Custom Homes Vancouver

HST Transition Rules and Tax Relief Measures

2012-02-17T14:41:00.001-08:00

Friday, February 17, 2012

GVHBA Chairman Ben Taddei, GVHBA President & CEO Peter Simpson and Director of Government Relations Amy Spencer attended an announcement today where BC Minister of Finance Kevin Falcon released HST transition rules and tax relief measures for the homebuilding industry and its customers.

Tax relief measures include:

- Effective April 1, 2012, the HST rebate threshold on new homes increases to $850,000 from $525,000. The maximum rebate rises to $42,500 from $26,250.

- Measures are also in place for the secondary/recreational home industry outside of the Greater Vancouver and Capital Regional Districts, where the HST rebate threshold rises to $850,000 from $0, also effective April 1, 2012.

PST implementation will be effective April 1, 2013. The transition rules from HST to PST for newly built homes where construction begins before April 1, 2013, but ownership and possession occur after, purchasers will not pay the 7% provincial portion of the HST. Instead, purchasers will pay a temporary, transitional provincial tax of 2% on the full house price.

Home renovation will fall under regular transition rules to take effect April 1, 2013.

The government’s intent is to ensure “equitable treatment among purchasers and will help mitigate distortive market behaviour.” Builders will receive temporary housing transition rebates to offset PST on materials to help prevent double-taxation on homebuyers.

This has provided some clarity and certainty to consumers and should help to neutralize the impact of the HST a year before it reverts to the PST system.

Overall this should help to stimulate the new homes market throughout the province.

For more information, go to www.pstinbc.ca and click on “New Housing Rules”.

BC BUILDING CODE UPDATE - DELAYED!

2012-01-17T09:49:00.000-08:00

Code updates for wall, attic & basement

construction could be significant!

An anticipated increase in energy standards in B.C.'s Building Code is now expected to be introduced only after the next update to the National Building Code, bringing the two codes in line with each other.

What does that mean to builders in B.C.? Those who are already going above Code to include enhanced energy efficiency will continue to enjoy a marketing advantage, as energy-aware buyers seek the long-term savings and performance value of efficient homes (and improved resale value).

Meanwhile, those who have not yet adopted energy efficiency standards above Code now have more time to learn and prepare for Code changes, which may include significant changes in wall, attic, and basement construction.

Thermographic image showing air leakage in a home

The Canadian Commission on Building and Fire Codes (CCBFC) invites all interested parties to participate in a special public review on proposed changes to incorporate energy efficiency requirements for housing and small buildings into Part 9 of the2010 National Building Code of Canada (NBC). This public review will run from January 9 to March 2, 2012 on the National Codes website.

Energy efficiency requirements for housing, last published in the1997 Model National Energy Code of Canada for Houses, were out of date and were not in the objective-based format used in the other National Model Construction Codes. Rather than update the requirements in the 1997 Code and re-issue it, the CCBFC determined it would be more appropriate to incorporate energy requirements for housing, along with those for certain small non-residential buildings, into Part 9 of the NBC (see Construction Innovation, December 2009).

LIVING GREEN ROOFS, A RESIDENTIAL OPTION

2011-12-13T11:31:00.000-08:00

If you know of Vancouver Landscape Architect, Cornelia Hahn Oberlander, you may know she has designed many of Vancouver’s green roofs, including the Law Courts on Robson Street and Library Square. Cornelia has also designed the latest and most spectacular green roof Vancouver, and possibly North America, has ever seen. This spectacular and undulating green roof inspired by the petals of a flower, fits perfectly on top of the new Van Dusen Botanical Gardens visitor center. The team at Houston Landscapes was honored to be involved in this challenging project that saw the delicate installation of growing medium and plant material on convex, concave and even near vertical applications. The plant list was made up of only 12 carefully selected varieties including the tough Carex pansa (Slough Sedge) to the attractive and edible Erythronium grandiflorum (Yellow Glacier Lily). The entire area was also hydro-seeded (a sticky mix of fescue’s and ryegrass) to assist with soil retention, all of which are now growing beautifully. Unfortunately the public are not allowed on the roof, for obvious reasons, but it can be appreciated from a distance, or for a time lapse video visit http://www.youtube.com/user/houstonlandscapes#p/a/u/0/4bHZ9ss2IY0

In Vancouver the advantages of green roofs is beginning to increase in popularity even in the residential market, some lured by energy cost savings and others to the uniqueness, visual appeal and prestige. We have installed numerous roofs on houses and garages using a colorful, low growing, low-maintenance sedum mix (members of the succulent family). Maintenance is still required for green roof’s including regular inspections to ensure foreign weed species, either blown in by seed or bought in by birds, are removed by hand before they establish and jeopardize the roofing membrane. Typical system includes: a root barrier, drain mat, sometimes a water retention fleece and edging made up of gravel and aluminium restraints. 2 basic systems exist, a fit in place tray style system, where plants are established off site, and like the Van Dusen roof, a custom system where everything is assembled and grown in-situ.

A temporary irrigation system is required for the first year for establishment, as well small amounts of programmed fertilizing. Compared to any other landscape installation green roofs are easy to care for and a very rewarding venture, they become their own self-supporting micro-climate and a definite step in the right direction to a greener planet. If you have a project that requires professional installation of a green roof, large or small, please contact Houston Landscapes on 604 734 0907 or www.houstonlandscapes.ca

20th ANNUAL GEORGIE AWARDS

2011-11-23T16:28:00.000-08:00

The Georgie Awards®, owned by the Canadian Home Builders' Association of British Columbia (CHBA BC), is Canada's premier housing awards program that highlights and celebrates excellence in home building.

The Awards are provincial in scope and aim to showcase the commitment and dedication to the high standards that CHBA BC member companies strive to uphold.

A Georgie Award is recognized as an industry stamp of quality. Award entries are at a record high, and the calibre of projects is a testament to the talents and efforts of CHBA BC members.

All member companies of CHBA BC are eligible to enter the Georgie Awards®.

Winner Selection

Project entries are judged by project descriptions, digital images and supporting documentation. The judges score each project entry following the category criteria from the call for entries and on-line entry form. Points for each criteria range from one to six depending on the judges' discretion on how each project entry successfully meets the category criteria.

The Grand Georgie Awards® are decided by a culmination of points scored in relevant categories entered (60 per cent) and from the judges overall consideration of the project (40 per cent).
The Builder of the Year and Renovator of the Year categories have a customer choice component (they must enter the Customer Choice Georgie Awards® powered by AVID™ category to be eligible for Builder of the Year or Renovator of the Year categories) and are scored accordingly:
30% - culmination of points scored in relevant categories
30% - judges overall consideration of the company's industry and community involvement, pursuit of professional development, education & training and certification.
40% - Customer Choice score

The Customer Choice program was initiated by CHBA BC in 2007. In 2010, we partnered with AVID Ratings to create the Customer Choice Georgie Awards® powered by AVID™. Builders and renovators are required to submit a list of all completed homes/projects that they have completed during the required time frame as set out by the Customer Choice Georgie Awards® powered by AVID™ criteria. AVID Ratings polls the homeowners and renovation clients and tabulates results based on surveys. The builder and renovator with the highest customer choice results wins the Georgie Award in the relevant Customer Choice Georgie Awards® powered by AVID™ category. Builders and renovators also have access to a comprehensive, real time, on-line reporting system that displays the results from their customers' surveys.

In each category, up to five project entries with the highest scores will be deemed the Georgie Awards® Finalists for that category. Of these finalists, the one with the highest point score will win the Georgie Award.

BURNABY, BC (November 9, 2011) - The Canadian Home Builders' Association of British Columbia (CHBA BC), which is gearing up for its upcoming 20th Georgie Awards®, today announced the finalists who will be competing for the Gold at the Awards Gala this February 25, 2012 at the Vancouver Convention Centre West. Marking the awards program's 20th Anniversary,

HOME CONTROL - LUTRON RADIO RA2

2011-09-15T11:32:00.000-07:00

You're coming in late from a dinner out and you arrive home to a dark house and driveway. After you fumble with your keys you finally make your way into a pitch black entry until you can find a light switch to get your bearings. We have all been there, but with a Lutron RadioRA-2 home this experience can be a thing of the past. With Lutron a simple push of your car visor button lets your house know you are coming home. It turns on the perimeter and entry lights as well as your interior entry, hall and kitchen lights automatically. You can schedule your lights to come on as needed and turn off when you go to bed, all from a single button beside your bed.

Using your iPhone or iPad device you can set the perfect mood of lighting when you are entertaining guests or watching a movie. It can be linked into your security system, so a break in can have all your lights in the home ramp up to full brightness and your exterior lights flash on and off to alert you neighbours and show the police where to go. These are just a few of the incredible things you can do with RadioRA-2.

As we are all concerned with energy consumption and the size of our electrical bills, we are all looking to save costs. With RadioRA-2 lights left on and constant energy drains are no more. You can adjust lighting output, lower the shades to block the heat, and lower the house temperature; not just from the next room but from the other side of the country, or the world. With over 60,000 code variations you will never receive your neighbours signals. With in-place retrofitting there are no extra wires to run or damage on install. Lutron RadioRA-2 controls simply replace your existing dimmers and switches.

Checkout this website for a virtual home tour to see what else you can do at your home!

Contact Blackfish Homes today for a free consultation and estimate on how to make your home even smarter.

18th Annual Parade of Renovated Homes - June 12th 10am-4pm

2011-06-07T15:46:00.000-07:00

Professionally renovated homes open to public

The Greater Vancouver Home Builders’ Association (GVHBA) Renovation Council invites the public to tour 12 professionally renovated homes in Burnaby, Coquitlam, Delta, New Westminster, North Vancouver, Vancouver and West Vancouver on Sunday, June 12 from 10 a.m. to 4 p.m.

The 18th annual Parade of Renovated Homes, presented by GVHBA and FortisBC, showcases leading-edge design, advanced construction techniques and products, and energy-saving features.

"FortisBC is extremely excited to be the first-ever presenting sponsor of the Parade of Renovated Homes. We look forward to combining the strengths of GVHBA and FortisBC to help the renovation industry in the Lower Mainland achieve innovative and successful results when it comes to their projects and energy requirements," said Dan Noel, FortisBC regional energy solutions manager.

Renovations on display include the transformation of a 1950s bungalow, restoration of a 1920s Queens Park heritage home, updating of a rancher to address energy efficiency, makeover of a 1918 Craftsman house, re-construction of a 1929-era Kerrisdale home, the addition of modern living space to a Shaughnessy home, and conversion of a tired, old house into a cozy, contemporary family home.

GVHBA President and CEO Peter Simpson said Metro Vancouver homeowners will spend $4.4 billion sprucing up their homes this year, and this popular one-day event offers exceptional sample renovations.

“Professional RenoMark renovators, many of them award winners, will be on site to offer expert advice and discuss their craftsmanship. Project values range from $120,000 to more than $1 million, offering homeowners an abundance of ideas they can incorporate into their own renovations,” said Simpson.

Admission is by passport, available at each home for $10 per person. Children 17 and under are free. Passports can be purchased at any home, and then used for entry to the remaining homes. Part proceeds from passport sales will help fund the purchase of tools, building materials and safety gear for a carpentry training program offered by Guildford Park and Frank Hurt secondary schools in Surrey.

The event is limited to six hours, so review the full list of participating homes, including project descriptions and before-and-after photos, then plan your route to ensure you have sufficient time to visit specific homes that capture your interest.

Photos to be posted shortly. Click here to view a map of all featured homes.

*Note: these homes are private residences, so please respect their privacy and only visit the homes on Sunday, June 12 during the advertised times.

NORTH VANCOUVER

3490 ST. ANDREWS AVENUE Exit Hwy 1 at Lonsdale, north on Lonsdale, right at Osborne, left on St. Andrews. Home on Carrisbrooke and St. Andrews.The architect’s beautiful design allowed for open spaces, while providing energy-efficient and environmentally friendly features. A small addition was also added to accommodate the home’s entry, larger living area and mechanical systems. The home’s interior is a contemporary mixture of sleek walnut cabinetry with gloss-white accents, stunning maple floors throughout the main, and bamboo floors downstairs. Modern Japanese tiles adorn the fireplace, where a retractable big screen and projector tuck up flush into the ceiling. This home blends seamlessly into its surrounding neighbourhood, but stands out with its great looks and low energy bills.
Blackfish Homes and Construction Ltd., 604-980-0814, www.blackfishhomes.ca

1174 WEST 20 STREET Northeast on Capilano Rd., right toward W. Keith Rd., right onto W. Keith Rd., left to stay on W. Keith Rd., left onto Bridgman Ave., right onto W. 20 St.This rancher was in desperate need of a renovation to create a spacious and energy-efficient home. The carport space was converted into a luxurious master bedroom with his-and-her walk-in closets and a spa-inspired ensuite. Reconfiguring the layout of the existing bedrooms allowed for more spacious rooms, a separate laundry and access to the rear yard. New energy-efficient features include on-demand hot water system, smart wiring and controls for heating, lighting, security, audio visual equipment and more. The kitchen doubled in size and features wall ovens with a warming drawer. The renovation created a home that is beautiful and perfect for a growing family.

CCI Renovations

BURNABY
8338-12 AVENUEFrom Kingsway, turn northeast onto 10 Ave., left onto 2 St., and then turn right onto 12 Ave. The home will be on the right. This must-see project features a ’50s-era bungalow that was completely transformed into a new home with extensive added space and a vaulted ceiling featuring a dramatic ‘skyroof,’ in the greatroom that floods the interior with natural light. The classic white kitchen, with sparkling granite countertops and stainless-steel appliances, is a gourmet cook’s dream. Bold designer detailing abounds, from the marble-mosaic inlay in the foyer, to the shimmering glass-mosaic tiles in three luxurious bathrooms. The lower level boasts a modern home theatre replicating the movie-goers’ experience. It’s a home that is comfortable and inviting with its newly minted space.
My House Design/Build Team Ltd.

COQUITLAM
322 SEAFORTH CRESCENTNortheast on Brunette Ave., go past Schoolhouse St., take slight left onto Laurentian Cr. Turn left to stay on Laurentian Crescent, then take first left onto Seaforth Crescent.This older bungalow with a walk-out basement was renovated throughout. A new family room addition created a welcoming space for casual living and entertaining. The natural gas fireplace, dark leather floors and re-claimed wood beams create a warm and inviting atmosphere. The old dysfunctional kitchen was removed to allow a new front entrance foyer with a vaulted ceiling and much-needed closet space. Removal of the chimney allowed expanded floor space for the new kitchen. The customer was eco-savvy and selected the latest in energy-saving features. We have created a home to meet the needs of today’s active family, while keeping the simplicity of the original building.
RJR Construction Management Ltd.

DELTA
11557 - 84B AVENUEFrom Nordel Way, turn southeast onto 84 Ave., left onto 116 St., and then left onto 84B Ave. Home on the left.This 40-year-old home has been completely renovated and transformed, while maintaining the flavour of the original design. A wide cedar staircase, with landing and custom wrought-iron railings, welcomes you to the front door. Engineered hardwood flooring, tiles and carpet complement every room in the home. The exterior of the home and front landscaping were transformed, including concrete exterior siding and new retaining walls and pavers on the driveway. New energy-efficient casement windows, skylights and two gas fireplaces were installed. Energy-efficient appliances complement the beautiful kitchen, which includes custom cabinetry and granite counter tops.
My House Design/Build Team Ltd.

NEW WESTMINSTER
115 ST. PATRICK STREETHead north on 6 Ave. towards Queen’s Park. Turn right on 1 St. Turn right again on St. Patrick St., which is the fourth street on right. Home is fifth house on right.The character of this 1920s heritage home was lost to lackluster renovations over the years. The design was inspired by the client’s collection of art and furniture, resulting in a home that is sophisticated, eclectic and modern. The compartmentalized rooms were broken down to create a more open layout on the main floor. While the living and dining areas open up to each other, a new covered deck seamlessly extends out from the dining room, offering an elegant way to privately enjoy a sunny afternoon. The kitchen embraces the French Provencal style with white and wood cabinets and glass mosaic tiling. This comfortable home is personalized, fresh and sophisticated.
Intermind Design Inc.

VANCOUVER
2038 – WEST 46 AVENUEFrom 41 Ave. in Kerrisdale, turn south onto East Blvd., east onto 46 Ave. Home is half-block on south side of street.The renovation of this 1918 Craftsman house included excavating the basement to create full eight-foot ceilings and effectively doubling the amount of living space, while keeping the classic heritage style. The home’s lower level was completely rebuilt, adding a bright two-bedroom suite, home office and laundry room. Upgrades include the installation of larger energy efficient windows and doors, heated bathroom floor, and a built-in contemporary electric fireplace. The new entry to the lower level integrates seamlessly with the landscaping of the rear yard and makes the new living space the perfect addition to this much loved home.
Briar Design and Construction Ltd.

7314 LABURNUM STREETFrom West Blvd. turn west onto West 57 Ave., turn south onto Laburnum St. House on east side. Park on street and enter through gate.The challenge faced in this renovation was how to take a typical older Kerrisdale home and achieve the homeowners’ goals of opening it up, adding elegance, more natural light and a professional look, while maintaining the home’s character. This was achieved by opening up the kitchen wall with retractable French doors. A symmetrical design added linear and refined detailing in the master ensuite. The materials were selected to ensure the new blended seamlessly with the old. The ensuite bathroom creates the feeling of a luxurious space with a large double shower with a trench drain, three symmetrical windows, a recessed toilet tank and stunning valance lighting.
Kerr Construction,

3566 WEST 13 AVENUEFrom West Broadway, turn south onto Dunbar St. House at corner of Dunbar St. & West 13 Ave. beside Almond Park.This 1929-era home was completely rebuilt and renovated. The previous six-foot high basement was excavated and a new foundation installed, resulting in a now eight-foot high basement with oversized windows -- a spacious, well-lit and welcoming area. The home was completely stripped to the studs and all mechanical, electrical and heating were replaced. The upper level was expanded with a dormer across the rear of the home, which enabled a third bedroom, family bath and master ensuite. Restored and reclaimed hardwood floors were sanded on site; all new cabinets and finishings give this house a new-home feel, while maintaining the charm of the era in which it was first built.
My House Design/Build Team Ltd.

3947 WEST 14 AVENUEBetween Crown St. and Wallace St.For free-flowing entertaining and relaxed-home atmosphere, a cramped and dated galley kitchen was converted to a spacious greatroom. The huge vaulted kitchen ceilings and original skylight were retained. City views were maximized from the revitalized exterior decks. With numerous creative storage ideas, the kitchen makes quick stow-away easy. To meet the challenge of storage and tidiness, the space from the existing, underutilized three-piece bathroom was combined with the new kitchen and greatroom. The dining room walls were also knocked down to combine space with the kitchen. The new, contemporary powder room takes the place of a former closet and dead-end hallway.
TQ Construction Ltd.

WEST VANCOUVER

4742 CAULFEILD DRIVE Upper Levels Hwy., take exit 4. Left at exit 4 stop sign onto Woodgreen Dr., left onto Headland Dr. After overpass, turn left onto Caulfeild Dr.On Caulfeild Drive, sat a tired-looking old-timer (house that is!). Upward Construction had the opportunity to revitalize the house into something spectacular. The original foundation and back bedroom were kept as the footprint. Top priority for the home’s re-design was to take advantage of the spectacular view -- lots of windows and glass patio doors throughout the home accomplished this goal. By adding a second floor to this rancher, three bedrooms with ensuites were added. The contemporary design is enhanced with built-in cabinetry, open-floor plan for easy entertaining, gorgeous heated porcelain floors throughout, and the natural light flooding into the home.
Upward Construction & Renovation Ltd.

More needs to be done to make tax shift palatable

2011-04-26T12:09:00.000-07:00

There are ways the federal and provincial government can undo the damage done to home builders with the HST

By Peter Simpson, Special to The Sun

April 23, 2011

It's been a while since I last expressed in this space an opinion about those three capital consonants that continue to generate much heated debate throughout B.C. - HST, the harmonized sales tax.

The two lawmakers who introduced this controversial tax to a surprised province - Gordon Campbell and his loyal lieutenant, Colin Hansen - are both out of the decision-making picture now. Premier Christy Clark, who had nothing to do with the introduction of the HST, and Kevin Falcon, the affable finance minister on whose plate the hot potato now precariously sits, are squinting in the blinding spotlight of the June 24 HST referendum. If you recall, I always opined that the HST would be beneficial to some industry sectors, giving B.C. businesses the tools to compete with other jurisdictions and, in doing so, create much-needed jobs. However, I was very concerned the HST made buying a new home a more expensive proposition, particularly for cash-strapped property virgins, and would fuel an already burgeoning underground economy in home renovation. Clearly, more work was needed to make the tax shift more palatable. The $400,000 exemption threshold for new homes, which the province's financial advisers undoubtedly copied from the Ontario model, was ridiculously low for high-priced B.C. regions such as Metro Vancouver and Victoria. When I first heard that number, I laughed, then damn-near cried. All in all, the handling of the HST announcement a couple years ago was one of the worst public-relations efforts I had ever witnessed - and I have been in and around the media since the late 1960s.

That said, Hansen - under intense pressure from organizations such as the Greater Vancouver Home Builders' Association (GVHBA), the Urban Development Institute and CHBA-Victoria - raised the exemption threshold to $525,000. This move helped many buyers of new homes, but a significant number of homes priced above that threshold are still on the hook for the HST. If you're waiting until after the referendum to buy a house, think twice. Even if the HST is overturned in some manner, it will still be some time before anything concrete will surface. By then, interest rates might have risen, offsetting any savings in tax. Falcon has indicated his government will consider adjusting the HST before the referendum in an effort to sway contrary public opinion. Here's an idea I have expressed many times. Slash the property transfer tax (PTT) on new homes. Currently PTT applies to both new and resale homes, while resale homes are not subject to the HST. Such a move would level the playing field. The construction of a new home fuels the economy, creating nearly three person-years of employment (2.8 direct and indirect full-time jobs for one year). The PTT, in place since 1987, is assessed at one per cent on the first $200,000 of purchase price, then two per cent on the balance. In 1987, the average price of a home of all types, both new and resale, was $112,000 in the Lower Mainland. Hard to believe, but true. Today it is about $570,000. Yep, the PTT is a lucrative cash cow for the province, but -in the interest of fairness -it is high time adjustments were considered. Now would be an ideal opportunity, Minister Falcon.Switching to federal policy, last week GVHBA chairman Todd Senft, an award-winning professional renovator and custom home builder, sent a letter to all Metro Vancouver candidates in the upcoming federal election. Senft asked them to consider three specific recommendations from the residential construction industry.

1) Adopt a single-threshold/full rebate approach for the GST new housing rebate across

Canada

, and commit to review and adjust the threshold over time in relation to new housing prices. The increase in the Statistics Canada New House Price Index between 1991 and mid-2009 was slightly more than 52 per cent. The current thresholds have been frozen for 19 years! It's time for a thaw, people!

2) Introduce a permanent 2.5 per cent GST home renovation tax rebate, available to all homeowners across

Canada

. Before the GST, the nine per cent federal sales tax applied only to the materials portion of home-renovation expenditures. Then, it represented approximately 2.5 per cent of the delivered cost of a contracted home renovation. The current GST taxes the same project at five per cent - twice the previous amount. This unfair treatment needs to be corrected, sooner than later.

3) Vigorously tackle the underground cash economy. Canada Revenue Agency has not assigned sufficient enforcement resources to ferret out and punish scofflaws. The feds promised to level the playing field for legitimate contractors who routinely file their tax returns and play by the rules. No meaningful action has been taken by lawmakers. The current system is ineffective in addressing the underground cash economy. It is extraordinary and unacceptable that homeowners who employ taxpaying contractors are being punished by a tax regime that encourages underground cash deals.

Hopefully, in the next Parliament, MPs of all political stripes will stand up for what's just for all Canadians, and not sit passively on their hands. As Mike Holmes would say, let's "make it right." Last week the GVHBA Renovation Council presented its second annual renOVATION Awards, recognizing excellence in home renovation design and construction across Metro Vancouver. Everyone has heard stories about renovation dreams turning into nightmares. I found it refreshing that 26 awards were presented to deserving professionals for their superb home-renovation projects, including condo makeovers, green renovations, accessible renovations and heritage restorations. The awards are showcased elsewhere in Westcoast Homes, but I wanted to mention one of the multiple winners, My House Design/Build Team. Owner Graeme Huguet, like other winners, took his team on stage to accept the awards. But Huguet also took his clients, whose broad smiles said it all. They were delighted with their home makeovers. Now that's a success story to be celebrated.

Peter Simpson is president and chief executive officer of the Greater Vancouver Home Builders' Association.

Simple Tips for Designing Great Spaces.

2011-04-04T08:11:00.000-07:00

By:
Catherine Brown, Principal
Kennedy Crawford Design

Contemporary kitchen that incorporates

vintage chalk board on a modern fridge

There is so much advice out there regarding interior design but the most important thing to remember is to keep it comfortable. There is nothing worse than a beautiful room that no one feels comfortable in and ends up never being used.(Might as well get those plastic covers for the sofas and a velvet rope across the entry!) A home is for living, it is not a museum. The best design doesn’t sacrifice liveability and function. It creates a welcoming space that is luxuriously simple. Pleasing the eye while not forgetting the realities of daily life. Also, let your house tell “your” story. If you travel make sure you pick up items on your trips to use as decor items in your home. They are uniquely beautiful and make for great conversation pieces. (I’ve even had a client bring back an antique stove from Italy for his kitchen renovation!) Also, try and shop antique stores, garage sales, consignment house/auctions, flea markets and unique little boutiques. (Makes for a great weekend outing too!) Don’t be afraid to paint a piece or recover a piece. (If that talent is not your thing, there are lots of great places in town that can do it for you affordably) I understand the great deals that can be found at big box stores such as Homesense but if you buy “everything” there, trust me...it will look like it.

Contemporary bath that incorporates vintage leaded glass and

modern polished chrome bath fixtures and old world marble with sleek glass

Retro wallpaper and lights with modern

bath faucet and very contemporary counter

A Vintage inspired dining room with a contemporary

drum-shade chandelier and cross table

The last bit of design advice I’m going to touch on is the 80/20 rule. If you are planning a renovation or just a room’s decor around a particular style, always allow for 20% of the design to incorporate elements of another style. For example, if you are planning a very modern space, it may look cold and not very inviting without some “soft” choices, cushions, throws, grasscloth wallpaper, an antique or two. If you generally hold the design to 80% of the space, it will keep it from overwhelming the space and allow for those touches that make a space distinctive. Serene neutral palettes are so graceful and relaxing but remember you can always punctuate these spaces with rich colors and textures.(eg. vases, accent pieces, artwork, woven baskets etc) Whether you find beauty in cutting edge modern or in vintage reclaimed, you can make it all come together with a stylish sophistication that creates harmonious balance.

Airtightness in Residential Construction

2011-03-21T13:00:00.000-07:00

Most all homeowners and potential home owners are aware of insulation’s “R-value”, but how much do you know about Air Tightness. Air tightness is often expressed as “ACH” (Air changes per hour) or equivalent leakage area. Up to 40% of an average North American home’s energy loss is a result of air leakage. A typical home built by today with little attention to detail could lead to have a combined size of a basketball and up to a manhole sized hole through the side of your home all year long. That’s like leaving a door or window wide open. This means higher energy costs to run your heating system to heat all the air to replace the lost air. Worse yet is this big hole is actually made up of numerous small holes and some of the paths to the exterior through the walls and other assemblies are indirect. This allows the interior air which typically contains more moisture to cool and potentially condense in the assembly. Using readily available materials and paying some attention to your home’s “envelope” that hole could be reduced to the size of a tennis ball or smaller. Although it is impossible to create a completely air-tight home, as air enters through locations such as door seals and fan and dryer exhausts, the active reduction of the “hole” not only saves in heating in the winter and cooling in the summer. It can also lead to a healthier and quieter home. Once you build an air tight home it is important to control the air changes which is most efficiently achieved by installing an “HRV” Heat recovery Ventilator.

The home’s building envelope seen in these photos was designed by Scott Croasdale of JRS Engineering. Constructed by Blackfish Homes this project was an extensive renovation taking the original home with its 8.18 ACH (Man-hole size) down to 1.31 ACH (tennis ball size) as confirmed with Hans Edstrand of SEED Consulting with the use of a blower or Fan door Test. This was accomplished with the use of Dow Building Solutions products seen in these photos, and spray foam in the attic and hard to reach areas. The main walls of the home were insulated using standard batt insulation to help reduce costs. The house was wrapped with “Dow Weathermate house wrap” functioning as the wall’s air barrier and sealed at all openings and penetrations. A layer of 1 ½” continuous rigid insulation was applied to the exterior walls to increase the R-Value and address thermal bridging of the framing.

“Attention to detail was the key to achieving the high levels of air tightness of this project” stated Robert Griesdale from Blackfish Homes.

“Improving the air tightness of the whole building during construction is one of the easiest and most cost effective ways to reduce energy consumption and improve comfort. It is far more costly and difficult to do after all your finishes are applied. Air leakage testing is mandatory is some jurisdictions and expected to be a requirement in our provincial building code in the near future. It is also expected that when homes are bought and sold its Energuide rating and annual energy consumption will be disclosed to the buyers. This may affect costs and sales but consumers will also come to realize that energy efficient homes are also more comfortable. “ Scott Croasdale of JRS Engineering

If you want to build a more energy efficient home or renovate your home and include energy improvements with your dreams, contact Blackfish Homes for a consultation

Top 25 grants and rebates for property buyers and owners

2011-03-14T09:07:00.000-07:00

1. Home Buyers’ Plan
Qualifying home buyers can withdraw up to $25,000 (couples can withdraw up to $50,000) from their RRSPs for a down payment. Home buyers who have repaid their RRSP may be eligible to use the program a second time. Canada Revenue Agency www.cra.gc.ca. Enter ‘Home Buyers’ Plan’ in the search box | 1.800.959.8287

2. GST Rebate on New Homes

New home buyers can apply for a rebate of the federal portion of the HST (the 5% GST) if the purchase price is less than $350,000. The rebate is up to 36% of the GST to a maximum rebate of $6,300. There is a proportional GST rebate for new homes costing between $350,000 and $450,000. Canada Revenue Agency www.cra.gc.ca. Enter ‘RC4028’ in the search box | 1.800.959.8287

3. BC New Housing Rebate (HST)

Buyers of new or substantially renovated homes priced up to $525,000 are eligible for a rebate of 71.43% of the provincial portion (7%) of the 12% HST paid to a maximum rebate of $26,250. Homes priced at $525,000+ are eligible for a flat rebate of $26,250. Try this online HST New Home Calculator Click Here for Further information about the new HST Rebate Program | 1.800.959.8287

4. BC New Rental Housing Rebate (HST)

Landlords buying new or substantially renovated homes are eligible for a rebate of 71.43% of the provincial portion of the HST, up to $26,250 per unit. http://www.hstinbc.ca/making_your_choice/faqs/new_housing_rebate | 1.800.959.8287

5. BC Property Transfer Tax (PTT) First Time Home Buyers’ Program
Qualifying first-time buyers may be exempt from paying the PTT of 1% on the first $200,000 and 2% on the remainder of the purchase price of a home priced up to $425,000. There is a proportional exemption for homes priced up to $450,000. BC Ministry of Small Business and Revenue www.rev.gov.bc.ca/rpt |

250.387.0604

6. First-Time Home Buyers’ Tax Credit (HBTC)
This federal non-refundable income tax credit is for qualifying buyers of detached, attached, apartment condominiums, mobile homes or shares in a cooperative housing corporation. The calculation: multiply the lowest personal income tax rate for the year (15% in 2010) x $5,000. For the 2010 tax year, the maximum credit is $750. Canada Revenue Agency www.cra.gc.ca/hbtc | 1.800.959.8281

7. BC Home Owner Grant
Reduces school property taxes by up to $570 on properties with an assessed value up to $1,150,000. For 2011, the basic grant is reduced by $5 for each $1,000 of value over $1,150,000, and eliminated on homes assessed at $1,264,000. An additional grant reduces property

tax by a further $275 for a total of $845 for seniors, veterans and the disabled. This is reduced by $5 for each $1,000 of assessed value over $1,150,000 and eliminated on homes assessed at $1,319,000+. BC Ministry of Small Business and Revenue www.rev.gov.bc.ca/hog or contact your municipal tax office.

8. BC Property Tax Deferment Programs
Property Tax Deferment Program for Seniors. Qualifying home owners aged 55+ may be eligible to defer property taxes.

Financial Hardship Property Tax Deferment Program. Qualifying low-income home owners may be eligible to defer property taxes.

Property Tax Deferment Program for Families with Children. Qualifying low income home owners who financially support children under age 18 may be eligible to defer property taxes.

BC Ministry of Small Business and Revenue www.sbr.gov.bc.ca and enter ‘Property tax deferment’ in the search box or contact your municipal tax office.

9. Canada Mortgage and Housing (CMHC) Residential Rehabilitation Assistance Program (RRAP) Grants
This federal program provides financial aid to qualifying low-income home owners to repair substandard housing. Eligible repairs include heating, structural, electrical, plumbing and fire safety. Grants are available for seniors, persons with disabilities, owners of rental properties and owners creating secondary and garden suites. www.cmhc-schl.gc.ca/en/co/prfinas/prfinas_001.cfm | 1.800.668.2642 | 604.873.7408

10. CMHC Mortgage Loan Insurance Premium Refund
Provides home buyers with CMHC mortgage insurance, a 10% premium refund and possible extended amortization without surcharge when buyers purchase an energy efficient mortgage or make energy saving renovations. www.cmhc.ca/en/co/moloin/moloin_008.cfm#reno | 604.731.5733

11. Energy Saving Mortgages

Financial institutions offer a range of mortgages to home buyers and owners who make their homes more energy efficient. For example, home owners who have a home energy audit within 90 days of

receiving an RBC Energy Saver™ Mortgage, may qualify for a rebate of $300 to their RBC account. www.rbcroyalbank.com/products/mortgages/energy-saver-mortgage.html | 1.800.769.2511

12. Low Interest Renovation Loans
Financial institutions offer ‘green’ loans for home owners making energy efficient upgrades. Vancity’s Bright Ideas personal loan offers home owners up to $20,000 at prime + 1% for up to 10 years for ‘green’ renovations. RBC’s Energy Saver loan offers 1% off the interest rate for a fixed rate installment loan over $5,000 or a $100 renovation on a home energy audit on a fixed rate installment loan over $5,000. For information visit your financial institution. www.vancity.com/Loans/BrightIdeas and www.rbcroyalbank.com and in the search box enter ‘energy saver loan’.

13. LiveSmart BC: Efficiency Incentive Program

Home owners improving the energy efficiency of their homes may qualify for cash incentives through this provincial program provided in partnership with Terasen Gas, BC Hydro, and FortisBC. Rebates are for energy efficient products which replace gas and oil furnaces, pumps, water heaters, wood stoves, insulation, windows, doors, skylights and more. The LiveSmart BC program also covers $150 of the cost of a home energy assessment, directly to the service provider. www.livesmartbc.ca/rebates | 1.866.430.8765

14. BC Residential Energy Credit

Home owners and residential landlords buying heating fuel receive a BC government point-of-sale rebate on utility bills equal to the provincial component of the HST. www.sbr.gov.bc.ca/documents_library/notices/HST_Notice_010.pdf or go to Google and in the search box type in ‘Residential Energy Credit rebate program.’ It is the first item. | 1.877.388.4440

15. BC Hydro Appliance Rebates

Mail-in rebates of $25 - $50 for purchasers of ENERGY STAR clothes washers, refrigerators, dishwashers, or freezers until March 31, 2011, or when funding for the program is exhausted. www.bchydro.com/rebates_savings/appliance_rebates.html | 1.800.224.9376

16. BC Hydro Fridge Buy-Back Program

This ongoing program rebates BC Hydro customers $30 to turn in spare fridges in working condition. www.bchydro.com/rebates_savings/fridge_buy_back.html | 604.881.4357

17. BC Hydro Windows Rebate Program
Pay no HST when you buy ENERGY STAR high-performance windows and doors. This offer is available until March 31, 2011. www.bchydro.com/rebates_savings/windows_offers/current_offers.html | 604.759.2759 for a free in-home estimate.

18. BC Hydro Mail-in Rebates/Savings Coupons

To save energy, BC Hydro offers rebates including 10 % off an ENERGY STAR cordless phone. Check for new offers and for deadlines. www.bchydro.com/rebates_savings/coupons.html | 1.800.224.9376

19. Fortis BC (formerly Terasen Gas) Rebate Program

A range of rebates for home owners include a $50 rebate for upgrading a water heater, $150 rebate on an Ener-Choice fireplace (both good until March 31, 2011) and a $1,000 rebate for switching to natural gas (from oil or propane) and installing an ENERGY STAR heating system (good until February 29, 2012). http://www.fortisbc.com/NaturalGas/Homes/Offers/Pages/Residential-Water-Heater-Program.aspx |

1.888.224.2710

20. Fortis BC (formerly Terasen Gas) Efficient Boiler Program

For commercial buildings, provides a cash rebate of up to 75% of the purchase price of an energy efficient boiler, for new construction or retrofits. http://www.fortisbc.com/NaturalGas/Business/Offers/Pages/default.aspx | 1.888.477.0777

21. City of Vancouver Solar Homes Pilot

This rebate of $3,000 (about 50% of the cost) is for a Vancouver home owner upgrading to a solar hot water system from a gas system. Offered by the City of Vancouver, SolarBC, Terasen Gas and Offsetters on a first come, first served basis until March 2011 or until the City reaches its target of 30 solar homes. www.vancouver.ca/sustainability/SolarHomes.htm | 604.873.7748

22. City of Vancouver Rain Barrel Subsidy Program

The City of Vancouver provides a subsidy of 50% of the cost of a rain barrel for Vancouver residents. With the subsidy, the rain barrel costs $75. Buy your rain barrel at the Transfer Station at 377 W. North Kent Ave., Vancouver, BC. Limit of two per resident. Bring proof of residency. www.vancouver.ca and in the search box enter ‘rain barrel program.’ 604.736.2250. Other municipalities have similar offers.

23. Vancity Green Building Grant

In partnership with the Real Estate Foundation of BC, Vancity provides grants up to $50,000 each to qualifying charities, not-for-profit organizations and co-operatives for projects which focus on building renovations/retrofits, regulatory changes that advance green building development, and education to increase the use of practical green building strategies. www.vancity.com/MyCommunity/NotForProfit/Grants/ActingOnClimateChange GreenBuildingGrant | 604.877.7000

24. Local Government Water Conservation Incentives
Your municipality may provide grants and incentives to residents to help save water. For example, the City of Coquitlam offers residents a $100 rebate and the City of North Vancouver, District of North Vancouver, and District of West Vancouver offer a $50 rebate when residents install a low-flush toilet. Visit your municipality’s website and enter ‘toilet rebate’ to see if there is a program.

25. Local Government Water Meter Programs
Your municipality may provide a program for voluntary water metering, so that you pay only for the amount of water that you use. Delta, Richmond and Surrey have programs and other municipalities may soon follow. Visit your municipality’s website and enter ‘water meter’ to find out if there is a program.

Roofing in a Rainforest

2011-03-01T16:16:00.000-08:00

An aging roof is a dangerous thing: from the street, the sidewalk, or the yard, you can't see the finer details that are tell-tale signs of decay and a possible leak.

Discolouration and staining will be the only easily visible signs, along with buckling shingles and sometimes lost granules on the surface of the shingle (which you can or can't always see from a distance). A roof doesn't necessarily have to be old to need replacing; gutter drains and valley runoffs are prime spots for premature aging due to algae and moss buildup, slowing water egress and causing backing up and decay. This is a nasty accelerator to the damaging process, and can be easily averted with the use of downspouts and metal channels.

With a new roof install, ventilation and proper flashing methods are key, so is the underlay process, along with the time and care taken to produce a quality result that will last into the decades rather than just years.

Starting with a good quality shingle is first and foremost such as the Highlander or Northwest XL series from Malarkey. These products can also come with a built in algae blocker option to stop the build up of organics growing on your new roof. All exposed nails should be caulked, step flashings at skylights and walls should be cut back to sufficiently allow water channeling and prevent moss and debris build-up, skylights should be counter flashed before glass lid installation, vents should not be nailed in corners exposed to bidirectional water flow from the surrounding roof surface, and foot traffic on newly installed shingles should be minimized when warm outside. Ridge venting should be shingled well up under the plastic product and given plenty of capping overhang to prevent nails in the roof being exposed through the ridge venting fins, causing leaks. Also, ridge venting should be nailed down with a sufficient length nail separate from the shingle nails so as to bite through all layers and into the roof deck.

The roof deck and underlay are just as important as the shingles themselves: the deck should be solid, free of sag between trusses, and have new plywood replaced in areas where previous rot has begun. OSB is an oft-used sheathing for roof decks on new construction as part of a budget-conscious project, but will swell and soften if it ever meets water or condensation. Tar paper is the traditional and cheaper choice to underlay a roof surface, using a combination of 30 lb. paper to protect eaves and valleys and 15 lb. over the remaining deck area. It sometimes does the job, but a premium underlay is available from GAF Elk that is waterproof, breathable, UV resistant, and can stand up to independent exposure before shingling for a period of months. This synthetic covering is an amazing product that roofers everywhere are quickly making their first choice and recommending to customers.

We live in the rainiest part of Canada, and perhaps North America. One can't be too careful to ensure that they're hiring an expert who knows a good solid roof versus a merely sufficient one. Having years of experience in re-roofing, new construction, and leak-seeking/repairs, Hamilton Roofing Co. can provide you with a solid product that will allow you to rest your mind, knowing you've made the right choice for your quality installation.

Happy Roof Shopping!

Sincerely,

Darrel Hamilton

Benefits of Radiant Heating

2010-06-04T15:31:00.000-07:00

More and more home owners are selecting radiant heating to heat part or all of their new homes and renovations.

Radiant heating is typically delivered in two forms:

Electrical such as “Nu-Heat”
Most often used in smaller applications such as bathrooms and kitchens under tile floors.
Hydronic (water)
Used on large scale applications such as entire homes. The water is generally heated with a gas fired boiler or a air to water heat pump.

Either way, radiant heating is one of the most comfortable and efficient way of heating your home. With heat distributed evenly throughout the entire room, no spot in the room is ever too cool, too hot, or too drafty.

For these systems to work the best in larger scale projects they should always be coupled with an “HRV” (Heat Recovery Ventilation Unit) this allows the air to be moved around the space creating a more even and constant temperature, along with giving the occupants clean fresh air.

Radiant Heating versus Conventional Heating.

Radiant heating systems are more efficient to operate than electric baseboard units because all of the heating energy is directed to the living space, not heating air along the walls.
With no large amounts of air blown around the room, dust, pollen, and other contaminants are considerably reduced.
As there are no air vents or baseboard heaters in the room, you can arrange your furniture as you wish.
Silent and odorless
No regular cleaning of filters or ducts required.
No outdoor venting required.(electric application only)

Custom home builder, Blackfish Homes recently competed a substantial renovation in Burnaby using a high efficiency boiler and in-floor radiant heat. Read more about this gold-rated Built Green home on their Fish Stew Blog.

GVHBA GST Proposals on Housing Affordability

2010-05-29T10:17:00.000-07:00

In the May 29, 2010 edition of the Vancouver SUN, CEO of the Greater Vancouver Home Builders' Association , Peter Simpson wrote an article on the effects of the proposed HST on the the residential construction industry entitled; Housing affordability and the Hated Sales Tax.

In the article Simpson points out that the HST is expected to benefit some industry sectors, but consumers are choked at the prospect of paying more for products and services. From the residential construction industry's standpoint, the HST will negatively impact buyers of new homes priced above $525,000, and will most assuredly drive deeper the already burgeoning underground cash economy in home renovation.

"While the federal government has enacted positive changes affecting the economy and the residential construction industry, more should be done.

I recently sent to all Metro Vancouver members of parliament a letter, which included recommendations to enhance housing affordability and choice."

Victor Fiume, president of the Canadian Home Builders' Association, refers to the current reality going forward as the "new normal."

The following proposals to the MPs are intended to protect housing affordability and choice:

Adopt a single threshold/full rebate for the GST New Housing Rebate across Canada and commit to review and adjust the threshold level over time. GST thresholds have been frozen for 19 years, and only 0.2 per cent of Metro Vancouver families qualify for the full rebate. Meanwhile, government-imposed costs account for about 20 per cent of the total price of a new home.
Introduce a permanent 2.5-per-cent GST Home Renovation Tax Rebate available to all homeowners, regardless of the cost of the renovation. Homeowners who undertake renovations must pay GST. The temporary Home Renovation Tax Credit proved very successful by restoring fairness to tax levels and encouraging homeowners to deal with legitimate, tax-remitting contractors.
Vigorously tackle the underground cash economy. Governments at all levels are losing billions of dollars annually due to underground cash operators. The Canada Revenue Agency admitted its current system, the Contract Payment Reporting System, is not effective against the underground economy.

Peter Simpson is the chief executive officer of the Greater Vancouver Home Builders' Association. E-mail peter@gvhba.org.

Source: Vancouver Sun
More at: Housing affordability and the Hated Sales Tax

Working With Your Contractor

2010-05-12T19:35:00.000-07:00

The GVHBA has an excellent website on working with contractors at www.hiringacontractor.com.

The website provides valuable information and resources on building permits and inspections, insurance, warranties, contracts, pricing, and how to ensure you are dealing with a reputable contractor.

Get it in Writing

One of the key points they emphasize is to 'Get it it writing'. While you may save a few bucks initially by paying cash to an underground contractor, the job could end up costing you a lot more than you bargained for if things go sour. Working without a written contract in place means you take on all the risk for an incomplete or botched job, with no legal recourse.

"Professional contractors always work with a proper, written contract. A contract spells out a clear project plan and what you and your contractor have agreed to. It is the best way to protect yourself and ensure things go as planned – and a valuable part of what a professional contractor provides"

Your Contract Should Include:

A full description of the work, including the materials and products to be used
Dates when the work will start and be completed
A clear payment schedule that lays out when and how much you will be charged
Required lien holdbacks
The contractor’s warranty detailing what is covered and for how long
Confirmation that the contractor has business liability coverage for your project
Workers’ Compensation coverage is in place

Download the GVHBA project checklist, a sample contract, as well as their free brochure at Projects Done Right: Hiring a Professional Contractor.

HST New Housing Rebate

2010-05-08T16:45:00.000-07:00

While it's pretty much common knowledge that the new HST will go into effect on July 1/2010, less widely known is the HST New Housing Rebate provided by the BC government.

BC will provide a rebate for new housing or substantial renovation purchased as a primary residence to ensure that, on average, purchasers of new homes up to $525,000 do not pay any additional tax due to harmonization. That is, they will pay no more in provincial HST than is currently embedded as PST in the price of a new home.

The rebate is available whether the new housing is to be owner occupied or rented.

Purchasers of eligible new homes above $525,000 will be eligible for a rebate of $26,250 (i.e. a rebate on the first $525,000 of value).

So buying a new home under $525,000 won't cost you any more after July 1. Homes costing $1 million will see a net increase of approximately 2%. You can calculate exactly how much tax you will pay with the New Home HST Calculator on the New Housing Rebate page of the BC government's website. Follow this link for the available forms and publications.

Built Green Program Expands across Canada

2010-05-05T09:04:00.001-07:00

Non-profit Built Green Canada – which has enrolled 13,465 homes in Alberta and British Columbia since 2004 – will soon be helping home builders across Canada construct homes with a lighter environmental footprint.

“The Built Green™ Program was created by builders so there is a lot less cost and complexity involved to deliver a home with superb environmental performance,” David Bengert, President of Built Green Canada, said today.

“We have been encouraged to expand so builders and homeowners in other provinces can share the benefits.”

“Built Green is exactly the kind of program needed to move green design into the mainstream,” says Derek Satnik, managing partner of award-winning Mindscape Innovations (www.mi-group.ca) in Kitchener, Ontario, which designs and certifies environmentally and technologically advanced homes, businesses and communities.

“By using the Built Green checklist and catalogue, companies of all sizes can build homes that are comfortable in any climate, have better air quality, lower utility bills and a solid resale value.”

Built Green is a voluntary program that offers building standards, mandatory builder training and third-party testing, inspections and audits. It encourages homebuilders to use technologies, products and practices that will provide greater energy efficiency and reduce pollution; provide healthier indoor air; reduce water usage; preserve natural resources; and improve durability and reduce maintenance. Certified builders select items from a checklist of green criteria posted on the Built Green Canada website to meet Bronze, Silver, Gold and Platinum achievement levels. Natural Resources Canada’s EnerGuide for New Homes is the mandatory energy efficiency component of the Built Green™ certification.

The Built Green™ Program adds value to new home construction by promoting and recognizing practices and products that represent resource-efficient and environmentally friendly construction. This includes encouraging the use of wood, and recognizing wood or wood-based products certified to all of the third-party certification programs used in Canada – the Sustainable Forestry Initiative, the Canadian Standards Association, the Forest Stewardship Council and the Programme for the Endorsement of Forest Certification systems.

Contact Built Green Certified builder: Blackfish Homes and Construction Ltd. at 604-980-0814.

GVHBA Open House: A Showcase of New Homes

2010-05-04T16:34:00.000-07:00

The Greater Vancouver Home Builders’ Association (GVHBA) is presenting another popular consumer event from May 13th to May 16th:

Highlighting the latest advancements in architecture, design, construction technology and energy efficiency.

Some of the region’s most prominent builders will feature 50 decorated and furnished showhomes at 22 homesites in

Abbotsford
Burnaby
Coquitlam
Fort Langley
Langley
Maple Ridge
North Delta
North Vancouver
Surrey

The primary Open House sponsor is the Homeowner Protection Office, a branch of BC Housing and the provincial body responsible for licensing residential builders.

The four-day event offers a broad range of home types and prices, from a stylish Langley condo priced at $199,900 to a luxurious, custom-built Coquitlam home valued at more than $1 million. You can even tour an 8,300 sq. ft. country house in an equestrian-themed community in rural Langley, where estate-sized building lots are offered for $529,900.

Features include sumptuous and spacious kitchens, lavish spa-like bathrooms, designer colours, vaulted ceilings, resort-style amenity facilities and a wealth of other creature comforts.

Open House Hours:

Thursday and Friday 1-5 p.m.
Saturday and Sunday 12 noon-5 p.m.

Some showhomes might not be open Friday, so please confirm with the builder before visiting.

More at: GVHBA Open House: A Showcase of New Homes

GVHBA Spring into Home Renovation Seminar

2010-05-02T14:56:00.000-07:00

Thursday, May 13, 2010
7:00 PM - 9:00 PM

Croatian Cultural Centre
3250 Commercial Drive
Vancouver, BC

Homeowners considering renovations can obtain creative ideas from the internet, television, newspapers and magazines, but careful planning is needed to de-mystify the renovation process.

To help homeowners make informed decisions, the Greater Vancouver Home Builders' Association (GVHBA) is presenting its popular spring home renovation seminar. The seminar is sponsored by BC Hydro, Canada Mortgage & Housing Corporation and Terasen Gas. Last year, more than 300 homeowners registered for the seminar.

Homeowners 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. Presenters include award-winning renovators, a construction lawyer senior municipal building official and interior designer.

Seminar registrants are encouraged to arrive at 5 p.m. to view the many displays of renovation-related products and services, and discuss their renovation plans with the experts.

Seminar attendees will learn about RenoMark, an industry-led national program designed to provide greater confidence to homeowners when hiring renovation contractors. To be accepted into the program, contractors are obliged to abide by a 10-condition code of conduct.

There is ample onsite parking and lots of door prizes. Although the seminar is free, attendees are asked to contribute a non-perishable food item for the Greater Vancouver Food Bank Society.

Pre-registration is required. E-mail christine@gvhba.org or call 778-565-4288.

LiveSmart BC Energy Efficiency Program Extended

2010-05-02T10:41:00.000-07:00

The BC government has re-opened the popular LiveSmart BC home energy rebate program for new participants starting April 1, 2010. This program grants BC homeowners rebates of up to $5,000 and more for home energy improvements. To qualify you need a home energy audit before you upgrade.

Tens of thousands of British Columbians have displayed their committment to home energy efficiency through their participation in the LiveSmart BC: Efficiency Incentive Program.

Because of the resounding success of the program, the Province is extending the incentives in partnership with provincial utility providers BC Hydro, Terasen Gas and FortisBC.

You can join your neighbours across B.C. who are saving money and reducing energy use by accessing these incentives. Find out more at LiveSmart BC.

Kitchen Renovation Checklist

2010-05-02T10:17:00.000-07:00

From improving poor layouts and inadequate lighting, to simply replacing worn-out fixtures or cabinetry, kitchen renovations are among the most popular home renovation projects.

If you're thinking about renovating your kitchen, Canada Mortgage and Housing Corp. has a variety of questions you may want to ask yourself first to make sure your renovation is a success, including:

How much work and storage space do you need? Is an eating area in the kitchen important to you? What are the traffic patterns like? And does the kitchen meet the needs of everyone in the household, including anyone with special needs?
Are there any existing structural problems in or around the kitchen? Will removing or installing any walls or windows require any special details?
Do the existing fixtures and appliances have years of useful life left? Do you like their style and features, and are they energy efficient? Do you have adequate general and task lighting?
Are your existing cabinets or countertops damaged? Do they no longer suit your needs?
Do any of the finishes or surfaces have moisture damage, visible mould, water stains or blistered or peeled paint? Is any caulking or grout cracked or missing? Has there been condensation on the windows, walls or ceiling?
Are there enough electrical outlets and circuits for current and future needs?
Is your existing plumbing service and water pressure adequate? Do the drains flow quickly? Are there any leaks or evidence of water damage?
Is the room comfortable and easy to heat? Do you have an exhaust fan ducted to the outside, which doesn't lead to backdrafting of an oil or wood stove, furnace or water heater? Is the air fresh, clean and free of lingering musty smells?
Do your current finishes need to be replaced because of wear or styling? Will your new materials and finishes be durable, low odour and low in chemical emissions?
Finally, are any special skills required that should lead you to consider hiring a professional renovator or subcontractors?

For more information or a free copy of the "About Your House" fact sheet on Renovating Your Kitchen or other fact sheets on virtually every facet of owning, maintaining or renovating your home, visit www.cmhc.ca or call CMHC at 1-800-668-2642.

How to Check your Contractors Insurance Coverage

2010-05-02T10:09:00.000-07:00

Before you hire a contractor, subcontractor, or business obtain a clearance letter to ensure they are registered with the WCB and paying regular premiums.

If the business you hire is not registered or not making its payments to WorkSafeBC, you could be liable for insurance premiums owing in connection with the work or service being performed on your behalf. That's why you should always obtain a clearance letter before a business or contractor starts working for you and again before you make the final payment.

You can search for the clearance status of any firm registered for insurance coverage with WorkSafeBC and then print a clearance letter. The letter tells you whether the business, contractor, or subcontractor you plan to hire is registered with WorkSafeBC and paying its premiums as required.