Glencoe partners with Father Gorman and Lloydminster to foster growth

By Andrew Seale | Freelance Journalist

At Father Gorman Community School a group of students – grades three to seven – line up, trays in hand to pick from the spread of cut veggies, fruits and leafy greens.

There’s a smorgasbord of healthy eats to fill their bellies and energize their growing minds.

But this isn’t just any salad bar; it’s a prized example of collaboration between Glencoe Developments and the community.

“Glencoe has been one of our long term sponsors – we count on their continued support not just to help run a salad bar, but to share how other community groups can get involved, support for our grant applications, and to keep this program running next year,” says Glenda Kary, Principal at Father Gorman. “By having strong community support, we have other schools showing interest in having a school salad bar.”

The salad bar, which takes place two Thursdays a month, acts as a springboard for teaching kids about nutrition.

“The students love it – they are often surprised by a fruit or veg that they like now that they did not like last year,” she adds. “Or they discover something they never tried at home because it’s not a choice or family members don’t like it.”

Kary points out that the collaboration with Glencoe teaches the young’uns about giving back to the community.

“It demonstrates to students how they can give back when they are older by seeing the sponsors stop in at the school on special days,” she says.

But as Lloydminster Mayor Rob Saunders points out, Glencoe is no stranger to community building.

“Glencoe is involved in many aspects of the community,” says Saunders. “It doesn’t matter if it’s minor hockey or any type of community event, they’re always there to help support and we see them as a highly valued corporate contributor and partner in our city, a key component to our future growth.”

He sees partnerships, like the one at Father Gorman Community School as vital to the sustainable and rapid growth of Lloydminster – especially given its booming young family population.

“Glencoe President Ashley McGrath and his team have been front and center in helping to provide new opportunities for new housing initiatives in Lloydminster,” adds Saunders. “They’re very in-tune with what the needs of the people are and that takes extra effort – we appreciate the efforts they take to get to know their customers.”

For more information on the Father Gorman Community School’s Salad Bar Sponsorship Program, contact Alison Fulkerth at (306) 825 4600 or afulkerth@lcsd.ca.

For more information on Glencoe Development Inc. projects in Lloydminster, visit Our Projects page.

About the writer: Andrew Seale (Toronto, ON) has been a reporter and professional writer for nearly a decade. His work has been published in Globe and Mail, Toronto Star, Vancouver Sun and Calgary Herald. Andrew has penned pieces on everything from seahorses and sustainability to innovation in the building sector. He is interested in people and community, which is probably a byproduct of growing up in a small town of 4,000 people in Southwestern Ontario.

For first time buyers the market is right

By Mary Frances Hill | Freelance Journalist

For Mark Sampson, purchasing a new home was a matter of simple mathematics and common sense.

Sampson, a corporate pilot and single dad, had been renting for a few years before he finally purchased a Glencoe townhome in Lloydminster. The three-bedroom home was so suitable for Sampson and his son he could hardly contain his enthusiasm.

“I had no hesitation about purchasing the property— I nearly beat down my realtor’s door once I found out about the project,” he says. Payments for his three-bedroom 1,100 square foot townhome will cost him about $1,350 a month.

“And that’s the mortgage with taxes and insurance. Everything made sense.”

Like many new and first-time home buyers, Sampson was vigilant with research, getting his finances in order, looking at comparable properties, and comparing his new costs with those he’d incur if he paid rent.

Stephanie Kelly, an assistant branch manager and longtime lender with Servus Credit Union’s Lloydminster branch, has seen her share of first-time homebuyers.

She finds they have a lot of information, but not all of it is accurate. “Usually they have the gist of things, but not all the facts.”

With just a little research, first-time homebuyers learn they have more options than they know, she says.

Many think they need a minimum of 20 per cent of the purchase price for their down payment, when they can manage with just five per cent. Just as many others are not aware they can take advantage of tax benefits and use their RSP savings for a down payment, without penalty.

Indeed, the time is right for new home buyers to make their investment. The Bank of Canada announced it would keep its interest rate steady well into next year. In early March, the advertised five-year lending rate stood at 5.24 per cent.

The argument for buying vs. renting is also strong for Lloydminster home hunters, Kelly says. The vacancy rate in Lloydminster is a low three per cent, “so landlords can ask for up to $2,000 or $2,200 a month, and they would get it. Or, you can have a mortgage for $1,500 a month.

“Glencoe has been awesome that way because they have their starter condos which people are going to first as a stepping stone,” she adds. “You don’t find a lot here that is under $300,000.”

Sampson, too, says a little research goes a long way. “I would encourage first time home buyers to research the builder. I did, and I bought a Glencoe home because it’s a proven product.”

For more information on Glencoe Development Inc. projects in Lloydminster, visit Our Projects page.

About the writer: For more than 15 years, Mary Frances Hill (Vancouver, BC) has worked as a news reporter, features writer and editor at Vancouver weeklies and the city’s daily newspaper, The Vancouver Sun. She writes for the Homes and real estate sections of the Vancouver Sun and Vancouver Province daily newspapers. Her freelance work includes health care, business and real estate organizations.

January 31, 2013 (Lloydminster, SK). Glencoe Developments Inc. is pleased to announce that they’re breaking ground on their newest development projects this month in Lloydminster, Saskatchewan.

Hale Park and Braehill will offer quality, affordable townhouse and condominium-style living with possession dates beginning in summer 2013. Finishes include hardwood, tile, carpet, quartz countertops & upgraded kitchen hardware, which are uniquely standard with each unit – a novel concept of upgraded homes at an entry-level price.

Starting at $279,900, the 10 unit community of Hale Park set in the heart of College Park, offers two floor plan options and a choice of a single or double car garage. The 80 unit community of Braehill, nestled in the neighbourhood of Larson Grove, start at $224,900, offering four floor plan options with selected units offering a single car garage.

“Nearly fifty percent of Lloydminster’s population is under the age of 30, boasting amongst the highest personal gross income and disposable income levels in Alberta or Saskatchewan,” says Lloydminster Mayor, Jeff Mulligan. “So ensuring there is adequate housing stock available to our young professionals is paramount; we’re pleased that Glencoe Developments is satisfying this growing demand in our community.”

To be successful in fueling economic growth while nurturing an attractive lifestyle for residents, the city is ensuring that there are neighborhoods planned with attainable housing allowing young families and those starting their work careers to acquire the living accommodations they need to call Lloydminster home.

“We’re proud to be part of Lloydminster’s responsible growth plan, a city my family fondly calls home,” says Ashley McGrath, President at Glencoe Developments Inc. “The gratification attached to buying your first home is a wonderful thing – Hale Park and Braehill opens this door.”

Hale Park and Braehill communities straddle the Alberta/Saskatchewan border respectfully, striking a welcomed balance of sophisticated prairie living and easy urban charm.

ABOUT GLENCOE DEVELOPMENTS INC.

We craft quality, affordable housing for first-time homebuyers in cozy secondary markets in Saskatchewan and Alberta. Our mission from our inception has been to ensure that young professionals can afford to buy quality homes in the communities they live. For more information about Glencoe Developments Inc., visit www.glencoedevelopments.ca.

Glencoe Developments Inc. is proud to be an official HeadStart on a Home builder, a program launched by the Government of Saskatchewan in August 2011 to stimulate the construction of new affordable homes. For more information about the HeadStart program, visit http://headstartonahome.ca/.

For sales, please contact:
Musgrave Agencies Ltd. Real Estate Office
Phone: (780)875-9159
Email: info@musgraveagencies.com

January 31, 2013 (Lloydminster, SK). Glencoe Developments Inc. will begin construction on an exciting development project this month in Weyburn, Saskatchewan.

The 39 unit community of Sterling Ridge will offer quality, affordable townhouse and condominium-style living starting at the $219,900s with possession dates beginning in summer 2013.

“We’re thrilled to be bringing upgraded housing options to Weyburn at an entry-level price,” says Ashley McGrath, President at Glencoe Developments Inc. “Saskatchewan’s population is growing faster than it has in decades, new buildings are sprouting everywhere and there’s a sense of confidence that the province is finally realizing its potential – and we should all have a chance at homeownership.”

Weyburn’s growth is no exception, evident by a robust, growing economy with some of the most affordable housing in the country.

“Weyburn has the solid economic and community foundation on which new opportunities are built; the community of Sterling Ridge is one such opportunity,” comments Her Worship Debra Button, Mayor of Weyburn. “As we look to the future, our city is poised to do many great things, and we’re pleased Glencoe Developments is along to support our growth.”

Sterling Ridge has four different floor plans to choose from with selected units offering a single car garage. Finishes include hardwood, tile, carpet, quartz countertops & upgraded kitchen hardware, which are uniquely standard with each unit.

ABOUT GLENCOE DEVELOPMENTS INC.

We craft quality, affordable housing for first-time homebuyers in cozy secondary markets in Saskatchewan and Alberta. Our mission from our inception has been to ensure that young professionals can afford to buy quality homes in the communities they live. For more information about Glencoe Developments Inc., visit www.glencoedevelopments.ca.

Glencoe Developments Inc. is proud to be an official HeadStart on a Home builder, a program launched by the Government of Saskatchewan in August 2011 to stimulate the construction of new affordable homes. For more information about the HeadStart program, visit http://headstartonahome.ca/.

For sales, please contact:
Leslie Smith
Royal LePage Signature
(306) 842 2202
smiles@royallapage.ca

So, you’ve finally decided to take the big step in buying your own home… how exciting! You are ready to fulfill your dream of having a place to call your own.

With rental costs increasing coupled by steady interest rates, homeownership is made all the more compelling and attainable.

In Lloydminster, renters living in an average two-bedroom property experienced a 10 percent increase in their monthly rent from spring 2012 to spring 2013 – $915 to $1014. Proportionately, vacancy rates decreased by 1.2 percent during this same period. (Canada Mortgage and Housing Corporation. Rental Market Report: Saskatchewan Highlights. Spring 2013.)

So you can better prepare by learning about the process of home buying and the responsibilities of homeownership. The differences between renting and buying a home are vast, and there’s a long list of pros and cons for both options. And, remember — there is no one best decision for everyone.

Buying may make sense if you…

– Have reliable income, good credit and documentation to verify your savings
– Can afford at least a five percent down payment and related closing costs
– Want a chance to build equity and be eligible for homeowner tax breaks and credits
– Are financially able to take on home-maintenance and improvement projects
– Have an adequate cash reserve to withstand a loss of job, long-term illness, or other financial setback
– Are planning on staying in your home for at least four years

The advantages of owning or renting are different for everyone, so be sure to consider these important personal situations and long-term goals before making your decision. If homeownership is for you, you must be both financially and emotionally ready. Buying a home isn’t only about money. You should listen to your heart and take an honest look at your lifestyle.

Canada Mortgage and Housing Corporation has a ready-made pro’s and con’s list all ready for you. So sit back, be real, and explore the possibility of that next big step. Get listing here!

Frequently, Canadian home buyers don’t bring in a lawyer until a deal is done. We sign on the dotted line, then take our purchase agreement to a lawyer who does a title search, registers the deed and handles the transfer of funds. We know we need a lawyer to do this but no one wants to spend any more on legal fees than they have to, right?

So knowing where to engage your real estate lawyer is key.

Making an Offer to Purchase

After you have found the condo you want to buy, you need to give the vendor an Offer to Purchase (sometimes called an Agreement of Purchase and Sale). It is very helpful to work with a lawyer to prepare your offer, in addition to your realtor. The Offer to Purchase is a legal document and should be carefully prepared.

Would you know that the use of ‘encroachment,’ instead of ‘easement,’ could mean the difference between zero and the cost of title insurance, extra legal fees and the drafting of encroachment agreements? Food for thought.

Following an Offer to Purchase

Now that your lawyer has helped you prepare an Offer to Purchase, the realtor presents the offer to the vendor. What can you expect to happen next? There are three possible responses:

Response 1.
The vendor accepts your offer. The deal is concluded and you move on to the next steps in the buying process.

Response 2.
The vendor makes a counter-offer. The counter-offer might ask for a higher price, or different terms. You can sign the offer back to the vendor, offering a higher price than your original offer, but lower than the vendor’s counter-offer. If the vender accepts this counter-offer, the deal is concluded.

Response 3.
The vendor makes a counter-offer, asking for a higher price or different terms. If a counter-offer is returned to you at a higher price, ensure that you know exactly how much you can afford before you start negotiating. You don’t want to get caught up in the heat of the moment with costs you can’t afford. You reject the counter-offer because the price is still too high, or you can’t agree to the conditions. The sale doesn’t go through, and your deposit is returned.

In the interim, a real estate lawyer can protect your interests when it comes to financing. You don’t want to be stuck in a situation where financing is foisted upon you.

A lawyer is particularly important when it comes to purchasing a property that has not yet been built. Home buyers may need a lawyer’s help to decipher the lengthy purchase agreements that are common with condo purchases.

Legal fees can vary depending on whether you are buying a condo or house, a new construction or resale. The important thing is to get an all-inconclusive quote, which will include the registration charges, title insurance premium, courier charges, the mortgage work on a purchase transaction and applicable taxes.

When it comes to price, you aren’t necessarily doing yourself any favours by choosing the lawyer with the lowest fees.

Unlike other provinces, Saskatchewan does not have a lawyer referral program to check to see if your lawyer is in good standing, so ask around and do your research.

Closing Day

Closing day is the day when you finally take legal possession and get to call the house your home. The final signing usually happens at the lawyer’s office.

These are the things that happen on closing day:

– Your lender will give the mortgage money to your lawyer
– You must give the down payment (minus the deposit) to your lawyer. You must also give the remaining closing costs.
– Your lawyer then

– Pays the vendor
– Registers the home in your name
– Gives you the deed and the keys to your new home

As it turns out, hiring the right lawyer, early in the home-buying process, can actually save you time, risk and most importantly, money. So be prepared for a purchase of this size and importance. It’s a biggie.

Mortgage lenders come in all sizes, ranging from Canada’s Big Six to tiny wholesale lenders and credit unions. Banks and credit unions are both financial institutions, but this is where the similarities end.

There are two distinct differences between these lenders: banks are for-profit companies and serve stockholders, while credit unions are not-for-profit organizations and serve its members. Secondly, banks have a national and international focus, while credit unions set their sights on their local community.

Credit unions are financial cooperatives. Their products, services and operations — and even their physical appearance — may resemble those of banks, but they are locally owned and invest their profits in the communities where they operate; where their members live and work.

Unlike banks, credit unions are autonomous. Each one has its own brand identity, management and Board of Directors, but they’re united through provincial centrals. These provide financial, technology and trade services to their member credit unions.

Today, there are 771 credit unions in Canada, with a total of 3,117 branches. They hold combined assets of $296 billion and serve 10.2 million members (as at December 31, 2012).

There are 53 credit unions in Saskatchewan serving 264 communities through 297 service outlets.

Credit unions are provincially regulated. The Credit Union Act, 1998 provides the overall framework for the incorporation and regulation of credit unions in Saskatchewan.

Credit Union Deposit Guarantee Corporation is given responsibility by the provincial government to guarantee the full amount of funds on deposit with Saskatchewan credit unions and to provide preventive services that support the financial strength of credit unions.

Regardless of whom you choose to finance the purchase of your home, it is often the largest single financial commitment you will ever make, so shop carefully for your mortgage loan.

For a list of credit unions nearest you, click here.

Protecting your condo investment starts with understanding your warranty.

In reality, not everything during the construction of your home will be perfect, no matter how seasoned or professional the builder. And because your new condo is likely one of the biggest investments of your life, protecting your investment is vital.

So protecting your home starts with understanding your warranty.

You play an equal role in communicating freely with your builder throughout every step of the construction process. So take the time to talk to your builder about your warranty and what it entails.

Glencoe Developments Inc. (Glencoe) is a member of National Home Warranty; they are backed by one of Canada’s largest insurance companies who serve close to 3 million customers.

Since 2004 and over 718,600 square feet of developed space, Glencoe remains free of any material or structural claims with National Home Warranty. And by the end of 2013, Glencoe will have sold over 645 units without a single warranty claim – now that’s a record proving peace of mind is possible.

With National Home Warranty, your home warranty is a broad coverage plan passed on to you by your builder (like Glencoe). It protects you against defects for your individual unit and common areas. It starts the moment you move in.

Here’s how it works:

What’s covered for the 1st year?

Limited Construction Warranty: You’re covered for defects in materials and labour of your home for the first year.

What’s covered for 5 years?

Structural Defect Warranty: You’re covered for structural defects for up to 5 years, including defects in material and labour. Your warranty also covers structural damage that makes your new home unfit to live in.

Limited Construction Warranty: You’re covered for defects in the load bearing structures for up to 5 years.

Maximum Protection

The combined 1-year and 5-year limited construction warranties provide coverage to a maximum of $50,000 per unit, and include overall condo protection (common property) to a maximum of $2.5 million.

In Alberta and Saskatchewan, builders can customize the warranties they purchase for their projects. Always refer to your warranty document for actual policy terms and coverages arranged by your builder.

One of the most important things you can do to keep your new home in top shape is perform regular maintenance. Refer to 12 Tips to Season-Ready Your Condo for helpful reminders that will help you prevent problems yourself.

For more information about National Home Warranty, visit their website here.

For information about your Glencoe Development Inc., contact us here.

Tune up your home in 10 minutes or less with simple home maintenance.

Home maintenance is something we often neglect. Even though your condo may have a property manager for exterior maintenance, the inside of your unit is still largely your responsibility. Between our daily and weekly responsibilities, maintenance is something that often falls by the wayside. But it’s essential. Like your vehicle, your home and property benefit from regular tune-ups.

Fun, right? We know: not so much. But here’s the good news. Taking on home maintenance in 10-minute bursts is the smart way to get it done.

Here’s our checklist of 12 things you can easily manage, each in 10 minutes or less. Killing time before Bachelorette? Cross off one of these easy tasks…

1. Dust and test your smoke and carbon monoxide detectors (twice a year).

2. Replace the batteries in your smoke/carbon monoxide detectors (annually).

3. Vacuum the condenser coils at the back of your fridge (annually).

4. Polish your natural wood front door. If painted, surface wash it.

5. Clean the air conditioner grill and register.

6. Check your faucets for leaks – it will save you money.

7. Check for signs of insects or vermin getting into your home.

8. Examine window and door seals and repair as needed – lubricate locks on doors and windows with silicone spray.

9. Self-clean the oven (okay, technically this takes hours, but it only takes a few minutes to set it up).

10. Examine, seal and repair grout in bathrooms and tile floors to prevent moisture damage.

11. Pick a ground fault circuit interrupter outlet (GFCI) and test it. Push the Test button, check that this has popped out the Reset button and that anything hooked up to the outlet will no longer power on. Push Reset and you’re good to go. Test a different GFCI outlet next time.

12. Check your emergency flashlight. Do the batteries work? If not, replace them, or consider upgrading to a non-battery powered, manual wind-up model.

See? In just 10-minute spurts, you can mitigate costly problems in your home, keeping it safe and healthy for you now, and down the road.

In the whirl wind of buying a first home, we’re solely focused on the final shiny product (and so we should be). But it’s important to think about how your new townhouse or condominium got to this point. We’re not getting introspective here, but rather inviting you to consider the conditions in which your new home was built. You care because these conditions influence the price and quality of the biggest purchase of your life.

The Saskatchewan Workers Compensation Board claims that Saskatchewan has the second highest incident rate of onsite accidents in Canada; the homebuilder industry isn’t insulated from this statistic.

RNF Ventures Ltd., a general contractor for Glencoe Developments, has taken impressive steps to reverse this trend. They’ve developed a leading Site Compliance Rate program that tangibly measures safety levels on a construction site. Their incentive program rewards general contracting teams, which in turn, builds a better product for you.

“Higher onsite accidents result in higher home prices,” explains Keith Bird, Health & Safety Manager at RNF Ventures Ltd. “The more WCB claims an employer has, the higher their premiums climb, which are recovered by passing the additional cost onto the customer. A homebuilder, who values strong onsite safety, is saving you money on your home.”

Higher incidence rates can also reduce the quality of the construction process.

“We’ve seen it first hand: consistency within a trade’s team results in higher quality craftsmanship,” says Ashley McGrath, President at Glencoe Developments Inc. “When onsite accidents are higher, work crews are weakened and by default, uniformity drops affecting overall quality.”

Ultimately, it feels good to know that your homebuilder has fostered a healthy community during the construction of your townhouse or condo, like the one you will soon call home.

So ensuring your homebuilder values the highest onsite safety standards is ensuring the best price, highest quality and heart of your home. Peace of mind was never more timely.

For more information about Glencoe Development partner, RNF Ventures Ltd., visit their website at www.rnfventures.com.