler No Comments

What is Geothermal Heating?

Buying a new condo? Geothermal heating will save you money. 

Geothermal heating uses renewable energy and emits no greenhouse gases. It creates 75% less emissions than electric heating. 

Solar energy is absorbed at the earth’s surface, from there it can warm the air. It is also transported downwards into the earth by conduction and washed downwards by rainfall.  As you dig deeper into the earth the temperature becomes more and more stable until it approaches the temperature of well water…about 10 degrees C year round. This is called a geothermal reservoir. We then pump the heat by using a refrigeration unit to extract heat from the reservoir and supply it to the house or hot water. This is called a geothermal heat pump system.

This is the choice of Vancouver condo developers at present. I think the Shangri-la was the first pre-sale I remember offering geothermal heating.

Know of any other geothermal buildings?  – Cielo, Donovan, Mantra, Lumen

by Maggie Chandler Maggie Chandler No Comments

Which is the Greenest city in Canada?

Vancouver ranks top as Canada’s greenest city.

But we are only 24th greenest city in the world. Who’s #1?

Canada is the 11th greenest city in the world. Who’s #1? Who’s at the bottom?

Each Canadian emits 5 1/2 tonnes of greenhouse gases per year

In 1970 B.C. implemented the first mandatory deposit system for beverage containers.

Have a Green fact you’d like to share?

by Maggie Chandler Maggie Chandler No Comments

What Everyone Ought to Know About West Pender Place, Coal Harbour Vancouver

It will be one of the last new projects in Vancouver’s luxury waterfront neighbourhood Coal Harbour because there are no sites left.

West Pender Place is situated on Pender and Broughton.  Project architect is Jim Hancock, who has designed many high end Vancouver condos.  Jim says “we wanted to create a totem for Coal Harbour, a highly original building, structurally and stylistically,  the crisp pleat in the tower glass creates an every changing silhouette.” Nearly every interior space is different. LEED guidelines have been followed in order to maximize efficiency.

Interior design by Alda Periera whom i think does fabulous work.

These panoramic view residences start at $1.5 million.

Its amenities will be a roof terrace, meeting room, gym, indoor pool and lounge

The interiors are fabulous. Kitchens by Dada of Italy. Oak hardwood throughout, air conditioned, entertainment sized balconies, 8 foot sliding closet doors featuring brushed  metal and back painted glass panels.

1409 West Pender will have a tower 34 storeys to the west and a 15 storeys tot he east with 5 storeys in the middle.

 Reliance Holdings is the Developer. www.westpenderplace.com

The project is sold out.

by Maggie Chandler Maggie Chandler No Comments

Nine Secrets of Vancouver Property Taxes

 It’s tax time again and because the property prices have risen, our property taxes also rise.  No doubt you have a few questions about your property taxes, so I will answer some of the main ones I get asked by clients.

1. How do municipalities set property taxes? Taxes are set by the municipality according to tax rates. These rates vary among property classifications – residential, business, farm, recreation, utility and managed forest land – and are typically calculated by dividing the annual budget needs of the municipality by the assessment base or the total value of properties in each municipality. The market value of each property is determined annually by BC Assessment, as of July l. The BC Government sets the school tax rates.

2. Why have my taxes increased when I haven’t improved my property? Property values have increased throughout the Greater Vancouver Area. Assessment notices sent to home owners in January reflect this increase. When properties sell for more than the assessed value, this can raise market value since assessors look at comparable sales when valuing a property. As well, another taxing authority such as the school district or transportation authority may have raised rates.

3. All the homes on my street are identical, shy are my taxes more than my neighbours? Ease assessment is unique to a specific property. Renovations such as remodeling basements or attics, adding a jacuzzi tub to the master bathroom or major landscaping project will increase the assessment.

4. Like many baby boomers, I own a second home, how are they assessed? A secondary residence is assessed the same way as a primary residence. The key difference is the Homeowner Grant is only available on your primary residence, not on a secondary residence.

5. If I buy a new home and there are taxes owing, who is responsible? You are!! You are liable for all outstanding taxes when you buy a property, unless otherwise written in the contract. If the previous owner paid the taxes or if you have claimed a Home Owner Grant on another property, you cannot claim the HO-Grant for the property in the year you buy it.

6. I didn’t receive my tax notice. What do I do? Immediately contact the tax office in your municipality. It’s your responsibility to ensure that your municipality has the correct mailing address. you are responsible to pay your taxes, whether or not you receive a tax notice.

7. I’m selling my home, should I claim the HO-Grant? If you haven’t sold your home and you live on the property, you may claim the grant. If you have already sold and new owners live on the property, then the new owners should claim the grant.

8. I want to appeal my taxes, what do I do? Property taxes cannot be appealed. Only property assessments, on which taxes are based, can be appealed. Therefore, it is important to review your assessment notice when you receive it from BC Assessment and report any concerns to them by January 31st.

9. I forgot to claim my Home Owner Grant in previous years and I paid the full amount of taxes. You can claim back your grant only for the prior year. Forms are available at City Hall. You will have to provide proof of residency.

Have a property tax question that’s not covered in my articles? Send it to me and I will try to answer it for you.

Have a property tax situation that you’d like to share with us?

2010

by Maggie Chandler Maggie Chandler No Comments

What Everyone ought to know aboutCoal Harbour Coffee Shops

It has great coffee shops!

Here’s some i’ve found:

Blue Edge Cafe/Take 5 Nicola/Lift/BoJangles Coal Harbour/Casadolce/Coal Harbour Coffee Company/Urban Fare and Starbucks (of course!)

Have i left any out?  what’s your favourite? and why?

If you own a coal harbour coffe shop, send us a blurb on your business and we’ll post it.

by Maggie Chandler Maggie Chandler No Comments

The Greatest Real Estate Agent in the World

This was posted by Ardell DellaLoggia at Brio Realty.

http://www.searchingseattleblog.com

Is it possible to have THE greatest real estate agent in the world? And if so, what would be the Top Ten items that they’d have to meet in order to qualify for The Title?

*Making the most money?

*Doing the best job for their client (defined as percentage of repeat business and referral business). Happy clients translate into repeat and referral business.

*Networking online and building relationships, same as we do offline?

*Innovative marketing? Evidence of always being on the cutting edge? Ongoing education?

*Voted #1 by your piers?

*Voted #1 based on what you give back to your community?

*Voted #1 by the community at large?

*Most knowledgeable about all the homes in your neighbourhood?

*Superior negotiating skills?

*Superior customer service which goes beyond any level that is provided by your piers?

What do you think should be in the Top Ten List? What would you expect from the Greatest Realtor in the World? Who would you nominate and why?

Or is it an impossible task?

by Maggie Chandler Maggie Chandler No Comments

The Greatest Real Estate Agent in the World

This was posted by Ardell DellaLoggia at Brio Realty.

Is it possible to have THE greatest real estate agent in the world? And if so, what would be the Top Ten items that they’d have to meet in order to qualify for The Title?

  1. Making the most money?
  2. Doing the best job for their client (defined as percentage of repeat business and referral business). Happy clients translate into repeat and referral business.
  3. Networking online and building relationships, same as we do offline?
  4. Innovative marketing? Evidence of always being on the cutting edge? Ongoing education?
  5. Voted #1 by your piers?
  6. Voted #1 based on what you give back to your community?
  7. Voted #1 by the community at large?
  8. Most knowledgeable about all the homes in your neighbourhood?
  9. Superior negotiating skills?
  10. Superior customer service which goes beyond any level that is provided by your piers?

What do you think should be in the Top Ten List? What would you expect from the Greatest Realtor in the World? Who would you nominate and why?

Or is it an impossible task?

by Maggie Chandler Maggie Chandler No Comments

Do You Understand Your Vancouver Property Tax Notice?

They arrive every January! In Vancouver the taxes are due by the end of January and June.

1. Owner’s name and address – each owner will receive a notice

2. Folio Number – a unique property identification number

3. Access – a code used to epost tax payments

4. Property Value – Class. BC Assessment’s classification of property. e.g. residential, business, farm

5. Assessed – 2007-2006-2005 BC Assessment’s assessed values of land, buildings and total for the last 3 years

6. Average – 2007 Land Three year average of the assessed land value

7. General School GVTA (Trans-link) Taxable values that the tax rates are applied against for each taxing authority

8. PID – parcel identifier used to cross reference to land Title and BC Assessment

9. School – residential. Funds local schools minus the HOGrant

10. Net School Taxes – Total school taxes after the HOG is deducted

11. BC Assessment – Funds BC Assessment operations

12. Municipal Finance Authority – funds the agency that provides capital financing and other financial services to local governments

13. Regional Districts – Funds shared operations and services such as sewer and water

14. Transportation Authority – Funds Trans-Link and other regional transportation (GVTA)

15. Net Other Taxing Authorities – taxed owing to other taxing authorities

16. City of Vancouver General Levy – The municipal tax

17. Net City Taxes – Municipal tax less the unused Homeowner Grant

18. Total 2007 Taxes – Total minus pre-payments

19. Total Outstanding Taxes – What you own. Column A+no homeowners grant. Column B= basic grant. Column C=additional grant

Have a vancouver property tax question? Contact City Hall http://www.vancouver.ca

Dec’09

by Maggie Chandler Maggie Chandler No Comments

Hastings Mill, Kitsilano Vancouver

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It is a beautiful Vancouver day and I was in Kitsilano, so thought i’d snap a picture of the old hastings mill.

Do you know where the hastings mill is? Do you know it’s history? It is located nex to Point Grey Road,  Vanouver’s most expensive waterfront property.

From Wikipedia, the free encyclopedia

Hastings Mill

Hastings Mill

Hastings Mill was a saw-mill on the south shore of Burrard Inlet and was the first commercial operation around which the settlement that would become Vancouver developed in British Columbia, Canada.

In June, 1867, Captain Edward Stamp began Stamps Mill at the foot of what is now Dunlevy Street. Stamp lost ownership of the mill after a falling out with his English investors, after which the name changed. The early settlement was in effect a company town; people shopped at the Hasting’s Mill Store and sent their children to the Hastings Mill School. This would change after the CPR chose Vancouver as the terminus for the transcontinental railway. Nevertheless, the lumber industry remained the backbone of the new settlement’s economy, and Hastings Mill was the “the nucleus around which the city of Vancouver grew up in the 1880s,” and remained important to the local economy until it closed in the 1920s.[1] The building that housed the Hastings Mill Store was transported by barge to the foot of Alma Street at that time to begin its new life as the Old Hastings Mill Store Museum. This was also the only structure to survive the great fire in 1886 and was used as a hospital and morgue for the fire’s victims

by Maggie Chandler Maggie Chandler No Comments

Vancouver Home & Garden Show Energy Saving Ideas

Vancouver Home & Garden Show displays lots of ‘green’ ideas.

BC Hydro are offering Power Smart Mail-in Rebates for purchase of the following:

 outdoor timers, dual rate energy meter, 8 outlet power bar with timer, UPM programmable thermostats, UPM 7 day programmable low voltage thermostat, touchscreen programmable thermostat.

In addition, Powersmart offer these tips to save energy: turn off the lights when you leave a room. Unplug your cell phone charger when charging is complete. Turn off your computer and printer when they’re not in use. Turn off your TV, DVD player and stereo when they’re not in use. Look for the ENERGY STAR symbol when choosing electronic appliances. Replace incandescent bulbs with energy efficient CFLs. Turn down your thermostat 1 degree. Wash your clothes in cold water.

They also offer a list of “No-Cost Options” and “Low-Cost Options” (under $50) to save energy.

Visit BC Hydro for more details on the above and all PowerSmart programs.

Have an energy saving tip you’d like to share with us?

Or found another Green idea at the Home

by Maggie Chandler Maggie Chandler No Comments

Vancouver Home & Garden Show Home Energy Saving Ideas

Do you find lots of interesting ideas at the VHGS? I do!

BC Hydro are offering Power Smart Mail-in Rebates for purchase of the following:

 outdoor timers, dual rate energy meter, 8 outlet power bar with timer, UPM programmable thermostats, UPM 7 day programmable low voltage thermostat, touchscreen programmable thermostat.

In addition, Powersmart offer these tips to save energy: turn off the lights when you leave a room. Unplug your cell phone charger when charging is complete. Turn off your computer and printer when they’re not in use. Turn off your TV, DVD player and stereo when they’re not in use. Look for the ENERGY STAR symbol when choosing electronic appliances. Replace incandescent bulbs with energy efficient CFLs. Turn down your thermostat 1 degree. Wash your clothes in cold water.

They also offer a list of “No-Cost Options” and “Low-Cost Options” (under $50) to save energy.

Visit www.bchydro.com/powersmartfor more details on the above and all PowerSmart programs.

Have an energy saving tip you’d like to share with us?

Or found another Green idea at the Home Show you’d like to share?

by Maggie Chandler Maggie Chandler No Comments

Madam Cleo’s Gives Way to new Vancouver Condo Building

Madam Cleo’s Massage Parlour at 1094 Richards, and Helmcken, has been there as long as I can remember! The land is owned by the Aquilini Group and apparently they have served notice that the backhoe will be moving in. The Aquilini Group plan to build two condo hirises and preserve the two heritage homes.

If you’re interested in the pre-sale info, please let me know.

What do you think would be good name for the new condo buildings? Cleo’s?

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