Anne 's Blog

Toronto Urban Infill: Existing Laneway Dwellings

2008-06-05T18:23:38Z

Laneway housing is very much an existing part of the urban Toronto fabric. Densification of neighbourhoods is achieved through redevelopment of infill lots and laneway dwellings, which are often architectural icons that are unique, exciting and multi-layered on the existing historical context. Old Central Toronto laneway system offers multitude of possibilities of densifying neighbourhoods at a humane scale. Typically these homes sit on lots with challenging site constraints ranging approximately 16ft x 60ft.

Here are a sampling of urban infill residences in the inner city core of Toronto to share :

328 Euclid Ave by Levitt Goodman Architects

238 Euclid - Before

Adam Fleming House by Levitt Goodman

83A Marlborough Avenue by Drew Mandel Design

Laneway House by Shim-Sutcliffe Architects

12 Cassels by Reigo and Bauer

12 Cassels - Before

54 Croft Street by Kohn Shnier Architect

54 Croft Street - Before

22 Grange Pachter House by Teeple Architects

22 Grange - Before

2087 Davenport Rd (Courtyard House) by Studio Junction - After 2087 Davenport Rd - Before

Walk 'Til You Qualify: Is City Living Cheaper Than The Suburbs?

2008-06-05T18:20:11Z

Is city living cheaper than the suburbs?

Inidviduals that opt to move further away from work to the Suburbs tend to look for bigger square footage for their money, good schools, low crime, Saturday morning youth hockey, but keep the high paying jobs in the Metropolitan area . The overall picture combined with travel costs, the numbers are higher than what buyers might imagine.

There is an old saying "Drive till you qualify" when looking for an affordable neighbourhood close enough to work in the inner city core. With the rising cost of gas, the strategy has become "Walk till you qualify."

More empty nesters are moving back closer into the Metropolitan areas. I have encountered high paying professionals that look to purchase a pied de terre in the City close to work for the weekdays to reduce the commuting time.

Anne Lok, Sales Representative
H o m e l i f e / R e a l t y O n e L t d . B r o k e r a g e*
Office: 416.922.5533
Direct: 416-799-9632
www.urburbia.ca www.annelok.com

Kensington Market Lofts

2008-06-05T18:18:40Z

Kensington Market Loft is an authentic loft that was part of George Brown Campus before they were retrofitted into condominiums. Construction completed in 2000 by Context Development. It's sited in the heart of Kensington Market popular for it's variety of specialty grocers, butchers, delis, bakeries, cafes, clothing shops, currently undergoing a revival amongst the rich ethnically diversed community from Chinatown to Queen West.

The building has eco-friendly features such as a solar panel roof, a rooftop garden to help reduce heating and air conditioning costs as well as reduce rainwater runoff. An efficient central system effectively cools the building which reduced energy consumption overall. Water is also heated in a central source to reduce energy costs. The interiors of the original suites contain many recycled and environment-friendly elements such as recycled concrete and glass counter tops, bamboo and cork floors.

Price range 2007-2008: from $215,000 to$ 465,000

Building Amenities: Security System, Recreation Room

Monthly Maintenance: from $221-$518

Attention Backyard Swimmers: Salt Water Swimming Pools combine pleasure and health benefits

2008-06-05T18:15:35Z

Coming to a city near you...

2008-02-01T13:43:34Z

"A Picture is worth a thousand words"

Theme: Manhattan under water.

I recently came across this photo in Treehugger...http://www.treehugger.com/files/2008/01/picture-is-worth-waterworld.php

It sparked a few cross references ...

Manhattan under water: http://www.dailymotion.com/video/x41s3h_new-york-city-underwater-cnc-breaki_news

An Inconvenient Truth certainly pointed out Global Warming is not just hot air. Edward Burtynsky's photographic works demonstrated the worlds of industrial wasteland has transformed out world.

What do you no longer believe? what DO you believe? What events have changed your mind about Global Warming?

If you have any interesting photos to add to this blog, I would very much appreciate hearing about them.

2008 Chinese New Year - Make this the year of change

2008-01-25T17:23:56Z

For those that didn't make their 2008 New Year's resolution. Here is your chance.

This Lunar year is the year of the Rat (Earth), which begins on Feb 7. For many Chinese, this is the most important celebration which involves lots of eating, lots of red, cleaning and decorating the house to sweep away bad luck. Celebration can go on for days. Rat year is symbolic of renewal and hard work. This is believed to be a good year to make a fresh start, start a new career, launch a product, get married, moving home and making money in real estate. Environmental issues will continue to be a focus this year, with emphasis on how global communities look to change lifestyle, food and nurturance, change in process of growing crops and agricultural practices.

Buying A Home In A Sustainable Neighbourhood

2007-12-11T13:04:23Z

A neighbourhood with sustainable features can meet your needs while protecting the environment and leaving a legacy for the next generation. Toronto has many neighbourhoods in the form of a village setting, which offer homes that are within walking distance to shops , schools , rec reation, public transportation and daily des tinations . T his helps to reduce driving cos ts, and benefits a healthier lifes tyle. Land and services are used efficiently. They also offer a variety of homes in different price range and cultural diversity. Old or new sustainable neighbourhoods are places where you and your family can find not just a home to live in but a community to thrive in.

A sustainable neighborhood offers you:

-a village atmosphere

-value for money

-a place where you can make your daily trips on foot, bike or public transportation

-a safe neighborhood

-a neighborhood you can stay in

-a neighbourhood that preserve natural land

-a healthy place to live in

-land that is planned and used efficiently

OPEN HOUSE - Urban Hip 1+1 Condo in Historic Liberty Village, King West Village

2007-11-11T13:02:14Z

FOR MORE PHOTOS GOTO 50 lynnwilliams.annelok.com

Property Description

Urban Hip Liberty Village Condo Framed By Historic Liberty Village. W/ Lr And Bdrm Walkout To Huge Balcony W/ City View*Upgraded Hrdwd Flooring In Lr/Dr And Den*Subway Tile Backsplash At Kitchen*Modern Amenities: Electronic News Lounge*Carwash Bay*2 Guest Suites*Whirlpool Bar*Pool, Fitness & Steam Rms*

Extras: Fridge, Stove, Washer&Dryer, Dishwasher, Microwave W/ Hood, All Elf's.*To 24Hr Dominion, Market, Cafe's, Boutique Shops*Access To Waterfront, Park & Ttc To Downtown**

Property Details

MLS® Number: C1259312
	Parking: 1
	Garage: Undergrnd
Lot Size (ft): Unavailable
Type: Condo Apt
Style: Apartment

Address: 50 Lynn Williams St
	Price: $ 286,000.00
	Taxes: $ 0.00
Square Footage: 700-899
	Bedrooms: 1 + 1
	Bathrooms: 1
Basement:None

	Pool: Indoor
	Heat Source: Gas
Heat Type: Forced Air
Exterior: Brick
Deck / Balcony: Terr
Central Air: Y

Brokered By: HOMELIFE/REALTY ONE LTD., BROKERAGE

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The above information is deemed reliable, but is not guaranteed.

For Buyer appointment by private showing or more information, please contact Anne Lok 416-922-5533 or anne@urburbia.ca

TO VIEW OTHER LISTINGS http://www.annelok.com/Our_Listings/page_163204.html

(The property above is brokered by Homelife Realty One Ltd., and may not necessary be listed by Anne Lok. They represent homes Anne has previewed and selected for her home buying clients and visitors to this website. Not intended to solicit individuals currently under contract with a Brokerage.)

Anne Lok, Sales Representative
H o m e l i f e / R e a l t y O n e L t d . B r o k e r a g e*
Office: 416.922.5533
Direct: 416-799-9632
http://www.urburbia.ca/ http://www.annelok.com/

Not intended to solicit individuals currently under contract with a Brokerage. *Independently owned and operated.

Live in SSslow Motion with more thought and time...

2007-11-01T16:16:57Z

The SSSLOW movements...Slow Homes, Slow Food are all about health, economy, environment, taste and how our choices affect the rest of the world. Modern Designers are reviving passion for good design principles to expand our vision in order to resist cookie cutter homes, standardized big box shopping malls and urban sprawl. The sustainable approach in all of that is to create our homes as a commodity for real estate that is long lasting, in terms of respect for the use of materials and the environment, and waste prevention.

Fast food and fast housing came about when industrialization and the age of mass production promised to make life "better" by making it easier. At the same time, could also be the main contribution to the general declining state of health.

For the modern consumer, whether it's food or a home, it's about strategic shopping to bring back the lost qualities. How will the modern Realtor assist in bringing back these qualities in our society?

Happy Halloween! Ever sold a haunted house?

2007-10-31T20:20:25Z

Does Toronto really have haunted houses? Some real estate agents believe that haunted houses are just one part of stigmatized real estate - murders, suicides, adjacencies to cemetaries, stories of unexplained happenings...But what do you know, these scary parts of Toronto are many of the prime real estate neighborhoods Downtown.

As revealed by CBC radio and Toronto Ghosts and Hauntings Society, the scariest parts of Toronto are as follows:

Basement of St Lawrence Market
Sherbourne and Adelaide
Old City Hall, Osgoode Hall
Queens Park
These private homes: http://www.torontoghosts.org/cityoftoronto.htm

People Plan Toronto Neighbourhood Planning Summit May 26th ALL DAY

2007-05-17T12:40:08Z

Join the Toronto Community at the University of Toronto to create an action plan for positive change, and voice your opinion on existing developments. I think realtors' input will have an effective impact in this forum.

PEOPLE PLAN TORONTO, a group of representatives from neighbourhood organizations across the City of Toronto, invites you to get involved in a one-day Neighbourhood Planning Summit on Saturday, May 26 to identify problems with the planning process in the City, consider alternative models, and create an action plan for change.

The purpose of the day is two-fold: first, to learn from each other and experts about the planning process, its flaws, and potential solutions; and second, to come up with an action plan for change that will engage and involve communities across the city.

The recent Ontario Municipal Board (OMB) approval of 3 large developments on Queen Street West has been just the latest example of planning gone awry. Neighbourhoods across Toronto are exasperated with the City's dysfunctional planning process and the role of the unelected OMB.

We need to fight for change, and to make that fight effective, we need to form a broad-based coalition of community groups whose voice cannot be ignored by our political representatives .

Get Involved!

•· Come to the forum on Saturday, May 26, 2007 at the Faculty of Architecture, Landscape and Design at the University of Toronto, 230 College St. West.

Tell us your story. We need your ideas. To help plan for useful discussions, tell us about a development in your area that your community thinks went wrong (or right), and why. Your stories will help us identify key issues and solutions to be discussed at the forum. To make it easier, we've developed a short questionnaire that you can access when you register (see the registration link, above).

Help Make Change!

Toronto citizens should have a say in how their communities are planned.
Let's raise our voice, put on the pressure, and work together for a better planning process.

Pass This On!

Please circulate this information to anyone you think would be interested in helping change the way planning is done in this city.
If we're going to be effective, we need as many voices from as many different neighbourhoods as possible.

Is Eco-friendly purchase worth the cost? PART 1

2007-05-10T21:09:46Z

I recently did a survey among 14 prospects who are first time buyers. Other than price, location, amenities, convenience, security, layout, they were ask to rate the importance of the following eco-friendly features if they were to be taken into consideration. Rated from 1 out of 5 points for each question (with 5 being the most important in what they want to get most out of a green home)

[4] State of Art Technology: leading edge energy and mechanical systems technology, rain water collector, solar water heating

[5] Cost Savings: greater energy efficiency in the long run, lower operation cost

[4] Sustainable and recycled products and finishes: low emission from toxic chemicals from glues, paints, stains, to improve indoor air quality and save your lungs

[3] New innovations in lighting and building material

[4] Choosing Builders that favors and provide more durable products, energy efficient appliances, and water conserving fixtures

[5] Sustain Culturally: designing a good looking building that fits

[3] Sustain Socially: being part of the urban fabric of the city

[3] Sustain Economic: viable and manageable in the long term

[2] Buildings affiliated with Autoshare or Zip programs (car sharing)

[1] Live in a building that is a model for challenges of urban sustainability

Do your green buyers feel the same way?

Photo blog of a gentrifying Toronto neighborhood

2007-05-07T10:37:03Z

The Revitalization of the Art and Design District of Toronto has been the hotbed for discussion for the last 9 years. The City of Toronto has proposed to redevelop the area, which includes the tearing down of a converted historical industrial building known as 48 Abell currently accomodating 200 artists studio, to be replaced by an affordable, high density tower aimed at - guess what - the arts community. The local community is trying to understand the concept of "Tear down an artisits community to build an artists community?" The developer's interest rose out of "wanting to create an artist environment" from an already existing flourished arts community. However, the existing building home to 80 live/work studio spaces is exactly what the artists need. Some spaces were formally used as dance studios where large paintings now hang. Local residents and the arts community are trying to make a case to save the building from demolition, revert the approval process, and preserve it as a important artifact distinct to the neighborhood's history. This neighborhood is home to the 5th highest concentration of artists in all of Canada. (Source: Eye) 10 years ago, commerical space cost $5-7 /sf, and now rose to $25-40/ sf. Residential now at $300/sf

(Above) Historical image of Abell Street 100 years ago.

(Below) 48 Abell soon to be torn down, to be replaced by a new tower. (Red Line show permissible height) The community of artists has started their blog of their lives in this building -http://48abellstreet.blogspot.com/

(Below) Restoration of the Drake and Gladstone Hotels (the beginning of revitalization in the area) marked the area as a popular happening night spot.

Arrival of Starbucks (symbol of corporate and global economy) w/ local resistance and graffiti slogan.

(Below) Existing Queen West Facade

(Below) New Multi-storey Condo Loft development that are suppose to incorporate more sustainable features in the Arts District as a way to give back to the community. (Other than the condo residents themselves, who will get to enjoy these new buildings?) New developments + rezoning will affect currently taxes and property values. This Condo Showroom designed by Will Alsop will be taken over by an Arts Foundation and turned into an Art Gallery upon the Lofts Completion. However the residential towers will alter the scale of the neighborhood.

So why do we need to preserve old buildings as well as make way for the new? For those that have read Jane Jacob's Life and Death of Great American Cities, she says"Old ideas can sometimes use new buildings. New ideas must use old buildings." So much more can be said.

"The Starbucks way" and the urban real estate phenomenon

2007-05-03T06:26:23Z

In a young city like Toronto that still has to get over its warts and pimples, real estate agents are often happy when a Starbucks decide to open a new location in the area which they work and farm. The decision for Starbucks to locate in the so-called 'up and coming areas' is a harbinger of bidding wars to come. Starbucks customer base is often the young, multi-ethnic, conscious people on-the-go, and market green as the new black. On some MLS listings, agents site Starbucks as a selling feature in demanding neighborhoods with a lot of foot traffic. New Startucks often give confidence for new business owners and retailers to follow in those neighborhoods.

Is it accurate to use Starbucks as the GPS bearing for the new areas that have arrived? How do you assess what's an "up and coming" neighborhood other than using MLS stats on housing prices?

Walk your Toronto Neighborhood

2007-05-02T09:15:01Z

On Saturday May 5th, a number of prominent Torontonians will be leading walks around the city's neighbourhoods to celebrate the life and work of the late Jane Jacobs. Each walk will highlight the people, places, and public spaces that make that particular community interesting and unique. This is also a great opportunity for those that visiting the city of Toronto, or are planning to purchase a home in these selected neighborhoods to learn about the unique characteristics. I will be participating in the Queen West Art Galleries walk and participating in the discussion on the latest development in the area.

Jane's Walk is a great opportunity for Torontonians to discover their own city; both the places they think they know well and the places they want to explore. Visit http://www.janeswalk.net/ for more information.

Featured Walks and Schedule: http://www.janeswalk.net/walks/featured.html

"While you are looking, you might as well also listen, linger, and think about what you see." - Jane Jacobs, The Death and Life of Great American Cities

Urburbia.ca is a proud supporter for this initiative! Help spread the word for this event.

Anne Lok, Real Estate Professional
H o m e l i f e / R e a l t y O n e L t d . B r o k e r a g e*
Office: 416.922.5533
Direct: 416-799-9632
www.urburbia.ca www.annelok.com

the largest energy efficient light bulb I have seen

2007-04-29T06:31:52Z

During my recent trip to Hong Kong, I came across this familiar household product as a giant 3D display at the entry/ exit point of the Cross Harbour Tunnel, this format being installed at one of the heaviest traffic location and busiest tunnel in Hong Kong to capture the attention of different mix of consumers from over 120,000 vehicles and buses daily from both sides of the traffic. This advertising company targets the busiest SmarTunnels network in Hong Kong. Medium is the message? How effective do you think this form of green advertising is, compared to web and print advertising to capture consumer awareness? Not all street ads get noticed. I think it's brilliant.

Anne Lok

www.urburbia.ca

www.annelok.com

first time buyers and green alternatives

2007-04-29T05:28:48Z

Many first time buyers are too worried about being able to find a home they can afford, and are neglecting the cost savings options they have in the green real estate market. Sourcing an energy efficient home can lower energy bill and benefit from cost savings in the long run. I recently contributed to a real estate article for the Globe and Mail titled " How much inefficient house can you afford?" for first time buyers. This article along with the supplement of the green buyers guide are good general information for buyers.

http://www.theglobeandmail.com/servlet/story/RTGAM.20070411.re-inefficient-0411/BNStory/RealEstate/

http://www.theglobeandmail.com/servlet/Page/document/v5/templates/hub?searchText=kathy+flaxman&hub=Search&searchType=Quick

Anne Lok

www.urburbia.ca

real estate green listing sites

2007-04-29T03:52:03Z

I recently came across this website on treehugger.com referencing websites for green consumers to narrow specific search for properties that index green criteria

http://www.treehugger.com/files/2006/09/real_estate_lis.php

Another good one is listedgreen.com which offers a clear break down the elements of what makes a home greener.

In Canada, check out Ecoproperties.ca. Hopefully multiple listing services in Canadian cities will soon catch up to the demands.

Anne Lok

www.urburbia.ca

www.annelok.com

How do you select a rental property for investors?

2007-04-27T05:58:53Z

I have a buyer couple that currently owns a home and wanted to find a rental property as investment. Unfotunately, in today's Toronto market, it's hard to meet the cap rate they are looking for, let alone trying to keep rent at below market value to attract tenants and just enough not enough to cover their monthly mortgage payment. They are re-mortgaging their current resident to finance the tenanted property. Their criteria is prime location, home with character (they seem to be drawn to 100 yr old victorian brick homes all the time which requires high maintenance), a property with existing tenants to assume, good ROI (this part is a bit vague as they didn't state how long they want to keep this property for). I have taken them to over 7 properties and they keep telling me the numbers don't work. Not to mention with the Spring market, there are a lot of bidding wars out there.

For experienced agents that specialize in resale investment properties, can you offer advice on what strategy and approach I should be taking to find the right property? What will be the lender's pre-approval base on to establish the target price range of properties if the rental income vaires by each property? I feel like I am going in a circle.

Anne Lok

www.urburbia.ca

www.annelok.com

Retrofitting an existing home up to green standard can qualify buyers for rebates, breaks on financing, + eco-energy grant

2007-04-27T00:49:24Z

In Ontario, federal programs and incentives are always being offered to encourage homeowners and buyers of resale homes to carry out eco-retrofit.

Consumers have to make sure they mail in their coupons, and fill out any applications/paperwork to benefit from the savings from these Government incentives.

The information can be overwhelming. I think the Natural Resource Canada and City of Toronto website will be the most helpful link to other cross links.

Rebates on Energy Saving Measures:

Enbridge - $15 rebate on a purchase for programmable thermostat, $100 rebate for natural gas high efficiency heating system

New Energy Saving Appliances:

1.Energy Star partners offer rebates, sales tax exemptions on qualified appliances. Switching old appliances to energy efficient ones also offer cost saving in energy bills in the long run. Look for companies and manufacturers that carries the Energy Star or EnerGuide symbol.

2. City of Toronto offers $60 rebate as part of the wash n save program when consumers purchase an efficient clothes washer. Also rebate on Residential toilet rebate program on selected water conserving toilets, from $60-$75 cash incentive, up to $150 on 6litre or less flush valve toilet. For City of Toronto cash back programs, look for the light blue rebate sticker on the products. Information is also posted on City of Toronto website where there is a selected list for types.

For Eco-renovations:

EcoEnergy Retrofit grants and incentives through Natural Resources Canada for owners of single family homes. To qualify, generally the homeowner have to go through an energy audit of the home by a certified advisor to get an evaluation done, as well as carry out the necessary recommendations to meet the minimum standard to qualify for the grant- air sealing, draft proofing, additional insulation to raise the R-value etc. NRCan stats show implementing the recommendations can save average $600-$2000 in annual heating bill.

Green Saver is a non-profit organization, that is NRCan licensed energy advisor qualified to perform assessments and make recommendations for home owners.

http://oee.nrcan.gc.ca/corporate/retrofit-summary.cfm

http://egh.gca.ca/index.php?en_energuide

Breaks on mortgages or mortgage insurance for energy certified homes

1. CMHC 10% refund on mortgage loan insurance when the borrower buys an energy efficient home rated byt he Energuide New Homes rating system or R2000 certified home to meet the minimum standards.

2. Genworth Financial has an ENergy Efficient Building Program fof purchasing new or re-financing existing home to make energy saving renovation are eligible for 10% premium refund with Genworth-insured mortgage if the owner satisfies the eligibility requirement. To participate, Green consumers can ask for a Genworth insured mortgage when applying for a loan for purchasing a green home.

http://www.genworth.ca/mi/eng/home_ownership/energy_efficient_housing_program.html

3. Citizens Bank of Canada recently launched a Green Mortgage Product

https://www.citizensbank.ca/Personal/GreenMortgage/

Who certifies these homes

R2000 certification is Issued by the Government with a certificate number. A registry of these homes are maintained by the NRC. Builders of R2000 + Energuide homes also have to undergo training to ensure these homes meet R2000 requirement or Energuide for New Homes standard by passing all the tests.

Energuide for New House only works with increase energy efficiency to meet the minimum Energuide rating. R2000 works with differrent aspects including energy conservation, use of enviromentally friendly and renewable products. The Energuide rating is calculated by a professional Energuide for New House energy advisor. Once he performs the final evaluation, homeowner will receive a label to be displayed on the furnace or electrical box.

Both programs are national initiatives.

Anne Lok

www.urburbia.ca

www.annelok.com

Ontario Green Mortgage product launch by Citizens Bank of Canada

2007-04-27T00:34:00Z

A recent press conference announced the launch of Citizens Bank of Canada's new Green Mortgage product, partnering with the Conservation Council of Ontario and Green$aver to create a mortgage that combines a competitive lending rate with environmental advantage. The Citizens Bank "Green Mortgage" allows Ontarians to secure a mortgage at competitive rates that goes futher than any other to satisfy their energy conservation needs. For details goto https://www.citizensbank.ca/Personal/GreenMortgage/

Anne Lok

www.urburbia.ca

www.annelok.com

Any green real estate agents out there?

2007-04-27T00:27:15Z

I am a real estate agent in Toronto, and would like to conduct a survey to see how many eco-conscious realtors are out there and are expected to be one in the coming year? How many green consumers have you come across and what age group do they generally fall under?

Canada does not yet recognize Eco-Broker designation, and the Real Estate Council does not approve credits or certification through Eco-Broker. A progressive Toronto Broker has initiated a green real estate agent and broker certification through the National Association of Green Real Estate Agents and Broker (nagab.org). Although this again is a complimentary qualification that is not recognized by the national or local board. Becoming a member is another way to generate like-minded leads. However I feel the lead inquiries will always filter through the organizing Broker member who has his own Brokerage.

How much value has been added to those that carry an Eco-Broker license in terms of marketing and generating leads?

Anne Lok

www.urburbia.ca

www.annelok.com