Tuesday, September 9, 2008
A New Listing!
For any of you who may indeed be contemplating the purchase of a newer townhome in the Greater Toronto Area, here is a newer listing that may well be of interest. The property in question is a " Free-hold " townhome, with a small condominium component (in the way of both the shared laneway leading to the parking spots and some of the shared walk-ways contained within the site). The property is just over 1400 sq. feet, and includes 2 bedrooms and a den. The original Buyers have opened up both the 2nd bedroom (to make it usable as a Den and/or media room) and the Master bedroom, which gives this townhouse a much bigger and more luxurient feel then some of it's immediate neighbors. Given that interior space is always a pertinent issue in these kinds of properties -- opening up the unit has made a world of difference to both the feeling of space within the property, and it's resultant flexibility in terms of potential use.
The property also includes one parking spot, a large front porch, and an even larger roof-top terrace. Gas, water and electricity are also available on the terrace, to enable owners to make the most of these outdoor areas.
As for location, this property is located within the small and thriving community of " Corktown. " Corktown in turn is located on the lower east side of the City and/or just north of " the Distillery District " proper. As the address suggests, the property does have a Queen St. East address -- but is nevertheless tucked into a small East facing court-yard over-looking a number of trees contained within some of the neighboring yards. In consequence, the property feels both quiet and nicely secluded within it's small little courtyard, while also being connected to the excitement and vitality of Queen St. East.
Should any of you have any further questions about the above noted property, please feel free to contact me directly at either thoeher@trebnet.com and/or (416) 879-1076 (my cell).
Monday, August 25, 2008
What's Going on " Down Below? "
Never mind that -- this is a " family oriented " condominium related BLOG, which means you're not going to get any of that -- here (sorry about that).
The issue I'm referring to visa vie this purposefully compelling title, is another one of those " un-spoken " and/or un-talked about issues implicit to the purchase of a new and/or as yet to be built Condominium: ie./ The issue of what the Builder / Developer potentially intends to do with the real estate located on the main and/or ground level of the condominium. Sometimes this area is dedicated to Lobby space, to bicycle storage and/or a mail-box room. Where there is a concierge, this area may also include some provisions (such as a counter and/or desk etc....) for same.
Alternatively -- some Developers incorporate ground floor residential units on the first floor, although such units (if included) are usually discounted to reflect some of the less than desirable aspects associated with this circumstance. ie./ Ground floor units are usually perceived as less secure (especially by women), and in consequence need to be discounted to encourage potential purchasers. Moreover, ground floor units often have less than ideal views and/or vantage points (in terms of both elevation and exposure) which also compromises their value relative to other more desirable units (ie./ anything above ground level). In other words, you're usually only likely to see ground floor residential units sold within Developments where there is something about the grounds and/or ground level area that helps to mitigate against most of these draw-backs (ie./ where there might be gardens and/or a court-yard associated with the Development etc....).
As a result -- what you have in most cases (especially those cases where the Condominium is being developed in a highly Urban area and/or on a major street / etc...) is a ground level area with a number of units dedicated as " Commercial Space. " In such cases, the Developer / Builder retains the right (privalege) to sell and/or lease these units to whomever he likes, pending certain loosely defined criteria. ie./ Usually the condominium documents will suggest that such units will be leased and/or sold to service related interests which will hopefully be of benefit to the Condominium owners (ie./ things such as Dry Cleaners, small variety stores and/or video rental outlets etc....). That said, many of these Commercial arrangements are often amongst the last to be consummated, and consequently aren't usually known about (by the initial residential purchasers) until well after they've made their own buying decisions.
What all of this means to an initial Buyer then -- is that there is some risk (however small) that the kinds of Commercial properties and/or interests that will eventually inhabit the lower floor(s) of a condominium property aren't always known about until well after the initial Buyers have taken possession. In most cases this isn't problemmatic, as long as the Condominium Developer in question remains conscientious about the kinds of Commercial tenants and/or Owners they allow into the property, but if and where this goes awry -- the consequences can be both problmemmatic and/or consequential. ie./ I know of one Developer / Builder for example who apparently made initial arrangements with the Municipal government here in Toronto to allow for a needle exchange site and methodone clinic to occupy a property within one of their buildings. Needless to say -- they never made this information available to their residential Buyers, and just sort of sprung it on them once the project was finished. Apparently, one of the concessions they made to secure the property right up front was to agree to this contingency -- which they didn't however feel obliged to share with Buyers prior to registration. Needless to say, a great many of the Buyers were upset by this, as the relative value or their units (not to mention their related quaility of life) was indeed effected by this arrangement.
Hence -- make sure to check your' Condominium Documents carefully (within your' 10 day rescission period) / grill your' Developer - Builder ahead of time / and if and when necessary -- include a condition within your' initial offer which protects you from this kind of under-handed / duplicitous behaviour. As I've stated in previous Blog up-dates, one of the critical things to consider when contemplating the purchase of a new Condominium property is the nature and reputation of the Developer(s) under consideration. It is my experience over the last 10 years or so, that the better Developers don't engage in this kind of duplicitous chicanery, where-as some of the middle tier Developers and/or their lesser-lites, can and sometimes do resort to this kind of behavior. What you don't know can indeed hurt you, and given that buying a newer Condominium is indeed like being a silent partner with a vastly complex business proposition (the construction of a large scale building), the more you know and/or can find out up front -- the better off you're likely to be. Moreover, if and when you can't know up-front what might be in store down the road, it may well be worth creating contingencies (and/or conditions / clauses etc...) within your' initial offer that can at least balance the equation somewhat. Caveat Emptor is not only a refrain for duplicitous Sellers to hide behind -- it can and ought to be a shield against some of the very real and possible issues that may lurk in the weeds just outside of the Condominium buying experience. That said -- it can only become a shield if in fact you use it. Hence -- it really ought to be one of the components of your' condominium buying arsenal, right along with your' skeptical good nature, your' critical business sense, and of course you're check-book.
The issue I'm referring to visa vie this purposefully compelling title, is another one of those " un-spoken " and/or un-talked about issues implicit to the purchase of a new and/or as yet to be built Condominium: ie./ The issue of what the Builder / Developer potentially intends to do with the real estate located on the main and/or ground level of the condominium. Sometimes this area is dedicated to Lobby space, to bicycle storage and/or a mail-box room. Where there is a concierge, this area may also include some provisions (such as a counter and/or desk etc....) for same.
Alternatively -- some Developers incorporate ground floor residential units on the first floor, although such units (if included) are usually discounted to reflect some of the less than desirable aspects associated with this circumstance. ie./ Ground floor units are usually perceived as less secure (especially by women), and in consequence need to be discounted to encourage potential purchasers. Moreover, ground floor units often have less than ideal views and/or vantage points (in terms of both elevation and exposure) which also compromises their value relative to other more desirable units (ie./ anything above ground level). In other words, you're usually only likely to see ground floor residential units sold within Developments where there is something about the grounds and/or ground level area that helps to mitigate against most of these draw-backs (ie./ where there might be gardens and/or a court-yard associated with the Development etc....).
As a result -- what you have in most cases (especially those cases where the Condominium is being developed in a highly Urban area and/or on a major street / etc...) is a ground level area with a number of units dedicated as " Commercial Space. " In such cases, the Developer / Builder retains the right (privalege) to sell and/or lease these units to whomever he likes, pending certain loosely defined criteria. ie./ Usually the condominium documents will suggest that such units will be leased and/or sold to service related interests which will hopefully be of benefit to the Condominium owners (ie./ things such as Dry Cleaners, small variety stores and/or video rental outlets etc....). That said, many of these Commercial arrangements are often amongst the last to be consummated, and consequently aren't usually known about (by the initial residential purchasers) until well after they've made their own buying decisions.
What all of this means to an initial Buyer then -- is that there is some risk (however small) that the kinds of Commercial properties and/or interests that will eventually inhabit the lower floor(s) of a condominium property aren't always known about until well after the initial Buyers have taken possession. In most cases this isn't problemmatic, as long as the Condominium Developer in question remains conscientious about the kinds of Commercial tenants and/or Owners they allow into the property, but if and where this goes awry -- the consequences can be both problmemmatic and/or consequential. ie./ I know of one Developer / Builder for example who apparently made initial arrangements with the Municipal government here in Toronto to allow for a needle exchange site and methodone clinic to occupy a property within one of their buildings. Needless to say -- they never made this information available to their residential Buyers, and just sort of sprung it on them once the project was finished. Apparently, one of the concessions they made to secure the property right up front was to agree to this contingency -- which they didn't however feel obliged to share with Buyers prior to registration. Needless to say, a great many of the Buyers were upset by this, as the relative value or their units (not to mention their related quaility of life) was indeed effected by this arrangement.
Hence -- make sure to check your' Condominium Documents carefully (within your' 10 day rescission period) / grill your' Developer - Builder ahead of time / and if and when necessary -- include a condition within your' initial offer which protects you from this kind of under-handed / duplicitous behaviour. As I've stated in previous Blog up-dates, one of the critical things to consider when contemplating the purchase of a new Condominium property is the nature and reputation of the Developer(s) under consideration. It is my experience over the last 10 years or so, that the better Developers don't engage in this kind of duplicitous chicanery, where-as some of the middle tier Developers and/or their lesser-lites, can and sometimes do resort to this kind of behavior. What you don't know can indeed hurt you, and given that buying a newer Condominium is indeed like being a silent partner with a vastly complex business proposition (the construction of a large scale building), the more you know and/or can find out up front -- the better off you're likely to be. Moreover, if and when you can't know up-front what might be in store down the road, it may well be worth creating contingencies (and/or conditions / clauses etc...) within your' initial offer that can at least balance the equation somewhat. Caveat Emptor is not only a refrain for duplicitous Sellers to hide behind -- it can and ought to be a shield against some of the very real and possible issues that may lurk in the weeds just outside of the Condominium buying experience. That said -- it can only become a shield if in fact you use it. Hence -- it really ought to be one of the components of your' condominium buying arsenal, right along with your' skeptical good nature, your' critical business sense, and of course you're check-book.
Monday, August 18, 2008
References -- that might be helpful.
Given that it's 100 degrees out there -- and I too want to get out and enjoy the last of the Summers' rays, I figured I'd offer you a number of reference options, which will hopefully expand your' capacity to ellicit some pertinent information (about construction / architecture and condominiums etc...) for yourself.
First amongst these is a programme which appears every saturday at 5:30 pm on PBS (and/or channel 18 -- if you live in the Toronto area). This old house is one of the original progenitors of the current spate of " home renovation " programs, and as such has a compelling educational aspect to it which should prove beneficial to viewers irrespective of the kind of property purchase (and/or renovation) they might be contemplating. A lot of the topics they deal with tend to be about things like structural issues, plumbing and heating up-grades and architectural styling(s) etc.... but they also deal with interior design issues, the cost benefits of certain up-grades and exterior and/or land-scapping concerns. All in all -- the show is quietly informative, informal in nature and very (very) addictive and/or habit forming (even if you don't own a hammer). They've been around for over 20 years -- and hence also publish a magazine, but the show is definitely the more appealing and compelling format in which to experience the " THIS OLD HOUSE " phenomenon.
For anyone more interested in things related to architecture, interior design, and the vast variety of condominium and/or home alternative(s) out there, two magazine's I'd highly recommend would include both Dwell Magazine (out of San Francisco) and AZURE magazine which is published right here in Toronto. Both deal with a wide array of topics via their monthly periodicals -- and hence there is almost always something of interest to the general reader. Both magazines also tend to cover a lot of what's new / interesting and/or theoretically significant in the world of Green Developments (especially as they relate to construction etc....) which again makes them significant to anyone potentially contemplating the purchase of a newer condominium. DWELL tends to venture internationally for a lot of their stories and features, where-as AZURE magazine is probably a little more domestic or Canadian in flavor -- but outside of this minor nuance, both magazines are great places to read about a lot of what is pertinent in the design, building and architectural communities.
For something a little more specific -- both in terms of subject material and bias, another magazine I'd highly recommend is " Canadian Architect magazine. " Although this periodical often times tends to be a little overly (and/or overtly) specific to the Architectural community per se, they do an Awards edition every year (in December / January) which highlights all that is best in the Canadian Archtitectural scene over the past year. As a lot of the projects which get reviewed (and awarded with praise) include newer condominium and/or housing options -- this edition should be must reading for anyone who takes their purchase of a NEWER property seriously. Despite the obvious and specific nature of this magazine, the writing and content of the articles is such that anyone (including myself) can easily comprehend same. Hence -- don't be intimidated by the nature and/or cost of the magazine, especially when and if you're hunting for the above noted (yearly) edition.
And now -- while the Sun is still high in the Sky and the Rays are still easy to attain, I'm afraid I have to go out and make myself available to all that free vitamin " D " laden radiation. Like my Broker keeps telling me, it's all about the TAN.
Oh Yah! Just in case you'd like to check out some of the attendent websites re: any of the above you can find same at,
1) This Old House -- www.ThisOldHouse.com
2) Dwell Magazine -- www.dwell.com
3) Azure Magazine -- www.azuremagazine.com, and
4) Canadian Architect Magazine -- www.cdnarchitect.com
" Shante' "
First amongst these is a programme which appears every saturday at 5:30 pm on PBS (and/or channel 18 -- if you live in the Toronto area). This old house is one of the original progenitors of the current spate of " home renovation " programs, and as such has a compelling educational aspect to it which should prove beneficial to viewers irrespective of the kind of property purchase (and/or renovation) they might be contemplating. A lot of the topics they deal with tend to be about things like structural issues, plumbing and heating up-grades and architectural styling(s) etc.... but they also deal with interior design issues, the cost benefits of certain up-grades and exterior and/or land-scapping concerns. All in all -- the show is quietly informative, informal in nature and very (very) addictive and/or habit forming (even if you don't own a hammer). They've been around for over 20 years -- and hence also publish a magazine, but the show is definitely the more appealing and compelling format in which to experience the " THIS OLD HOUSE " phenomenon.
For anyone more interested in things related to architecture, interior design, and the vast variety of condominium and/or home alternative(s) out there, two magazine's I'd highly recommend would include both Dwell Magazine (out of San Francisco) and AZURE magazine which is published right here in Toronto. Both deal with a wide array of topics via their monthly periodicals -- and hence there is almost always something of interest to the general reader. Both magazines also tend to cover a lot of what's new / interesting and/or theoretically significant in the world of Green Developments (especially as they relate to construction etc....) which again makes them significant to anyone potentially contemplating the purchase of a newer condominium. DWELL tends to venture internationally for a lot of their stories and features, where-as AZURE magazine is probably a little more domestic or Canadian in flavor -- but outside of this minor nuance, both magazines are great places to read about a lot of what is pertinent in the design, building and architectural communities.
For something a little more specific -- both in terms of subject material and bias, another magazine I'd highly recommend is " Canadian Architect magazine. " Although this periodical often times tends to be a little overly (and/or overtly) specific to the Architectural community per se, they do an Awards edition every year (in December / January) which highlights all that is best in the Canadian Archtitectural scene over the past year. As a lot of the projects which get reviewed (and awarded with praise) include newer condominium and/or housing options -- this edition should be must reading for anyone who takes their purchase of a NEWER property seriously. Despite the obvious and specific nature of this magazine, the writing and content of the articles is such that anyone (including myself) can easily comprehend same. Hence -- don't be intimidated by the nature and/or cost of the magazine, especially when and if you're hunting for the above noted (yearly) edition.
And now -- while the Sun is still high in the Sky and the Rays are still easy to attain, I'm afraid I have to go out and make myself available to all that free vitamin " D " laden radiation. Like my Broker keeps telling me, it's all about the TAN.
Oh Yah! Just in case you'd like to check out some of the attendent websites re: any of the above you can find same at,
1) This Old House -- www.ThisOldHouse.com
2) Dwell Magazine -- www.dwell.com
3) Azure Magazine -- www.azuremagazine.com, and
4) Canadian Architect Magazine -- www.cdnarchitect.com
" Shante' "
Monday, August 11, 2008
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