Greater Vancouver Home Builders' Association

"Build Opportunity vs. Stand and Fight

Tue, 21 May 2013 19:54:18 GMT

It’s a sad reflection on social fabric when attendance at the 2013 International Builders’ Show (IBS), the largest annual residential construction trade event held in the U.S., barely crept past the 50,000 mark, yet attendance at the recent National Rifle Association (NRA) annual convention topped 86,000, shattering the previous record.

The theme of the IBS was "Build Opportunity." The NRA went with "Stand and Fight."

Oddly enough, guns and housing do occasionally become strange bedfellows.

In the mid 1980s I wrote a Toronto Sun column about the marketing and sale of a new subdivision of 96 single-family homes in Pahrump, Nevada, located about 60 miles from Las Vegas.

Such gated communities usually include common amenities for the exclusive use of residents. The developer of the Pahrump project advertised activity areas for family fun – three gun ranges, including one specifically designed and outfitted for the use of high-powered assault weapons.

All 96 homes sold within two weeks.

You don’t want to get into any arguments with neighbours in that community.

Benefits of Internet Marketing

Fri, 10 May 2013 16:39:59 GMT

The Benefits of Internet Marketing for Builders and Renovators

Marketing has taken some new turns in the last few years, and most of them lead to the internet.

With the proliferation of PC’s and of smart phones and tablets, the internet has taken the place of the old methods, such as the printed yellow pages,
for an easy method of finding businesses.

You Have a Website – Isn’t That Enough?

Many businesses have a ‘brochure type’ website. It looks nice, it has pictures, it gives the address and phone number, but when someone searches for “home builder”, that website is nowhere to be seen. Or … maybe if you go to page 22 of the search results, it might show up.

Unfortunately, people who search for a business on Google, or any other search engine, don’t make it all the way to page 22. In fact, they rarely go past page 1 or 2.

So, if your website is not on page 1 or 2, then you have less chance of attracting any business through it … so how much is that website actually worth?

Why Traditional Marketing Costs More than Internet Marketing

Traditional marketing normally costs quite a lot of money; such as radio, TV, newspaper ads, even the yellow pages. But, the argument is that it provides a lot of exposure, which is true.

When you do an ad campaign in traditional media, you are hoping to find the few people out of the entire readership or listenership or viewership who

(1) actually see or hear the ad
(2) are interested in your services in the first place
(3) are seeing the ad exactly when they need it
(4) and are ready at that moment to call to find out more

This is why, in traditional marketing, the statistics of only 1% to 5% become warm leads, applies. It’s not particularly “targeted” marketing for the most part.

This also brings us to the question of return on investment. Did the traditional marketing activity give you a good ROI?

With the internet, it does cost money to have a service help you with your internet marketing; but the difference is, what you are pulling towards you are people who are ALREADY searching for your exact services.

It is very finely tuned “targeted marketing”. Instead of pushing-out advertising and hoping to land a potential customer, you are drawing-in the people who are actually looking for you.

With internet marketing you don’t have to send a blanket promotion to 50,000 people in order to find 5 leads. Your website should attract ONLY those people looking for what you do.

And, if you’ve got the time, and have the interest to learn, then you can do some of the internet marketing yourself.

The ROI with targeted marketing through the internet is excellent because, with the right program, you attract only those people who are already searching for your services.

Why Does Internet Marketing Work for Builders and Renovators?

Because people ARE searching for you. As example, the words “west Vancouver home builders” is searched 140 times a month. What if 5% of those searches resulted in a call to your company? Seven warm leads per month is a fairly good statistic.

The other reason internet marketing works better than something like a static ad or page is pictures. Builders and renovators have the enviable position of showing what they can do with gorgeous images, that look great on a computer (and not so great in a newspaper) and all people love pictures!

What else do pictures bring to the table? Ideas. If Mary is looking for a renovator and sees pictures of a before and after that would suit her neighbor Joyce … you have a built-in advocate and promoter. She can send Joyce this information by email; or Instagram; or on Facebook, etc.

Don’t stop everything else you’re doing, just add the internet.

Which Brings Us to Social Media

It’s NOT just for the kids anymore. The statistics can be staggering. In Canada alone there are over 17 million people on Facebook. Pinterest has 10 million unique visitors a month. It has 25 million members and that’s growing every day.

In terms of search engines, Google is the top. Google considers social media to an extremely important factor to a website. This is why very big corporations like Chrysler.com and Telus.com as well as GVHBA.org, are all involved in social media.

Social media has become a major element of internet marketing. It is a way to engage with people, to stay connected and top of mind, and more importantly, to direct them to your website.

Think of Marketing on the Internet as Another Tool

Your potential buyers are searching for your services. They are looking for you in many different ways; from searching on Google to looking through Pinterest. It’s not going to go away or get less. There are so many benefits to internet marketing that it’s hard to list them all in one short article.

The bottom line is: builders and renovators need to use internet marketing as one of their tools for attracting more business.

Wren spent many years as a senior executive managing various companies and portfolios before founding Results Professional Marketing. She specializes in marketing, internet marketing, and business consulting. ResultsPM is proud to have the award winning Kerr Construction as one of their premier clients.

Is Housing Affordability Achievable?

Mon, 08 Apr 2013 19:08:48 GMT

Is Housing Affordability Achievable?

At its February 18th Council Meeting, the City of Langley agreed to increase the Community Amenity Contribution (CAC) it charges on each new multi-family unit, doubling the fee from $500 to $1,000. During the council discussion, a question arose asking whether there were any restrictions on the use of the funds. Staff replied that there was none, providing the funds were “reinvested in community facilities”.

As developers can attest, $1,000 per unit is pretty low in the range of CAC fees which they encounter around the Lower Mainland (a recent application in Burnaby identified a Density Bonus of $21,452/unit). The extraction of CACs from new developments will, in theory, improve the local community by providing amenities which would not otherwise have been built. This increases livability by reducing automobile use, and creating walkable, resident-friendly neighbourhoods.

And while an extra grand per unit doesn’t seem like much, it can also be seen as one more straw on the camel’s back. The new BC Building Code will add significant costs for lateral bracing, fire separation and new window/door standards. The upcoming Energy Code will increase insulation levels, require improved air tightness and upgraded mechanical systems. Each of these changes will add to the construction cost of housing. And readers will not need any prompting on the #1 reason for high local housing costs – the base price of the land itself.

In our quest to achieve higher and higher standards of housing, are we also considering the need for affordability? There is no question that reduction of greenhouse gases and energy efficiency are important goals. But will the financial impact of building these “21st Century Homes” result in purchase prices and rents that are too high for lower income households? Does the achievement of one important societal goal make another unachievable?

The other side of the argument states that “affordability” is not solely based upon the acquisition cost of housing, but also upon the long-term operational expenses. Energy efficient homes cost less to operate, and therefore contribute to affordability. A valid argument, but how does one benefit from low energy costs, if the property is too expensive to acquire in the first place? And it’s not like these types of projects don’t exist – The Verdant at SFU is a perfect example, but its development required a significant commitment from its partners, one which may or may not be repeatable on a large scale. I don’t presume to have the answer to this dilemma – perhaps there are ways to balance these important goals, or to implement an incentive program for the industry to provide high efficiency homes for lower income families.

Set Yourself Up For Success

Mon, 18 Mar 2013 20:43:10 GMT

When I originally emailed Renée back in November and volunteered to be a contributing party to the new GVHBA blog, my initial thoughts were; ‘Excellent, this will be a great opportunity to gain some exposure for Marcraft, and better yet – from a personal standpoint; demonstrate my savvy writing skills, sharp wit, and exceptional command of the industry dialect (that I’ve gained in just my 2nd year in)’, and that was that.

Then, four months later, after seeing Renee at the Market Outlook Conference with Dr. Tsur, it hit me. She really expects me to do this. And not only that, mine will be the FIRST submission to the blog. I cordially thanked her for the opportunity and explained I was very much on board and looking forward to it, and as I walked away from picking up my nametag I distinctly remember feeling a very acute and somewhat tingly feeling coming from my legs. As I got further away from the table and the information sank in, I recall thinking only two things; one was a junction of two words when put together make a very formidable point (they rhyme with “oh fit.”), and the other thing was, what in the world am I going to write about. Regardless of my fear of public scrutiny and humiliation, I am marching on.

One of my favorite aspects of the homebuilding industry and my topic of choice whenever schmoozing at a GVHBA event is always the way a company markets their product. Whether it be on land, new home construction, renovation work, or even smaller aspects of what goes into the home - the buzz I am hearing throughout is that in 2013 in the homebuilder industry, the game has changed. It is no longer enough to have an awesome land position and a quality-built home. Today’s home shoppers are world-class competitive shoppers. They are unrelenting in their demand for detailed information before making a purchase decision. They expect a high level of presentation and marketing savvy from the retailer of one of the most expensive purchases they’ll ever make – a new home. These are just some of the things that have been going on for a decade or more but have reached unprecedented heights in our industry—and they’re not going anywhere except higher on the scale of buyer requirements.

Below are some key areas of thought to be considered when analyzing today’s consumers, compared to your company’s current marketing strategy:

What is currently attainable within the skill and ability level of you and your team?
Do you have an effective marketing presentation that today’s buyers demand?
Have you integrated an effective social media strategy?
Does your design integrity become a baseline requirement in every facet of your architectural product and the finishes and features your buyers require?

So far it looks like a great start to 2013 in our industry, at least from my perspective. Yes the market is slow moving, yes there is speculation of further plateaus in the upcoming year, and yes, we’re all feeling the pressure from buyers to continue to ‘sharpen’ our pencils on their behalf, regardless of increasing costs in the industry on raw materials. However, I believe 2013 is going to open up some unique opportunities for getting out in front of the pack. I feel now is an imperative time to look at your company’s future in regards to its driving force – attaining the goals set in this new market, and creating the leads and opportunities that lead to successful sales.

Embrace. Don’t fight that you will have to commit an unprecedented amount of time, energy and focus to turn today’s prospective buyer into your next customer. The future looks brighter than the recent past, it’s time to really invest in the tools you need to succeed.

Home-buying ambitions alive and well in North America

Mon, 22 Oct 2012 17:27:57 GMT

I recently read a story posted on a national online media site about the merits of home ownership, specifically asking if we should stop encouraging home ownership in Canada.

The three so-called experts interviewed by the reporter were two university professors and a blogger. No housing economists, no housing providers, no real-estate experts. No balance.

One of the professors quoted in the article said many folks in Europe choose to rent accommodation rather than own homes. Geez, stop the presses! Renting has been an acceptable option for generations of Europeans. The quest for home ownership doesn’t appear to be as strong across the pond as it is here.

In Canada and the U.S., however, the long-standing dream of home ownership is alive and well.

From the first time some fur-gonched guy with a protruding forehead and a playoff beard stumbled through the entrance to a cave, humankind has embraced home ownership – with or without the optional campfire (all the rage with homemakers back then).

The U.S. housing market, particularly new homes, is improving. Oh, nowhere near the heady days of two million starts annually, but a welcome improvement nonetheless.

According to the National Association of Home Builders, spending on new single-family homes has rebounded 44 per cent since 2009 in the U.S., and multi-family spending is even more impressive, posting a gain of 76 per cent during the same period. That’s also good news for our forestry sector.

Americans are a resilient bunch, and are confident that better days will return. They stick things out. If I want to feel the pulse of the American public, I don’t rely on economists and pollsters to supply the data. Since the preamble to the U.S. Constitution begins with “We the People ...”, I go directly to the people to find out what is happening in their lives and businesses, and what concerns them.

Three weeks ago I visited La Conner, Wash. It was bustling – people walking, perusing the shops, eating ice cream, relaxing by the riverfront. I had to park my truck three blocks from the main drag.

One sturdy commercial building sported a large for-sale sign. Whoever buys this building will have a safe place to store grandma’s jewelry. It is a Bank of America branch. Town residents are upset the branch will close at the end of the month. The nearest bank is 14 miles away.

An amiable shop owner chatted with me. Around the same age, we engaged in a little cross-border bonding. We shared a couple of jokes and weighed in on politics, family and health care. He and his wife pay $1,000 a month for health insurance. Thank your lucky stars, fellow Canadians.

His ma-and-pa business features unique works of local artists and artisans. He said he used to pre-write the date on four or five pages of his receipt pads in anticipation of at least that many sales that day. He stopped doing that. During the first six months of 2012, he had 62 of what he calls “zero days” – the days he didn’t sell a single item. And his zero days don’t include the days he sold just a handcrafted $6 greeting card.

Through it all, this stoic man believes his business and family’s prospects will gradually improve. To me, he epitomizes the resilience of the typical American, and I was proud to have met him.

Meanwhile, back home in the Lower Mainland, construction jobs are being created across the region. Checking out a recent edition of Westcoast Homes, I counted 25 different new-home projects offered by just three prominent developers, all of whom have been through many real-estate cycles.

They — and the lending institutions financing these projects — have confidence in continued growth.

Three recent reports are positive. One, federal Finance Minister Jim Flaherty told Canadians some time ago that they must reduce their household debt. Apparently, they took the minister’s words to heart. An RBC survey found that more Canadians are now living debt free and that more than 75 per cent of the respondents indicated they are in better financial shape than a year earlier.

The second positive news is that the Bank of Canada’s key lending rate has been set at just one per cent for the past two years.

Next Tuesday, Bank of Canada Governor Mark Carney is expected to confirm that this low rate will remain in place. Economists do not anticipate a rate increase until at least mid-2013 – good news for home buyers and households looking to renew their mortgages.

Job creation is also up, particularly in higher-paying, full-time jobs. Many industries face a shortage of skilled labour. Older, experienced workers want to retire, but many are being convinced to remain on the job longer in order to transfer skills to younger workers.

To all moms and dads out there, not all children aspire to be desk jockeys, their thumbs all a-twitter.

There are many fulfilling careers in construction — residential, non-residential; union, non-union. With the proper education and training, and a can-do attitude, the sky’s the limit for our youngsters.

So, this is my final column as president and chief executive officer of the Greater Vancouver Home Builders’ Association.

After a 47-year career in journalism and association management, I hope to enjoy some leisure time with my wonderful long-suffering wife, children and grandchildren.

I’m not saying goodbye because I hope to continue writing a column about home, family, humour, life, love, growing older, passages, whatever.

With 68 years under my expanding belt, I have stories to tell, and I would love it if you would allow me to tell your stories as well. Could be fun.

Maybe I should change the column title from Constructive Thoughts to Geezer Gabble. We’ll see.

Don't wait until April to renovate

Tue, 09 Oct 2012 17:10:32 GMT

Arguably the worst rollout and management of public policy in B.C. has to be the harmonized sales tax. I mean, it's like walking blindfolded across a farmer's field full of fresh cow flops. The journey will be predictably unpleasant, and the odour of one's missteps will linger for quite some time.

Transition from HST back to GST/PST occurs on April 1 - appropriately, April Fool's Day. Last February, the provincial government took steps to mitigate the HST's damaging impact on many new-home purchases by hiking the rebate threshold from $525,000 to $850,000, capturing 90 per cent of all new homes in the province. Moreover, the rebate was raised from $26,250 to $42,500.

A few days later, cash-strapped property virgins received some relief from Victoria - an income tax credit of up to $10,000 on the purchase of newly built homes, a move designed to also create construction jobs in the province.

Problem is, nothing was done to lift the tax burden from the backs of homeowners contemplating home renovation. Oh, there was a $1,000 tax credit for seniors who install mobility assists in their homes, but renovation - worth $7.6 billion to B.C.'s economy - was not given the attention it deserves.

The industry has been asking provincial lawmakers for a renovation tax rebate to ensure homeowners don't pay any more tax now than they will pay when the HST reverts back to PST/GST. Labour was not taxed under PST before and it should not be taxed on April 1. The legislature does not have a fall session, so the chance of a tax rebate being considered is zilch. Besides, it's a lucrative cash cow.

As I mentioned in my last column, the Greater Vancouver Home Builders' Association (GVHBA) conducted a survey at a recent consumer renovation seminar. One-third of the 180 respondents said they intend to wait for the HST to disappear before starting a renovation.

That response was expected, as the HST finish line is just six months away. But there are compelling reasons not to wait, as the two-thirds who intend to start their renovations soon must have researched. To them, HST is not a significant deterrent. Once they decided to renovate, particularly those at the high end of the budget spectrum, they were eager to wield the demolition hammer right away.

Here are three points that might make homeowners second guess their decision to wait until April.

One: There is no guarantee interest rates will remain as low as they are , so carrying costs for long-term renovation financing could conceivably exceed any tax savings gained by waiting.

Two: The U.S. economy is improving, and housing-start numbers and renovation spending are rising in many major American markets, creating a demand for building materials. Manufacturers that scaled back during the recession are now ramping up operations, a costly process. These added costs will undoubtedly be factored into the selling price of the products they manufacture.

Because of this growing demand south of the border, and it will likely intensify through spring, suppliers here are already seeing price increases for materials such as plywood, drywall and lumber.

Three: If enough homeowners wait until April to start the renovation process, a bottleneck will be created through the spring and summer, and they might end up at the end of a long line. A resulting shortage of available skilled trades could add appreciable time and cost to renovation projects.

I'm just sayin'.

**

Hold onto your hard hats, two high-energy personalities will lead a who's who of home, garden, culinary and fashion personalities at the Vancouver Home + Design Show next week.

Bryan Baeumler, star of HGTV's Leave It To Bryan, and Jillian Harris, host of W Network's Love It or List It Vancouver, will energetically headline the HGTV Main Stage at BC Place Stadium.

To be held Oct. 11 to 14, the home show has for nearly 30 years been a one-stop showcase for everything in and around the home. Whether you are a homeowner or tenant, urbanite or suburbanite, there will be something that will capture your interest. Attendance is expected to top 40,000.
I have been a home-show junkie ever since my parents took me to the granddaddy of all Canadian home shows, Toronto's National Home Show, many, many years ago. It was always an adventure.

Members of the GVHBA's Renovation Council, at their 1,000-squarefoot Renovation Zone and Ask a Pro exhibit, will be offering free consultations with designers and RenoMark renovators. You can even reserve a consultation time online beforehand at www.gvhba.org.

A construction-site setting, provided by Skyline Scaffold and Western Shrink Wrap, will uniquely define the GVHBA exhibit and provide a backdrop for a display of before-and-after photos of the participants' superb home makeovers, ranging from low budget to sky's-the-limit extravagance. Also available will be a wealth of expert tips to help showgo-ers demystify the renovation process. Visit www.vancouverhomeshow.com for details on Western Canada's largest fall home.

**

October is Renovation Month across Canada. Whether you renovate to bring your home up to current standards, or to make it more comfortable and energy efficient, your first decision should be to work with a professional renovator - someone who has the technical, management and people skills to turn your ideas into a final product that adds value and enjoyment to your life.

OK, that takes care of the public-service announcement. Now, would you like to win a vehicle?

Home Hardware Stores Ltd. and Toyota Canada have joined forces with the Canadian Home Builders' Association to offer a 2012 Toyota RAV4. Visit www.renomonthcontest.ca to learn about the benefits of working with a professional renovator and fill out an online ballot for a chance to win. Deadline is Nov. 3, 2012. No purchase is necessary.

B.C. homeowners have renovating on their minds

Mon, 24 Sep 2012 17:03:47 GMT

OK, readers, raise high your hands if you have ever spent money fixin' up your home - anything from a minor spruce-up to a major makeover.

Wow, millions of hands. I'm impressed! (Notice how I used my columnist's exaggeration superpowers to achieve the result I wanted.)

Challenging economy be damned, B.C. homeowners are expected to spend $7.6 billion this year on renovation, improvement and repair. And, according to Canada Mortgage and Housing Corp. (CMHC), that number is expected to increase to $7.8 billion in 2013. About half of that cash will be spent on home renovation projects throughout Metro Vancouver.

Every year, zillions (again, exaggeration for imagery) of new and improved products and services for the home are introduced to the marketplace. It truly is difficult keeping up with the advances. I'm often like a kid in a candy shop when I visit a building-supply outlet or home-improvement retailer.

Whether you are a homeowner or tenant, don't miss the Vancouver Home and Design Show, to be presented Oct. 11 to 14 at BC Place Stadium. Headliners are celebrity contractor Bryan Baeumler and affable designer Jillian Harris. (Visit www.vancouverhomeanddesignshow.com for details. I will also have much more in my next column on Western Canada's most-popular fall home show.)

If extravagant, decadent luxuries are your pleasure, you might want to pamper yourself by spending $60,000 for a hand-forged nickel bathtub made by Oregon artisans - installation extra.

How about a non-porous quartz sink that includes anti-microbial elements that fight the growth of odour-causing bacteria, mould and mildew? It's yours for $1,000, plus tax. Choose from six colours.

There are, of course, many items that don't cost nearly as much and can be a very attractive and cost-effective part of your home-improvement project. Some of them you can likely tackle yourself.

For example, my wife, Carolyn, and I wanted to add a square island to our rather spartan 1980s kitchen, but we didn't relish spending a lot of money on just one item, because we had also budgeted for a professional carpenter to add pantry cupboards, crown moulding around the room, new doors on the original cabinets, and decorative casings on the one window and sliding patio door.

Our solution was to purchase two ready-to-assemble tea trolleys, bolt them back to back, remove the wheels, add adjust-able legs, and attach a stainless-steel top, which we had a fabricator form over a two-inch plywood base that Carolyn and I fashioned with screws, glue and surprisingly, no tantrums.

Placing rattan containers in the open shelves, and utilizing the two doored and shelved cupboards, and two pullout drawers, we now have extra storage and an attractive centrepiece for the kitchen.

The cost was a tad under $500. We kept the two stainless-steel tops and eight industrial wheels that came with the trolleys to use on future projects. Two half-priced padded stools complete the picture.

But enough about the Missus and me. As evidenced by the potful of renovation dollars at play, British Columbian homeowners are in a make-over state of mind, despite the fact a brand new home, which comes tricked out with all the latest technology and features, is considered by many to be the ultimate renovation.

And if homeowners have neither the skills nor time to do the work themselves, it's crucial they do their homework and trust the work to a professional play-by-the-rules con-tractor and his or her team.

At a recent home renovation seminar presented by the Renovation Council of the Greater Vancouver Home Builders' Association (GVHBA) and sponsored by BC Hydro, CMHC and FortisBC, the 300 homeowners who attended were asked to complete a questionnaire, providing us with valuable information regarding their renovation intentions, including the impact of the HST.

Actually, to prevent my pants from bursting into flames, full disclosure - only 180 forms were handed in as couples in attendance understandably worked together to complete one questionnaire.

Following are the responses to key questions:

56 per cent of respondents indicated they plan to renovate within 12 months; 26 per cent said 12 to 18 months and 11 per cent said 18 to 24 months. Seven per cent plan to start a renovation in two years.

65 per cent of respondents indicated they are not placing their renovation plans on hold until the HST transitions back to the PST/GST. However, more than a third - 35 per cent - are going to wait.

71 per cent of respondents revealed contractors had not offered them a discount for an under-the-table cash deal. Disturbingly, 29 per cent said a cash deal was offered to them. Perhaps its time for the B.C. government to consider a time-limited provincial tax credit to neutralize the impact of PST.

83 per cent of the respondents believe the federal government should reinstate the popular Home Renovation Tax Credit. This response speaks for itself. The feds and province should find ways to mitigate the burgeoning underground cash economy, which places home-owners at significant risk.

Most respondents are planning kitchen (22 per cent) and bathroom (18 per cent) renovations. Ten per cent want their basements renovated, while nine per cent have plans for the entire house.

Eight per cent plan to spend less than $10,000 on their home renovations; 32 per cent, $10,000 to $50,000; 30 per cent, $50,000 to $100,000; 12 per cent, $100,000 to $150,000; seven per cent, $150,000 to $200,000; 11 per cent, more than $200,000.

59 per cent of the respondents revealed they will not require financing to pay for their renovations.

79 per cent of the homeowners admitted they are not aware of the LiveSmart BC program, which provides incentives for a multitude of energy upgrades, is available until March 31, 2013, while 91 per cent said they will now participate in the program or encourage someone else to participate. Visit www.livesmartbc.ca/rebates for details.

When asked if they were considering new gas appliances in their renovation plans, 24 per cent indicated range/cook-top; 23 per cent, fireplace; 19 per cent, furnace; 18 per cent, water heater.

48 per cent of the respondents plan to include energy-efficient or green features; 46 per cent are unsure, and only seven per cent said they do not.

70 per cent of the respondents will definitely hire a contractor to do the work, and will consider a GVHBA RenoMark contractor. Twenty-five per cent are undecided.

100 per cent of the respondents believe it is important to have a signed contract that clearly spells out the roles and responsibilities of both the contractor and homeowner. Outstanding!

The next free seminar will be held on Nov. 20 at the Croatian Cultural Centre in Vancouver. If you are considering renovating, this - along with the home show - is a must-attend event. Visit www.gvhba.org for details. Incidentally, 100 per cent of the respondents consider GVHBA to be a credible source of housing information.

Bits & Bites by Peter Simpson for METRO

Fri, 29 Jun 2012 17:34:09 GMT

Homebuilders respond

Federal Finance Minister Jim Flaherty recently announced rule changes for federally insured residential mortgages, including reducing the maximum mortgage period to 25 years from 30 years.

Although Flaherty says his move will reduce the interest payments families make on their mortgages, helping them build equity in their homes more quickly and pay off their mortgages sooner, fewer buyers will qualify for mortgages, particularly in high-priced housing markets such as Vancouver.

Ron Olson, the president of the Ottawa-based Canadian Home Builders’ Association, said the shorter amortization period will reduce housing demand by eroding affordability.

“For those who would otherwise have selected a 30-year amortization, it will take additional income each month to service new mortgage debt. Some potential new homebuyers will no longer qualify, and this will disproportionately affect younger first-time homebuyers,” Olson said.

“The minister said he would pay close attention to the results of his policy. He must be prepared to take action should the results be more dramatic or negative than anticipated, and he should reconsider the new mortgage rules if evidence shows they result in market instability,” Olson said.

Olson said if Flaherty wants stability in housing markets, and that housing affordability is the key to that objective, the federal government must take immediate action to work with other levels of government to reduce government- imposed costs on new homes, including adjustments to federal GST thresholds for the New Home Buyer Rebate. “That would have the same effect as shorter amortization rates, as it would also help Canadians build equity in their homes,” Olson said.

Trio of economic predictions

Housing economist Peter Andersen recently made three predictions worth watching: 210,000 national housing starts this year; national economic power will shift to Western Canada; and Canada has economic momentum but will experience slow growth (two per cent) in 2013 and
2014.

Underground cash economy

When it comes to dodging taxes and participating in the underground cash economy, Canadians are neophytes compared to Greeks. According to the Reuters news agency, annual tax evasion in Greece is estimated at $55 billion, one-fifth of its $270-billion economy. I hope a recovery is in the cards.

Britco a B.C. success story

Rick McClymont and David Taft, who recently sold Britco Structures, just celebrated their 35th year as partners. Both were presented with commemorative art from Coast Salish artist Jody Broomfield. Britco, which again built the spectacular PNE Prize Home, is a true B.C. business
success story.

Habitat high on builder list

Builder magazine recently published its America’s Largest Builders 2011 list. Interestingly, Habitat for Humanity International, with 4,970 closings and $1.6 billion in gross revenue, is listed as the sixth largest builder.

Simple precautions can foil the intent of summer burglars

Mon, 18 Jun 2012 17:14:35 GMT

The many families planning vacations this summer will not be the only ones making plans. You go on vacation, and burglars go to work - stealing valuables from temporarily unoccupied homes.

Sure, you can install sturdier locks, deadbolts and bars, and there are some fairly sophisticated alarm systems to alert authorities to intruders, but an effective deterrent is a pair of very large shoes.

Seriously, head down to your nearest thrift store and buy the largest pair of men's shoes or boots you can find. (I just use my own shoes, size 18. Just kidding, ladies.)

Actually, buy two pairs. Place one pair of over-sized kicks beside the front door and position the second pair at the back or side door.
To complete the ruse, hang a couple extra-large football jerseys from a backyard clothesline.

Few cowardly night-creeping miscreants will be willing to risk breaking into a house where a hulking, nail-spitting homeowner might be inclined to open up a can of painful whup-ass on them.

Here are some simple precautions, in no particular order, to help keep burglars out of your home this summer:

• Lock and bolt all windows and doors. In more than 40 per cent of residential burglaries, the thieves entered the home through an unlocked window or door.

• Rekey the locks if you have recently moved into a previously owned house or condo. You don't know who might still have a key to your place.

• Do not hide keys under the mat, in planters or a fake rock. Thieves know all the tricks. Instead, give a spare key to a family member or trusted neighbour.

• Make friends with your neighbours. Statistically, neighbourhoods where homeowners are concerned about their mutual safety have lower crime rates.

• Home security and surveillance systems range from basic to sophisticated. Talk to a security specialist about what system best suits your specific needs and budget.

• Place security warning stickers on all windows and doors, and post security signs in your front and back gardens. Visual and repeated warnings resonate with crooks, who will search for easier prey.

• Trim shrubs and trees that obscure windows so a burglar can't use them as a cover. Cut tree limbs that could help nimble thieves climb into second-storey windows. And store ladders and tools in a locked garage or shed.

• This might not be ideal for families with children, but some folks plant roses and other thorny or prickly bushes under windows. I certainly wouldn't want to crawl in a window above a thorn bush.

• Secure sliding glass doors with a commercial-grade sliding-door lock. Or place a broom handle or piece of dowling cut to fit into the door's bottom track. Do the same with sliding windows.

• Install double-key deadbolt locks in windowed exterior doors.This prevents someone from breaking the glass and reaching inside to unlock the door. Be sure to leave the key in the inside lock while you are at home so you can exit easily in the event of a fire or other emergency.

• If your home has double-sash windows, drill an angled hole through the top frame of the lower window partly into the lower frame of the upper window, then insert a nail or bolt.

• If you have access to your home from a garage, treat that door like an exterior door - bolt it.

• Ensure the perimeter of your home is lit up like a Christmas tree. Most burglars don't like to be in the spotlight. Mount lights in out-of-reach locations so the bulbs can't be easily removed.

• Burglars are less likely to break into a home that looks occupied, so stage your property with, say, a watering can, yard bag, children's toys, etc. Ask a neighbour to move the items around occasionally.

• Stop or redirect your mail, and ask someone to remove and recycle any advertising flyers or free regional newspapers that are placed in your mailbox or outside the front door. Ask your neighbour to place your garbage can and blue box at the curb on garbage pickup day.

• Put inside and outside lights, perhaps even a radio or TV, on timers according to your regular schedule.

• Don't change the message on your telephone to indicate you are on vacation.

• Mark valuable items, so if stolen items are recovered by the police, there's a better chance you will get them back. Some crooks might decide it's too much of a hassle to steal marked property. List your valuables, and make sure you have adequate insurance coverage.

• If you find, God forbid, that someone has broken into your home, call 911 immediately. Don't enter the home until the police are on scene and they tell you it is safe to enter.

So if all this information has raised your levels of stress and paranoia, sorry about that, but what's that saying about an ounce of prevention?

This column will take a timeout until September. From my secure home to yours, have a safe, enjoyable summer, and I look forward to sharing my constructive thoughts with you again in the fall.

And if any burglars are reading this column, be forewarned. My family and I will be at home this summer, gargantuan boots at the ready to kick your sorry arses.

Bits & Bites by Peter Simpson for METRO

Thu, 07 Jun 2012 20:43:53 GMT

Personally renovated homes open to the public

Come on, admit it, you have strolled down the street and sneaked a peek through the window of a neighbour's recent home renovation (from the sidewalk, of course).

Well, here is a chance to walk across the thresholds of seven strangers' homes to view some jaw-dropping home makeovers.

The Greater Vancouver Home Builders' Association and presenting sponsor FortisBC invite you to visit seven professionally renovated homes in Burnaby, North Vancouver, Surrey and Vancouver on June 10 from 10 a.m. to 4 p.m.

Renovations on display include the revitalization of a 1950s bungalow, restoration of a 1920s Vancouver heritage home, eco-chic kitchen, bathroom makeover, conversion of a Westside basement suite, an extensive interior/exterior renovation, and a contemporary whole-house transformation.

The award-winning renovators and their teams - perhaps even the proud homeowners - will be on site to discuss their craftsmanship. Project values range from $135,000 to more than $800,000, offering parade participants an abundance of ideas they can incorporate in their own homes.

Admission is by passport, available at $10 per person (children 17 and younger are free). Passports can be purchased at any home, then used for entry to the remaining six homes.

Partial proceeds from passport sales will help to fund the purchase of tools, building materials and safety gear for a carpentry training program at Guildford Park and Frank Hurt secondary schools.

Visit www.gvhba.org to review the homes, including project descriptions, locations and photos.

Committed educator

I participated in the recent Lower Mainland Local Government Association (LMLGA) annual general meeting and conference, attended by mayors and councillors from Metro Vancouver and surrounding municipalities.

The annual meetings provide a venue to network and explore issues and initiatives relevant to the delegates' communities. Resolutions covering a wide range of topics are also voted on and, if approved, are forwarded to the Union of B.C. Municipalities for its consideration and action.

The LMLGA outgoing president is Lorrie Williams. Now in her fourth term (10 years) as a New Westminster councillor, Williams wears another important hat, that of a committed educator.

In 1982, Williams and fellow tearcher Maureen Pollard travelled to Africa as volunteers. Today, Williams helsp to run an educational society she founded in 1985 - the Canadian Harambee Education Society, which currently sponsors more than 750 female students in Kenya and Tanzania.

Visit canadianharambee.ca for details. Harambee, by the way, is Swahili for "pull together."

See how folks have improved their homes

Mon, 04 Jun 2012 17:52:39 GMT

There's something quite decadent about strolling down the street at twilight, then pausing on the sidewalk for a moment to sneak a peek through the window of a neighbour's newly renovated home.

If you have done that at some point - and I know you have - you won't want to miss a one-day event that will allow folks to walk right across the thresholds of seven strangers' homes to view their inspiring home makeovers.

The Greater Vancouver Home Builders' Association and presenting sponsor FortisBC extend to home-renovation junkies an invitation to visit eight professionally renovated homes in Burnaby, North Vancouver, Surrey and Vancouver on Sunday, June 10 from 10 a.m. to 4 p.m.

Included are careful restorations of homes built in the 1900s, 1920s, 1930s and 1950s, the creation of a basement rental suite, and contemporary transformation of an entire house. Be prepared to ooh and aah over dream kitchens, lavish bathrooms, luxurious master suites and inviting outdoor spaces.

The award-winning renovators and their teams - perhaps even the proud homeowners - will be on site to discuss their craftsmanship and how the renovation process proceeded from start to finish.
Project values range from $135,000 to more than $800,000, offering attendees an abundance of ideas they can incorporate in their own homes. I always head home with a notepad full of great ideas.

Admission to this 19th annual event is by passport - $10 per person (children 17 and under are free). The passports can be purchased at any home, then used for entry to the remaining seven homes.

Part of the proceeds from passport sales help fund the purchase of tools, building materials and safety gear for students enrolled in an innovative carpentry-training program at Guildford Park and Frank Hurt secondary schools in Surrey. Each year, I meet the students and view their exceptional work. They enjoy learning new skills, and their efforts are acknowledged by their proud teachers and parents.

Wendy Wazny is the owner of a 2,400-square-foot bungalow that she and her husband built in Burnaby 27 years ago. In the mid-1990s, a bedroom was added and the master bedroom enlarged. The rest of the house was largely untouched, until January, when Wazny hired renovation contractor Shawn Stewart of RJR Construction Management to give her digs a major makeover.

"The home had sunken living and family rooms, outdated kitchen, little natural light and a wall-bound interior. We relocated the kitchen to take advantage of the backyard views, took down some walls, raised the family-room floor to the same level as the other rooms, added skylights and installed hardwood floors," Stewart said. "The exterior is the same, but the interior has changed dramatically."

Wazny said an open-concept interior was not a standard design feature when she built the house. Her living and dining rooms were seldom used, except for Christmas and Easter. With one daughter still at home, she wanted to take advantage of that unused space for gatherings of family and friends.

"Everything went smoothly. After the design details were finalized, I didn't have to make changes or compromises. From the moment the walls came down, I knew I had made the right decision," Wazny said. "Visually, the difference is unbelievable. The house always had lots of space but the rooms felt isolated. Now when I walk in the house, it looks open and inviting. I couldn't be happier."

During the renovations, which were completed on April 1, two weeks ahead of schedule, the Wazny family lived in the basement.

"It was not a problem. We had a fridge, hot plate and microwave. We ate lots of sandwiches, salads and microwave dinners, but it was worth it in the end," Wazny said.

"I can't say enough about Shawn, his workers and his tradespeople. They cleaned up every night, followed the rules of the house, and did a great job," Wazny said. "I am glad to be at the end of the renovation, but I'm loving our new space, and I'm flattered our home was chosen for the parade."

As a member of Vancouver Mayor Gregor Robertson's task force on housing affordability, I am privy to discussions around what housing forms should be encouraged. Although members don't always agree, a consensus was reached on two key forms - basement suites and laneway houses.

One of the properties included on the parade offers both housing forms. Steve Kemp of Kemp Construction Management said the astute owner of a 1,600-square-foot westside arts-and-crafts home wanted to generate rental income from a renovated basement suite and newly built laneway house.

A strong foundation is paramount, so Kemp's crew punched a hole in the basement wall and built a ramp, allowing a bobcat and mechanical digger to access the basement. The floor was lowered two feet to provide eight feet of headroom, then a new concrete foundation was reinforced with engineered footings and heavy-duty rebar, wrapped with waterproofing membrane, and insulated.

"The architect who helped us with the basement waterproofing won an award for his work on the waterproofing details on the tunnels linking the islands in Japan," Kemp said.

Before construction commenced, Kemp's crew caulked and insulated the basement ceiling to mitigate noise transfer upstairs, ensuring there was minimal disruption to the owners' daily routine.

The seven-month project produced a roomy 900-square-foot rental suite with two bedrooms, 1½ baths, living and dining rooms, kitchen, laundry room and separate entry. The suite rented immediately.

"The owners knew what they wanted from the start, yet they were open to new ideas throughout the renovation process. The result was better than they originally planned," Kemp said. "A huge side benefit is that my clients are now living in a house that is picking up far less moisture. When moisture evaporates to the inside of the house, it creates a higher demand on the heating system to keep the house dry. The amount of heat the owner now needs for his upstairs living space is substantially lower because he has a dry, heated and insulated basement below him."

The 500-square-foot laneway house is nearly complete and will be open for viewing during parade hours.

Visit www.gvhba.org to review the seven participating homes, including project descriptions, locations and before-and-after photographs. The event is limited to six hours, so plan your route to ensure sufficient time to visit specific homes that capture your interest.

I look forward to seeing you on June 10.

Tradeswomen getting it done

Tue, 22 May 2012 18:01:53 GMT

I am a useless husband. Just ask my long-suffering wife, the lovely Carolyn.

There are seven power tools nestled in our garage. Five of them sit unopened in their original packaging.

The compressor and nail gun combo Carolyn bought me for Christmas many years ago still has the bow on the box.

Another is a circular saw, opened and used once. Problem is, the one time it was used was when a friend tried to show me how to safely operate it and promptly nicked his finger. Back in the box, quickly.

Grinder, orbital sander, reciprocal saw, drill. All in their sealed cartons, all with expired warranties.

One would think the CEO of a prominent home builders' association would be one of the handiest guys around, what with all the rubbing-elbows contact I have with builders, renovators and tradespeople. Well, I am not handy. Not at all.

I mean, really, does the president of the Canadian Medical Association know how to save lives? Geez, come to think of it, I believe he does know how to save lives, so bad example.

Anyway, a couple years ago I tried using a mitre saw to cut a piece of baseboard trim. I had to adjust a thingamajig gizmo to set the angle of the cut. What a frustrating experience that turned out to be.

I cut the trim, cursed, then placed the two miscut halves gently on the work table. I cut a second piece, cursed louder, then tossed those two pieces, javelin-like, into the far reaches of the garage. I pulled the plug on the @%#*&$! saw and walked calmly into the house. Carolyn, as is her wont, just shook her head and wandered off into another room, where I could still hear her laughing.

I told HGTV celebrity contractor Bryan Baeumler that story at the home show last fall. He also laughed, but didn't offer a shred of constructive advice. I think he was probably laughing at me, not with me.

A while back, the association's Renovation Council members built a wheel-chair ramp for a mom and her adult daughter, both of whom had mobility challenges. My wife and I showed up to help. The guys assigned a task to Carolyn, but they told me to "just stand over there and don't get in the way."

Then there was the time we bought a new door lock, which I was supposed to install. I couldn't even get the darned thing out of the hard-plastic packaging. While I was looking for the heavy-duty scissors, I passed by the living room and, lo and behold, a hockey game was on the tube. Between periods, I resumed my scissor search only to find that Carolyn had finished installing the door lock.

I shouldn't have been surprised, given that my wife is the daughter of a university engineering professor, but it is somewhat worrisome that she now has the ability to change door locks in a flash.

When it comes to handy women, it appears my wife has lots of company. I met plumber Anne Fraser at the Vancouver Home and Design Show in September 2010. She had just launched Princess Plumbing and was exploring what more she could do to promote her business.

We chatted, then she handed me a brochure outlining her company's services. It was bold and to the point. "Princess Plumbing will provide fast, honest and reliable service in a non-intimidating manner, and at a price agreed upon - with no surprises."

Fraser also exhibited a sense of humour. Her brochure cheekily claimed: "You won't see your typical plumber's butt sticking out from under your sink." No photographic proof accompanied the claim.

In 2005, Fraser was a single mom delivering parts for an autobody company and living paycheque to paycheque. She realized her son was only going to cost more as he grew and she needed a steady career from which she could earn a decent living to support her family.

"Plumbing interested me, but I realized no company would hire me without experience, so I went on a waiting list at BCIT. After nearly a year, I was accepted. Six months later, I got a job with a small plumbing company doing service calls. The owner suggested I join the plumbers' union, where I could qualify for training and the resources I needed to complete my apprenticeship," Fraser said.

Fraser took a big chance starting her own company in March 2010, following on the heels of the 2009 downturn in the residential construction industry. But everything seems to be working out.

"It's only been two years, but I now have repeat clients, including women homeowners who feel comfortable having me work in the house. But most of my work comes from contractors in the renovation business," Fraser said. "I have a lot of tenacity, confidence and pride in my work. If I can't back up what I say I can do, I won't get more work from those contractors.

"I also have my gas-fitter ticket now, so I am able to expand my services to include the installation of on-demand hot-water heaters and rough-ins for gas appliances. I just finished a kitchen renovation that I am pleased with, but my greatest satisfaction is supporting my family on my own," Fraser said.

"And I am very happy that my entire family is proud of me."

Jessica Walsh-Garido is a 29-year-old married mom. She is also a skilled Red Seal carpenter.

"I have always loved working with my hands and fixing things. My step-dad, a carpenter, encouraged me to try out carpentry for a summer when I was 19," Walsh-Garido said. "At the beginning of my apprenticeship, I was given a laborious, dirty job and I loved it. I did scaffolding, including setting up the spectator stands for the Indy race in Vancouver. I got a suntan and I got in shape."

For a few years, Walsh-Garido worked on home renovation for award-winning contractors Mark and Miles Wittig of Basil Restoration. "I was exposed to all aspects of carpentry from formwork to framing to finishing. I also learned how to fix problems that someone else had created. It was an amazing way to go through my apprenticeship."

Now pursuing her joinery credentials, Walsh-Garido is working for Acorn Wood Designs, producing precision architectural millwork for builders, hotels, restaurants, etc. She said power tools have become an extension of her arms, and that she strives to constantly improve her skills.

Walsh-Garido's skills have also been put to good use around her family home. "Following the birth of our son, my husband and I bought a poorly maintained, postwar bungalow. Part of the basement was crumbling so we dug it out and constructed retaining walls. We then demolished a section of the house that was added in the 1970s. I built a small kitchen addition, providing an eating area, and a roof-top deck. It all made our home more livable," said Walsh-Garido.

"We went through the design and permitting process while I was on maternity leave. When we first met with the inspectors they wanted to speak with my husband, but when they realized I was the one actually doing the work, and that I had the answers to their questions, it went smoothly," she said.

"While I am busy renovating, my husband takes our son to the park. His renovation skills have improved and I am proud we can share the load when it comes to renovating our home, managing the household and taking care of our son. Soon we'll have more time to have fun together."

Walsh-Garido believes her skills stack up favourably against any other carpenter. "I don't walk away from a job until it looks the way I need it to look, and that it functions the way I need it to function. I have confidence in my skills, and I take pride and satisfaction in my workmanship."

Fraser and Walsh-Garido have inspired me to tear open the packaging protecting my power tools, plug 'em in, then rev 'em up. Well, almost. A wise antiquities dealer (Pawn Stars) said collectibles are worth much more if they are left undisturbed in their original packaging.

What a conundrum I face.

Home builders association offers free renovation seminar

Mon, 07 May 2012 19:09:44 GMT

The Canadian residential construction industry contributes more than $100 billion worth of economic activity every year. Many folks assume the lion's share of that expenditure is in new homes. They would be wrong. About 60 per cent of those dollars are spent on home renovations.

So rather than move - notwithstanding that a new home is, in fact, the ultimate renovation - many homeowners are choosing to stay put and invest some cash to improve their outdated digs.

This year, B.C. homeowners will spend $7.8 billion on home improvements - from minor fixes to lavish whole-house makeovers. My wife and I recently toured a posh $6-million, top-to-bottom renovation in Vancouver. I'm still talking about the wow factor. My wife is fed up hearing about it.

Renovation can be a rewarding process. For others, not so much. Amazingly, some homeowners spend more time planning a $5,000 cruise than they do researching a $100,000 home renovation.

From time to time, I receive calls or emails from bright people sheepishly confessing to doing something dumb. Like the executive who gave $12,000 to a contractor to start construction on a small addition. The shyster did some preliminary work, then disappeared, never to be seen again.

To help homeowners make informed decisions, the Greater Vancouver Home Builders' Association - in partnership with BC Hydro, Canada Mortgage and Housing Corp. and FortisBC - is presenting its annual spring renovation seminar on May 15.

This popular free event, which includes a pre-seminar exhibition and discussion area, featuring 40 renovators, designers and suppliers of home-improvement products and services, will again be held in the Croatian Cultural Centre at 3250 Commercial Drive.

The exhibition area will be open from 5:30 p.m. to 7:30 p.m.; the seminar runs from 7:30 p.m. to 9 p.m.

Attendees will be guided through the various stages of the renovation process, including design and planning, legal and contracts, selecting a renovator, municipal permits and inspections, and living through a renovation.

Renovating a home in consideration of aging-in-place requirements will also be discussed. We all close our minds to the fact debilitation might be just around the corner, but emerging mobility challenges need to be acknowledged. Growing up might be optional, but growing old is mandatory.

Presenters include a construction lawyer, municipal building official, a technical expert sharing the latest news on resource and energy-efficient renovations, and award-winning renovation contractors.

The seminar moderator will outline the benefits of RenoMark, an industry-led national program designed to provide greater confidence to home-owners when hiring renovation contractors.

In order to be accepted into the program, contractors are obliged to abide by a 10-condition code of conduct, including contracts, warranties, liability insurance, and compliance with WorkSafeBC regulations. (Visit www.gvhba.org then click on the RenoMark icon at the top right side of the page.)

Although the seminar is free, pre-registration is required, and attendees are asked to contribute a non-perishable food item for the Greater Vancouver Food Bank Society. Register online at www.gvhba.org or call 778-565-4288. Public transit is nearby and there is ample free parking.

Karen Charters was one of the first homeowners to register for the upcoming seminar, so I called her to introduce myself, find out what she hopes to learn, and what type of renovation she is planning.

Charters, who is divorced and lives with her adult kids in a mortgage-free Surrey home, said she is attending the seminar to learn a little something and to discuss her renovation plans with contractors.

"I recently had a new roof installed and it was a very stressful experience. I got three quotes, yet I was in complete paralysis over who to choose. I couldn't make a decision because I couldn't interpret the scope of work and I didn't have anyone I could speak to for advice. All I felt was pressure, pressure, pressure. A single woman, I was afraid I was going to get ripped off," Charters said.

"My house needs attention. I don't plan to sell and move, but before I start anything, I need to seek advice on what things cost and what I should be tackling first. Right now I am considering new windows, freshening up my master suite, and I really need to update my kitchen," she said.

Charters wants to make her kitchen larger by knocking out the wall of the adjacent dining room. "I am tired of being crammed in my tiny kitchen and only using the dining room twice a year," she said.

I told Charters she needs to protect herself and avoid dealing with the underground cash economy.

"I don't want to deal with the underground economy because there is no recourse if things go wrong. All the work on my house will be above board. I pay my taxes so everyone else should, too. I am looking forward to the renovation seminar," she said.

Charters said that since she no longer has a mortgage, she intends to methodically dip into her job jar when she has the funds to pay for her various home improvements. Prioritization is a good plan.

More than 300 homeowners registered for the fall seminar, so register as soon as possible.

Bits & Bites by Peter Simpson for METRO

Mon, 30 Apr 2012 18:09:03 GMT

Renovation seminar offers free advice

To help homeowners make informed renovation decisions, the Greater Vancouver Home Builders’ Association – in partnership with BC Hydro, Canada Mortgage and Housing Corp. and FortisBC – will present its popular free spring home renovation seminar and exhibition on Tuesday, May 15 in Vancouver.

Pre-registration is required. For details and to register, visit www.gvhba.org or call 778-565-4288.

Patient approach to planning

Burnaby Mayor Derek Corrigan has always impressed me as a strong leader who cares about his community, encourages economic, social and cultural opportunities that benefit residents and businesses, and supports the creation of well-designed residential and commercial development.

Corrigan’s recent state-of-the-city address touched on many successes, and outlined his plans for affordable housing initiatives, parks, transportation options and environmental sustainability.

Corrigan said Burnaby embraces a long-term policy perspective to achieve its community-planning goals. "This approach provides certainty to our development community, staff and citizens. We do not make ad hoc decisions. Instead, we take a patient and persistent approach to planning," he said.

Costly ticket to ride

Meanwhile, Richmond Mayor Malcolm Brodie, who, like Corrigan, cares about the well-being and managed growth of his municipality, recently announced a $4 billion-plus development plan.

There is, however, a wrinkle. Brodie said developers in Richmond’s City Centre will be expected to contribute $7,800 per condo sale to fund construction of the Capstan station on the Canada Line.

In the end, condo buyers will likely pick up much or all of the $7,800 tab. I talked with a cash-strapped first-time home buyer who believes he and his fellow condo buyers already pay enough to TransLink through remittances of fuel tax, property tax, bridge tolls, parking tax and AirCare fees.

Here’s the thing, is it reasonable to expect that a community benefit such as a Canada Line station should be funded by the entire tax-paying community, not just buyers of new homes? Just asking.

Growth spurt in Metro

According to Statistics Canada, building permit values for residential and non-residential construction totalled $1.6 billion in Vancouver last year. Surrey followed with $1.2 billion, then Burnaby with $606 million, Richmond with $417 million and Coquitlam with $391 million.

Interest in home buying remains strong in Vancouver

Mon, 23 Apr 2012 18:30:30 GMT

There are a lot of numbers in this column, a necessary evil when reporting on housing statistics, so please bear with me as I wade through them.

The next time you are out and about, take a gander at how many construction cranes are at work throughout Metro Vancouver. They have become an enduring component of this region's landscape.

According to Canada Mortgage and Housing Corp., housing starts continue to rise along with the cranes. During the first quarter of 2012, starts improved 22 per cent from the same three-month period last year - 4,631 versus 3,808. Most of that strength was in the multi-family sector.

To me, construction noise is the sweet sound of jobs for thousands of hard-working men and women. The year-to-year starts differential generated an additional 2,304 full-time jobs for one year. Or as workplace economists like to call them, person-years of employment. Good news by any definition.

Home builders, and their trades and suppliers, have come a long way since the dark days of 2009, when only 8,339 starts were recorded in Metro Vancouver, a difficult situation that left many tool belts hanging idle. Production improved to 15,217 in 2010, then to 17,867 last year. This positive performance - doubling since 2009 - has forced some gloom-and-doomers back to their burrows.

So far this year, sales have commenced on 19 new concrete projects, according to MPC Intelligence. About 65 per cent of the 3,800 condos have already sold. Hot spots include North Vancouver, New Westminster, Burnaby and downtown Vancouver. Proximity to transit is a key factor for buyers.

The 18th annual free seminar for first-time homebuyers, held in Surrey on April 3, attracted 654 young people eager to learn how to confidently take that important first step on to the property ladder.

Darn the Canucks! They played at home the night of the seminar, so 150 people who registered and didn't show up likely watched the game instead. Or perhaps they bought a home before the seminar.

Organized by the Greater Vancouver Home Builders' Association, the two-hour seminar featured housing experts who helped to demystify the entire home-buying process. Presenting sponsor was the Homeowner Protection Office, branch of BC Housing. RBC Royal Bank was the patron sponsor.

Many of the seminar attendees took the time to answer 26 questions on a prepared survey. The responses will help to define the needs and expectations of today's typical first-time homebuyer.

The survey data will be tabulated and analyzed by the number-crunchers at CMHC's housing research centre in Ottawa, and when I receive the report, I will share the results with Sun readers.

Meanwhile, since I was antsy doing nothing at home one recent evening, I reviewed the answers to five survey questions and thought I would share them with you in advance of the main report. And just for fun, I compared them to the responses from the young folks who attended the seminar 10 years ago.

So, noted in parentheses following this year's numbers are the percentages from 2002, a year in which 13,197 housing starts were recorded and, according to Landcor Data Corp., the average price of a Metro Vancouver home (single-detached, townhome, condo) was $280,266. Today, the average price is $651,630.

Following are the questions and responses: What is your current housing situation?

Rent, 74 per cent (80). Live with parents, 26 per cent (20).

With whom will you be buying your home?

Partner/spouse, 65 per cent (68). Alone, 19 per cent (26). Family member, 13 per cent (4). Friend, three per cent (2).

When do you intend to purchase your home?

Within one year, 39 per cent (46). Within six months, 24 per cent (37). Two to three years, 23 per cent (9). Don't know, 14 per cent (8).

What type of home do you plan to purchase?

Townhome, 34 per cent (8). Single detached, 28 per cent (30). Low-rise condominium, 21 per cent (42). High-rise condominium, 17 per cent (20).

What are the major obstacles preventing you from buying a home?

Housing prices, 40 per cent (43). Down payment required, 23 per cent (19). Qualifying for a mortgage, 12 per cent (N/A). Economic uncertainty, 11 per cent (6). Job security, eight per cent (11). Can't find the home I want, six per cent (21).

Those 2002 property neophytes would have had access to a five-year mortgage rate of around 5.5 per cent. Today, five-year money can be borrowed for about three per cent by qualified homebuyers.

Bottom line, the increase in real estate values and reduced mortgage obligation mean the equity in those 2002 homes has increased over the years, along, in most cases, with income levels. And to think seminar attendees' apprehension was palpable when they walked into the room a decade ago.

Over time, owning a home is a sound investment, despite the expected peaks and valleys. My first house cost me $38,500. And ask long-time homeowners in, say, East Vancouver, White Rock or Steveston if they are happy they purchased a home when they did. I'm betting on the affirmative.

Two faces at the recent seminar were familiar to me. One young guy is my optometrist, the other is a gal from my local Safeway.

Both share a goal - to buy their first homes in Vancouver.

I intend to ask them for updates on their home-ownership quests. I'll let you know how they did.

Where will our children live?

Tue, 10 Apr 2012 17:53:02 GMT

Gordon Gibson has impressive credentials. Harvard Business School. London School of Economics. MP. MLA. Order of B.C. Author. Columnist. Special assistant to Pierre Elliott Trudeau. All weighty stuff.

Too bad he carries the NIMBY torch like he is about to triumphantly light an Olympic cauldron.

In a recent Sun column, Gibson, whose own grand home sits in leafy Shaughnessy, wrote that growth should be slowed in Vancouver; that we don't need to accommodate everyone who comes from away and would like to live here; that folks who want to live in Vancouver should instead be directed to Surrey, Chilliwack or beyond, and that the city's "quiet places" should be preserved.

Nowhere in Gibson's raise-the-draw-bridge musings about slamming shut the door on urbanization and densification did he mention the thousands of young people who struggle to take that important first step onto the property ladder. Not once did he ask the question: "Where will our children live?"

Earlier this week, more than 860 Vancouver-area property virgins registered for a popular first-time home-buyer seminar presented, for the 18th straight year, by the Greater Vancouver Home Builders' Association. Why should their needs and aspirations not be given serious consideration and respect?

And why should it be viewed as heresy to express that neighbourhoods in which single-detached homes are the dominant form could be considered for gentle and careful densification, including stacked townhomes, low-rise condos, fee-simple row houses and ground-oriented quad homes?

There does, of course, need to be structured rounds of meaningful and non-shrill public consultation, with as much podium time given to the YIMBYs (yes, in my backyard) as the NIMBYs.

Most folks, particularly the experienced generation, are at ease in familiar surroundings. Their homes, neighbourhoods, friendly pharmacist, barber, grocer are as comfortable and dependable as a pillowy recliner.

Over time, needs change, and those once-content people discover that another type of home, preferably in the same neighbourhood, might be better suited to their current or emerging lifestyle needs, diminished mobility among them. The sale of their home will also provide a windfall profit for long-term neighbours.

And many young people, when the time comes to vacate the family nest, also prefer to remain in the community where they grew up - where their families, friends, support systems and jobs are located - but they are, alas, forced to look elsewhere because there are few ownership and rental options nearby.

Our two daughters and two grand-daughters live in Ontario and, sadly we seldom see them.

The notion that development creates population growth is a misconception. Development simply accommodates an increase in population. Blame the stork for some of that. No people, no development. But you can't block people from relocating to a very desirable part of this great country.

Besides, it's too late to divert attention away from Vancouver. During the spectacular 2010 Winter Olympics (thanks again, John Furlong!), more than three billion sets of eyes were focused on us. The secret's out: Lotus Land by the Sea is a special place, unresolved affordability issues notwithstanding.

The City of Vancouver reported its 2011 population was 603,502, and it is expected to jump to 673,000 in 2021, then to 740,000 in 2041. (Interestingly, some demographers have Surrey's population matching, even surpassing, Vancouver by 2041, perhaps sooner.)

There is more developable land remaining in downtown Vancouver than one would think, and some out-of-the-box thinking can come up with more ways to use that available land more efficiently, but it is high time that housing innovation in the uptown areas was given more than just a cursory glance.

Where's the harm in subdividing one large lot into three narrow lots, then constructing three well-designed, compact, energy-efficient family homes on those lots? Or building, along arterial roads and adjoining side streets, attractive low-rise condos, complete with ground-level retail, and public transit nearby? Or duplexes with secondary suites in the basement with laneway houses out back?

Former Vancouver mayor Sam Sullivan quickly weighed in on Gibson's column with a Sun opinion piece of his own.

"I usually agree with Gordon Gibson, but not with his suggestion that Vancouver should just say no to growth and let him live a quiet life ... the world is experiencing a powerful tide of urbanization," Sullivan wrote.

At Shifting Suburbia, a discussion presented by the Forum for Urban Design, Ara Hovnanian, a prominent builder of single-detached and multi-family homes in the U.S., said the downturn forced his firm to be creative, and he is now building multi-generational and multi-household houses that can accommodate cash-poor boomerang children, aging grandparents and mortgage-helper renters.

Georgia Tech architecture professor Ellen Dunham-Jones believes you can't change options without modifying the laws that created suburban development as we know it. "Change the regulatory structure and you change the city," she told delegates at the Shifting Suburbia forum.

Meanwhile, the Vancouver Mayor's Task Force on Housing Affordability, of which I am a member, recently released its Quick Start recommendations, which are initial steps the city can consider taking while the full report is being developed by the task force over the next three months. (Not everyone is onside with all Quick Start points, but that's to be expected in a multi-opinion democratic process.)

"Our work to address affordability is targeted towards a broad range of citizens who feel the impacts of high housing prices every day," said task force co-chair Olga Ilich, acknowledging there is no magic solution to achieving housing affordability in Vancouver, but that some goals can be reached.

Because of the opinions publicly expressed by the likes of Gordon Gibson, Sam Sullivan and Olga Ilich, passionate writers of letters to the editor, and prolific social-media participants, the conversation and buzz about housing affordability and sustainability have intensified. Everywhere I go, personally and professionally, I am asked about housing issues - a topic as hot, it seems, as the Canucks.

At the end of the day, the solutions to housing affordability and choice need to be bold, innovative and meaningful enough to survive the test of time, even if they disquiet some people in the process.

Bits & Bites by Peter Simpson for METRO

Thu, 29 Mar 2012 17:24:32 GMT

An Ovation for housing excellence

The finalists for the third annual Ovation Awards have been announced by the Greater Vancouver Home Builders' Association (GVHBA). The awards recognize excellence in new home and renovation design, construction, accessibility, sustainability, affordability, energy efficiency and heritage restoration.

Expert judges from outside the Metro Vancouver region selected the finalists in 41 categories. Topping the list are Kenorah Construction & Design (15 finalist placements), ParkLane Homes (13), My House Design/Build Team (nine), Intermind Design (eight), Portrait Homes (seven), and G. Wilson Construction (six).

Presenting sponsor is FortisBC. Patron sponsor is the Homeowner Protection Office, branch of BC Housing.

Winners will be announced April 28 at the Ovation Awards gala in Vancouver. Visit gvhba.org/ovationawards for the list of finalists and links to their websites.

Digital generation

I had an opportunity recently to attend a presentation by Mitch Joel, one of the top 100 online marketers of the world.

Three statements Joel made resonated with the audience. Today's children will grow up in a world without a keyboard or mouse; 84 per cent of consumers are likely to check online reviews prior to making a purchase; and more grandparents than high school students are on Facebook.

Geez, I need to catch up - I'm still having a hard time saying goodbye to my three-inch floppy disks.

Help for first-timers

With mortgage rates at historical lows, many young men and women, with a little help form the Bank of Mom & Dad, are stepping onto the first rung of the homeownership ladder.

But they need a little help to de-mystify the process, which can be somewhat daunting for neophytes. More than 600 people have registered for the GVHBA's 18th annual free first-time homebuyer seminar April 3 at the Bell Performing Arts Centre in Surrey.

Major sponsors are the Homeowner Protection Office and RBC Royal Bank.

Be an informed homebuyer. Register online at gvhba.org or call 778-565.4288.

10-year-old helps homeless in a big way

Mon, 26 Mar 2012 20:34:56 GMT

Just when you believe the world has gone to hell in a hand basket - evidenced by constant reports of lawlessness, financial collapse and social unrest - along comes a little boy with an enormous heart.

Robbie Dudra is a diminutive 10-year-old hockey fan who was shocked at what he saw on the way home from his first Canucks game. Homeless people. Lots of them. Dispirited and unkempt.

Little Robbie couldn't understand why so many people didn't have homes. After all, he lived in a nice home with his mom, dad, brother and two sisters. Wasn't that the way it was supposed to be?

"I felt really sad and confused, like, why didn't they have a home? Mom and dad said the people didn't have any money to afford a home, so I wanted to help them get what we have," said Robbie.

Unable to block out the graphic images of such despair, Robbie decided he had to get more involved.

This kind-heartedness and empathy for less-fortunate individuals did not surprise the Dudra family. In the past, Robbie donated his allowance to a wonderful organization he had heard helps to feed hungry men, women and children - the Union Gospel Mission in Vancouver.

To raise cash, Robbie set up a cold-beverage stand in front of his house. One hitch: There's not much foot traffic in Dudra's neighbourhood. At day's end, he was discouraged he only made a few dollars.

When Robbie said he wanted to plan something bigger, his parents and siblings encouraged him.

He and his friends enjoy skating, so Robbie organized his own Skate for the Homeless. His mom, Kim, emailed Lyn Tyler, booking manager at the Surrey Sports and Leisure Complex. Tyler embraced the idea, got approval from her boss, then set aside two hours of free ice time on Feb. 10.

The Dudra family researched groups that assist the homeless, and Robbie was shocked to learn there are homeless people in Surrey, not just in Vancouver's Downtown Eastside. In fact, a homeless count conducted last year determined there are 400 homeless men, women and children in Surrey. (Across Metro Vancouver, the homeless population is 2,650, virtually unchanged from 2008.)

Robbie decided all the money he raised would be donated to the Surrey Homelessness and Housing Society, a group that provides grants to community groups. Some of the grants contribute to providing safe, affordable housing, while others ensure that people have the economic and social supports they need to bring stability to their lives. Since 2007, the society has granted $1.7 million.

The Dudras switched into high gear. School chums were recruited to make posters and post them around the school and in the community. To help promote the event, the principal at Rosemary Heights Elementary School allowed Robbie to spread the word via the school's intercom system.

I must say, the event was expertly organized. The Dudras paid for the required event insurance and a bulk purchase of hotdogs, soft drinks and potato chips to stock the makeshift refreshment table, staffed by Stephen, Samantha and Annika Dudra. Donation boxes were also strategically placed.

Entering the arena, I saw Robbie, wearing skates, fussing around the welcome table, making sure all the participants were doing their assigned jobs. When I was introduced to Robbie, he looked up and, with a smile on his endearing face, said: "Hi, thanks for coming to support us. Where are your skates?"

I didn't skate that day (alas, I couldn't locate my old Gordie Howe CCMs), but more than 150 folks did have lots of fun - from a tiny tot to an 80-something former major-junior hockey player.

One participant, Ron, who didn't reveal his surname, read about the event in the local paper, and wanted to support the cause. Ron had been homeless and battling additions before fighting hard to shed the demons and take back his life. Robbie skating with Ron, a non-skater, was a sight to behold.

Robbie was delighted with the donation total of $1,200, more than double what he had envisioned.

"I liked to see the people having fun while they helped a good cause," he said. "I thought it was cool that so many people, even strangers, came over to say they were proud of me for organizing this."

Kim was also proud of her community-minded son, and his sibling helpers. "It's nothing like anything we have done as a family, so Robbie was a little overwhelmed by the magnitude of the event," she said. "Hopefully it will inspire other children and their families to get involved."

So, what does Robbie want to do when he grows up? He was quick to provide the answer. "I want to be a police officer because I like helping people and I think that would be a good job for me."

Next time you fret over the state of the world, picture Robbie. The future will look much brighter.

Seminar will clear the fog for first-time homebuyers

Mon, 12 Mar 2012 18:39:39 GMT

For three nights running, I awakened suddenly, bolt upright, in a clammy, cold sweat.

Recurring nightmare? Well, kinda. A carefree 20-something working stiff, I had just bought my first home, and I fretted endlessly over whether I had made the right decision.

Thanks in large measure to the Bank of Mom & Dad, a down-payment of $10,000 allowed me to take that all important first step onto the home ownership ladder. The purchase price was $38,500.

My property virginity was gone, the nail-biting vexation subsided, and the home's value increased significantly over time. The rest, as they say, is history.

By the way, I repaid the $10,000 I borrowed, with interest - an English tea trolley mom coveted.

There's a lesson here, kiddies. Pay back your parents. They likely need the cash these days.

Shortly after she got married five years ago, our eldest daughter experienced her own modern-day home-purchase thrill ride - higher prices, lower mortgage rate than dear old dad. Since then, she and her husband - a frugal couple - have improved their home, and have two beautiful daughters.

The real-estate market in Metro Vancouver does indeed present challenges to young people just starting out. But today's buyers have a wide variety of home types and prices from which to choose - townhomes, low-rise condos, high-rise condos, even some single-detached homes on compact lots.

Although it is not billed as a comedy, HGTV's House Hunters often causes me to chuckle, particularly the episodes filmed in locations where developable land is as cheap as borscht.

A recent show featured a Texan couple in their mid-20s choosing their first home from three options. One 3,000 sq.-ft newly built home was sited on a one-acre lot. Asking price was $240,000.

The husband growled that the lot wasn't fenced for his dogs, and he wanted a three-bay garage, not two. His bouffant-haired wife, upon touring the huge, well-equipped kitchen, could only lament the lack of stainless-steel appliances. And the luxurious master suite was inadequate for her needs.

Again, the asking price was $240,000. For a brand new home. On one acre. Golly, y'all can almost hear Gene Autry singing Home on the Range in the background. The folks in the Lone Star State sure live in a vastly different real-estate world than our young people.

Meanwhile, back here in Lotus Land-by-the-Sea, many diverse factors must be considered when buying a home, so it is no surprise first-timers need a little help de-mystifying the process.

How do you match wants and needs to financial resources? What location is preferable?

What are the mortgage options? How much can be withdrawn tax-free from RRSPs?

How does the provincial property transfer tax exemption benefit first-time buyers?

What are the rules associated with B.C.'s newly announced $10,000 first-time new home buyers bonus? What's involved with condo pre-sales?

Does the HST affect the purchase price of all homes? How about legal considerations, closing costs and home warranties?

Those and other key questions will be covered by a panel of experts at the 18th Annual Seminar for First-time Home Buyers, presented by the Greater Vancouver Home Builders' Association on Tuesday, April 3 from 7 p.m. to 9 p.m., at the Bell Performing Arts Centre in Surrey.

Speakers are Robyn Adamache, senior market analyst, Canada Mortgage & Housing Corp.; Wendy Acheson, vice-president and registrar, Homeowner Protection Office, branch of B.C. Housing; Narrinder Dhanoya-Bhangu, vice-president, Pacific region, Genworth Financial Canada; Inde Sumal, vice-president of residential mortgages, B. C. region, RBC Royal Bank; Eugen Klein, president, Real Estate Board of Greater Vancouver; Tom Reeves, assistant vice-president, National Home Warranty; and Aaron Lightman, associate, Farris & Company LLP.

Seminar moderator Shayne Ramsay, chief executive officer of B.C. Housing, says homebuyer education and awareness are important first steps toward owning a home. "For the Homeowner Protection Office, a branch of B.C. Housing, this seminar is a chance to link prospective home buyers to helpful consumer information and resources," he said.

RBC Royal Bank's Inde Sumal says seminars such as this help consumers to make informed decisions. "My colleagues have expressed to me they wish they had similar seminars in their cities. This is the largest seminar of its kind in North America and we are proud to be part of it," he said.

Personally, having access to the kind of information that will be available at the seminar would have saved me from some sleepless nights and anxious days when I purchased my first home.

Seminar attendance is expected to be as many or greater than the 750 people who attended last year. Doors open at 6 p.m., allowing time to view builder displays and other home-related exhibits.

Admission to the popular seminar is free thanks to the generosity of the presenting sponsor, the provincial Homeowner Protection Office, branch of B.C. Housing; patron sponsor RBC Royal Bank; and corporate sponsors The Vancouver Sun, The Province, Canada Mortgage & Housing Corp., Real Estate Board of Greater Vancouver, Genworth Financial Canada, National Home Warranty, CKNW, 99.3 The Fox, AM730 and Classic Rock 101.

Pre-registration is required. Register online at www.gvhba. org or call 778-565-4288 from 8:30 a.m. to 4:30 p.m., Mon-day to Friday. Registrations will also be accepted via voicemail during evenings and weekends. There is ample free on-site parking, and public transit is right at the corner.

Although there is no fee to attend the seminar, please consider bringing one or more non-perishable food items for the Surrey Food Bank.

Bits & Bites by Peter Simpson for METRO

Mon, 27 Feb 2012 19:08:05 GMT

Province Increases Rebate Threshold

B.C. Finance Minister Kevin Falcon recently unveiled the HST transition rules for new housing, alleviating the uncertainty around how the HST will revert back to the PST/GST system. Falcon also increased the new housing rebate threshold to $850,000 from $525,000, and raised the maximum rebate grant to $42,500 from $26,250.

The measures, which were applauded by officials from the province’s residential construction industry, capture 90 per cent of all new homes in B.C.

Four days after Falcon announced the HST changes, he delivered, in his budget speech, more good news for first-time homebuyers — a one-time personal tax credit of up to $10,000 on newly built homes.

This move is designed to help property virgins step onto that first rung of the home ownership ladder and stimulate construction related
jobs.

Home & Garden Show

The popular B.C. Home & Garden Show runs today through Sunday at B.C. Place Stadium.

Headliners include HGTV’s Bryan Baeumler and the W Network’s Hillary Farr. Also popular will be the Greater Vancouver Home Builders’ Association Renovation Gallery, presented by FortisBC. Professional renovators will be on hand to showcase and discuss their latest home makeovers.

Visit bchomeandgardenshow.com for more.

Housing starts

According to Canada Mortgage and Housing Corp. (CMHC), housing starts throughout the Metro Vancouver region improved slightly in January compared to the same month last year.

The 1,555 starts reported by CMHC were an eight per cent increase over January 2011. Not surprisingly, the strength remains in the multi-family sector, where 1,285 starts were recorded. Last year, 17,867 starts were recorded in Metro Vancouver, a decent 17 per cent increase from 2010.

The 2011 starts total generated more than 50,000 full-time jobs in the residential construction sector.

Homebuyer seminar

The GVHBA’s 18th annual first-time homebuyer seminar, presented by the Homeowner Protection Office, branch of BC Housing, will be held April 3 at the Bell Performing Arts Centre in Surrey. Patron sponsor is RBC Royal Bank. Register early online at gvhba.org.

Finally, something involving the HST has been done right

Fri, 02 Mar 2012 17:37:10 GMT

I have in my office a large lapel button that reads: "It's not right or left. It's right or wrong."

If somehow this fact has escaped you, Canadians relish being divided along right-left ideologies.

Moreover, B.C. is as polarized as it gets. Until the John Cummins' Conservatives arrived on scene decked out in head-to-toe bravado, the choice of governance was either Liberal or NDP, right or left.

Or it's non-union or union, where the public perceives philosophies as being right or left.

Answer me this. Why can't the standard by which initiatives are judged be based simply on whether they are right or wrong? This would stimulate dialogue that would resonate more with the electorate.

For me, the opportunity to join a union didn't present itself. My sister retired from a union job. My dad worked in both union and non-union jobs. He didn't go for right-left nonsense. He defended his country alongside union and non-union men and women because it was the right thing to do.

My employer, the Greater Vancouver Home Builders' Association, is a non-partisan organization. Didn't used to be, but it has for some time not hitched its wagon to any particular political doctrine.

The association's board of directors is comprised of supporters of various political parties, yet no directors have played that personal hand at the board table, knowing it wouldn't be welcomed.

I do not belong to a political party. And, although political fundraisers would be ideal events to network and press the flesh with policy-makers, I steadfastly, and respectfully, reject all invitations.

Provincially, there are pleasant, intelligent, civil and caring men and women on both sides of the legislature. I occasionally wonder who among them feels uncomfortable voting in favour of something they believe is wrong, or against a measure they know is right. Moral sense is powerful.

So, where am I going with this? Ah, yes, HST, the controversial acronym that causes some folks to LOL, and brings on PBP - proctodynia by proxy, otherwise known as a pain in the backside.

Anyway, so as not to belabour the issue, the HST started its journey in 2009 and will fade away on April 1, 2013. We are all aware of the twists and turns, the mistakes made, and the angst caused.

I have roundly and persistently criticized the rollout and management of the HST as being among the worst handling of public policy I have seen in my more than 46 years in and around the media.

A couple days after I first hinted, in my June 6, 2009 Vancouver Sun column, that HST was likely being planned for B.C., Nova Scotia was electing its first NDP government, a majority, no less.

At that time, Canada's Ocean Playground had an HST of 13 per cent. A year later, on June 30, 2010, and the day before B.C.'s HST was implemented, Nova Scotia raised its HST rate to 15 per cent.

Apart from muted protests from business sectors, not much of an offensive was launched by Nova Scotian taxpayers. Lawmakers didn't have to dodge bullets because no one was shooting. I wondered how they got away with raising the HST three points higher than B.C., and escaped without harm.

Turns out Nova Scotia Premier Darrell Dexter explained exactly why his province needed the tax hike. That's much better than passing out refreshing purple Kool-Aid to an unsuspecting electorate.

Last summer, at a community sustainability fair of all places, I had an opportunity to speak with Pam Birdsall, MLA for Lunenburg. We got around to discussing HST. Birdsall wondered what all the fuss was about in B.C. and I asked her to explain how her government sold the HST to taxpayers.

"Nova Scotia's population is less than one million, so it's difficult for government to generate revenue. We asked taxpayers to tell us what was important to them. Health care and education topped the list. We told them we can't enhance services without raising taxes. They understood it was the right thing to do," said Birdsall, who is also the co-owner of a successful retail business.

Anyway, back to B.C. I acknowledged from the start that HST would benefit some industry sectors, that it would enhance competitiveness, create economic growth and generate jobs. I also expressed emphatically that the HST needed major adjustments related to new homes and home renovation.

When the referendum was launched, association members were advised to consider both sides of the HST argument, which we provided without comment, then urged them to vote their conscience.

Which brings us to last week's announcement by Finance Minister Kevin Falcon.

A significant missing link to the move from HST to PST/GST was the announcement of the transition rules. There was a great deal of uncertainty around this issue. Clarity was needed, and fast.

Falcon told our association leadership in November that he was working as quickly as possible, that he was waiting for federal authorities to finish their work, and that he was as frustrated as we were.

Last week, Falcon unveiled the transition rules, and much more. Effective April 1, 2012, the new housing rebate threshold will rise from $525,000 to $850,000, capturing 90 per cent of all new homes in the province. He also raised the HST rebate from $26,250 to $42,500. New secondary recreational homes will be eligible, as well. Homebuyers should check details with their builders.

I was among the first to applaud these significant changes. They were a long time coming but, as it has been said, it's not always about how one starts. It's how one finishes that's worth remembering.

When Falcon and I shook hands following the announcement and media scrum, I smiled and told him that despite all that went wrong with the HST, he did the right thing.

Fill your head with ideas for home, garden

Mon, 13 Feb 2012 19:24:19 GMT

Housing junkies take notice. Following an appearance at the Vancouver Convention Centre last year, Western Canada’s largest consumer home show returns to BC Place on Feb. 22 for a five-day run.

The convention site, albeit an outstanding host, served as the B.C. Home & Garden Show’s temporary home while the stadium was given an extreme makeover, including a retractable lid.

If you haven’t yet visited the new-look stadium, the home show will be an ideal event to experience the improvements. I can see why the B.C. Lions expressed such a glowing endorsement of the venue.

The show will feature more than 425 exhibitors showcasing a wide range of home-related products and services. I am always intrigued by the innovative design and technology that debut at the show.

Over the years, I have swiped from the home show many ideas I can incorporate into our own home or outdoor space. And, whether I need it or not, I always purchase a little sumthin’ from an exhibitor or two, risking serious eye-rolls from my long-suffering, yet amazingly accommodating wife.

When the lovely Carolyn became The Missus, she was well aware I was an unrepentant housing junkie. Actually, the tipping point came when, without meds of any kind, she agreed to be married at the home show, among thousands of strangers. The bonus is we get to celebrate anniversaries at the show every year.

According to Canada Mortgage and Housing Corp., B.C. homeowners are expected to spend about $7.6 billion on home renovation, improvement and repair this year, 12 per cent of the Canadian total.

The Greater Vancouver Home Builders’ Association Renovation Council will have a prominent presence at its popular Renovation Gallery, presented by FortisBC. Showgoers can view award-winning home renos and discuss their dreams with renovation contractors, designers and suppliers.

You won’t want to miss the 1,450-square-foot display home showcased by Karoleena Homes. The Kitsilano, like many innovative show homes featured at the show in the past, is a factory-built beauty.

The show offers lots of star power, as well. Celebrity contractor Bryan Baeumler of HGTV’s Leave It To Bryan will be there (I wonder how the Beav feels about that show title). The popular Hillary Farr from the W Network’s Love It Or List It also promises to be a crowd-drawing headliner.

For the gals, there’s Tomboy Tools’ Lori Mitchell, who says her secret to releasing the inner diva is found in the tool box, prompting her menacing slogan, “pick up a hammer and let your ponytail fly.” The amicable Mitchell will also share her home-improvement techniques for women.

For the guys, there’s the Ultimate Man’s Backyard, sponsored by The Province. This manly man exhibit will feature an outdoor kitchen, putting green, and a hot tub large enough for the whole team.

Graeme and Tammy Huguet, the award-winning hubby/wife renovation partners from My House Design/Build Team, and parents of five daughters, will be on stage to share their family’s experiences with home makeovers, including tips on how to survive living in a construction zone.

Presented by Kenorah Construction & Design, Designlab can help homeowners figure out their personal style before starting a renovation. Through mood boards, quizzes and hands-on help, showgoers’ style will be dissected into the anatomy of good vs. bad design. Sounds like the ’60s.

On display will be more than 9,500 square feet of attractive and inviting gardens. You might want to pack a camera. Local landscaping experts will be on hand to share their insights on how to turn barren mounds of dirt into blossoms and blooms. With a little help, anyone can develop a green thumb.

Don’t miss The Vancouver Sun Gardeners’ School presentations. No garden discussion worth its salt would be complete without experts Brian Minter, Art Drysdale, Carolyn Herriot, Ciscoe Morris, Vancouver Sun’s own Steve Whysall, and a large supporting cast of local specialists.

The Outdoor Entertaining Stage will be the place to learn how to turn up the heat on your patio or deck and take your entertaining to a new level. The presentations by local culinary experts will focus on trends in food, cooking, beverage pairings, outdoor décor and party planning.

The kind-hearted folks at Habitat for Humanity will explain their initiatives at their interactive display. Consider adding a dollar to your show admission to help support this worthwhile cause.

This year, I will be participating in the HGTV stage presentations. Certified Aging In Place specialist John Quinton and I will tag-team to talk about how homeowners can efficiently and cost-effectively adapt their much-loved homes to accommodate current and emerging mobility challenges.

More than 10 million Canadians, roughly a third of the country’s population, are aged 40 to 59. The leading edge of the baby boom generation turned 65 last year, and there is much to consider and plan for the housing needs and expectations of this silver tsunami. Indeed, time flies, doesn’t it?

Tickets to the home show can be purchased online.

Visit www.bchomeandgardenshow.com to purchase tickets and view details on show features, dates and hours of operation.

You can’t beat the B.C. Home & Garden Show for fun, excitement, ideas and limited-time offers that can’t be refused.

Tsawwassen's mall developments a smart move for community

Mon, 30 Jan 2012 17:04:08 GMT

NIMBY: Not In My Backyard.

BANANA: Build Absolutely Nothing Anywhere Near Anything.

NOPE: Not On Planet Earth.

Those three anti-development acronyms surface occasionally in communities across the country, including Tsawwassen, where it seems there is always someone grumbling about growth issues - despite the fact many parts of the world would welcome a boost to their economy with open arms.

For example, a year ago there was much angst expressed about a local landowner's proposal to build 1,900 homes on one-third of 538 acres, while the remaining two-thirds of the parcel would be dedicated to community parks and farmland. Sounds to me like a win-win situation. But this issue is not resolved, as some residents want to raise the drawbridge to keep out development.

Recently, more Delta residents joined the chorus, this time slagging Tsawwassen First Nation's plans to build two shopping malls on 180 acres, which together will include 1.8 million square feet of retail space - 20 major retailers, and nearly 200 smaller shops, restaurants and kiosks. The first shovel is expected to turn the earth this summer, while the grand opening is scheduled for mid-2015.

Having no say over development of neighbouring first nations land has upset some South Deltans. Although they are entitled to express their strongly held opinions, the last time I checked, the land is not theirs. It belongs - down to the last stick and stone - to the Tsawwassen First Nation. Period.

Frankly, why would they expect to have a say in the decisions of a neighbouring local government such as the Tsawwassen First Nation? The good folks in North Delta have no say in business dealings across Scott Road in Surrey, and South Surrey residents have no voice in White Rock development.

One detractor even had the temerity to utter this derogatory comment to a reporter. "I call it a race to the bottom - shopping malls destroy natural areas and, inside, wages go down until they bring in foreign workers." I even emailed the reporter, requesting confirmation of the quote. I received it.

This xenophobic foreign-labour remark is an affront to decent, hard-working folks everywhere. My dad was a foreign worker who, in 1951, toiled daily at two jobs - scrubbing noxious mixing vats at a paint factory on the afternoon shift, then sweeping floors at a second factory on the night shift.

And compared to first nations people, aren't we all foreign workers?

I have been told that many Delta residents are looking forward to the development, so they will no longer have to drive many miles to the nearest mall of any substance, which is in Richmond.

The malls are expected to attract out-of-area customers, and possibly from the nearby ferry terminal. Moreover, market research has demonstrated the development will increase visitation to businesses in "downtown" Tsawwassen and Ladner as the community becomes a new shopping destination.

Delta residents - from teens to active seniors - will be able to secure employment close to home. The development will generate 1,200 person-years of construction employment. And the stores, restaurants and other businesses are expected to employ 4,500 full-and part-time workers.

Future development will include industrial and commercial zones, new homes of various forms, and recreation facilities, creating even more employment. It promises to be a complete community where families can live, work, play and shop. That's a positive, healthy environment on so many levels.

Project managers claim there will be a strong commitment to corporate responsibility and sustainability practices during the construction and operation of the property. To reduce the project's overall impacts, the building shell will be built to inter-nationally recognized LEED green standards.

First nations across Canada are known for developing first-rate projects, and partnering with competent, experienced individuals and corporations to ensure success. A key operations partner in the Tsawwassen development is Ivanhoe Cambridge, a respected leader in this specialized field.

Elsewhere, other examples include Nk'Mip in Osoyoos, North America's first aboriginal owned-and-operated winery; Spirit Ridge, South Okanagan's only 4.5-star vineyard resort; and Alberta's River Cree Resort and Casino, which features two hockey rinks and a nine-storey, 255-room hotel.

Looking south, the Choctaw tribe is the fourth largest employer in Mississippi, while the White Mountain Apache in Arizona has developed economic success with interests such as forest products and recreation.

That said, poverty and joblessness among aboriginals in Canada and the U.S. are sad facts of life. During the last homeless count in Surrey, for example, 95 of 388 were of aboriginal descent. Leaders like Tsawwassen Chief Kim Baird are doing their best to break this demoralizing, destructive cycle.

Job-generating projects such as those proposed by the Tsawwassen First Nation should be applauded, not condemned. And the NIMBYs, BANANAs and NOPEs should get over themselves.

Bits & Bites by Peter Simpson for METRO

Thu, 26 Jan 2012 18:56:33 GMT

Moving in to Squamish

The town of Squamish is often perceived to be a place for Vancouver folks to pull off the road to take a bathroom break, top up the gas tank, and grab a burger and fries on the way to Whistler.

These days, many Vancouver families not only stop in Squamish, they live full time in this growing community that offers many amenities and opportunities to pursue a healthy, active lifestyle.

Since 2000, about 1,900 new homes — condos, townhomes and single-detached — have been built in Squamish. This population growth provides an economic boost to the town and its businesses.

A builder recently said he took a two-year break from building homes, but said there is a growing buzz around town these days, and he believes 2012 will be a good year for Squamish overall.

The vastly improved Sea-to-Sky Highway has lessened commute times significantly. An associate said it has taken him longer to drive from his downtown Vancouver office to UBC in rush hour than it takes to drive to his home to Squamish — a little more than 30 minutes, keeping to the speed limit.

The bonus, he says, is the awe-inspiring and stress-reducing scenery he enjoys twice daily.

B.C. Home Show

Western Canada’s largest home show runs Feb. 22- 26 at B.C. Place Stadium. The B.C. Home and Garden Show returns to the iconic stadium following a stint at the Vancouver Convention Centre while the stadium was given an extreme makeover.

The show will offer 425 exhibitors showcasing home-related products and services. B.C. homeowners are expected to spend $7.6 billion on home renovation, improvement and repair this year.

Members of the Greater Vancouver Home Builders’ Association will be in attendance at the association’s
Renovation Gallery, presented by FortisBC. Showgoers will be able to view award-winning home renovations and discuss their projects with renovation contractors and designers. I will be joining contractor John Quinton on the HGTV Stage to discuss aging in place, including advice on how homeowners can adapt their homes to accommodate emerging mobility challenges.

The leading edge of the baby boomer generation turned 65 last year, and there is much to be considered about the needs and expectations of this “Silver Tsunami.” Visit bchomeandgardenshow.com for details and to purchase discounted tickets online.

Giving thanks for living in a place of solid construction

Mon, 16 Jan 2012 18:35:43 GMT

I extend to readers a belated welcome to 2012. Before you read further, do something for me — and yourselves. Walk to the nearest lawn, get down on your knees, then plant a big kiss on the ground.

A scattering of thorny issues notwithstanding, we Canadians have it pretty darned good overall.

Recognizing we remain challenged by predicaments such as homelessness, housing affordability and health care, acknowledge, too, that we are not experiencing the malaise in which other countries find themselves. Our economy, financial institutions, real estate and employment are relatively sound.

A longtime colleague in North Carolina was abruptly fired, Grinch-like, just before Christmas. A Mississippi friend’s work week was sliced from five to three days, his pay reduced accordingly. Ten thousand people lined up, in sweltering conditions, to get into an Atlanta job fair. On and on it goes.

Besieged American builders are not only battling a moribund economy, they are forced to duke it out with lawmakers who, instead of rolling out the red carpet to a key industry, are initiating more impediments to progress. As it is, the homebuilding industry is one of the most regulated in the U.S.

Not nearly as polite as their Canadian counterparts, American builders are mad as hell at meddling policy-makers and they’re not going to take it any more. Well, not laying down acquiescently, at least.

Denise Dersin, editor in chief of Builder magazine, recently wrote that California home builders in San Joaquin Valley are forced to pay a smog fee, under an “indirect source rule.”

Apparently, builders are responsible for the smog created by folks who drive to work, take their kids to school, sports events, grocery shopping, doctors’ appointments, etc. You know, the daily grind.

The municipality, loathe to charge taxpayers for fear of retribution at the voting booths, figures it is easier to force builders (more accurately, homebuyers) to pay the smog fee – $500 per new home.

Dersin says an angry and stymied senior official from the Washington D.C.-based National Association of Home Builders is telling lawmakers to “just shut up.” Another frustrated builder told Dersin he is not looking for help from legislators. “I just want them to get out of the way,” he said.

The builders’ angst is understandable. Check out these roller-coaster statistics. U.S. housing starts peaked at 2.1 million in 2005, then crashed to a record-low 554,000 in 2009. There was a faint glimmer of hope last year when starts inched back to 592,000, but it’s still a long way from recovery.

And don’t even get me started on the sad impact of heavy job losses, foreclosed homes and the 12 million upside-down households whose mortgage burdens are greater than the value of their homes.

I could go on and on about American issues, but north of the 49th parallel is the home of the action.

When I reflect on goings-on in the local homebuilding industry just two years ago, I shudder. There were only 8,339 housing starts in Metro Vancouver in 2009, a whisker away from the worst total since the 1960s. Doomsayers, including some prominent pundits, warned the worst was yet to come.

The worst, whatever that meant, didn’t happen. In fact, what did occur was a formidable turnaround that left the negative nellies blubbering among their flawed spreadsheets and fractured crystal balls.

The year ended with 17,867 housing starts in Metro Vancouver, up 17 per cent from 2010 and up 114 per cent from 2009. Last year, the residential construction sector generated more than 50,000 full-time jobs on work sites and in the local businesses that manufacture all manner of building products and materials.

And nearly $4 billion was spent on home renovation, improvement and repair in Metro Vancouver.

All this produces a positive ripple effect on the local economy, as the workers spend their wages in their community. They pay taxes, and they buy homes, vehicles and a host of other consumer goods.

This year, the local housing market is expected to plateau somewhat, with no dramatic drops or sharp spikes. Canada Mortgage and Housing Corp. predicts 18,000 starts for Metro Vancouver, 28,500 for B.C. and 186,750 nationally.

There are, of course, risks that might play a key role, such as hikes in interest rates, the impact of residual economic challenges overseas and in the U.S., and the negativity emanating from scaremongering commentators, many of whom don’t know as much as respected experts have forgotten.

Last year, multi-family starts again reigned supreme over single-detached starts — 14,181 versus 3,686. The last year singles trumped multiples was 1988 — 9,287 versus 8,614. Interestingly, total starts for that year were almost identical to last year’s result, but the pendulum has clearly swung to multiples.

In fact, although common practice in Europe and North American cities like New York, I believe the current generation of Metro Vancouver homebuyers might be inclined to live their entire lives in some form of multi-family housing — town houses, row houses, low-rise condos, highrise condos.

Initially, this inclination will be tied to affordability. But, over time, buyers — first-timers to empty nesters — will appreciate the convenience of a low-maintenance, lock-it-and-leave-it condo lifestyle.

Single-detached homes hold special appeal for families. Compact yards, detached garages, finished basements, open main-floor family areas, in-law suites, superb kitchens, baths and master retreats, and custom features will secure detached homes a place in the housing spectrum for years to come.

Looking ahead, circle Dec. 21 on your kitchen calendar. That’s when the Mayan “Long Count” calendar marks the end of a 5,126-year era, and we will transition into a new world age cycle.

Hold on a second, it is just me or did you also notice that the lengthy Mayan transition timeline is freakingly similar to the drawn-out HST transition period? Only with more chanting and less ranting.

It is going to be an interesting year, on so many levels. I look forward to seeing it all unfold.