JustShelter

Trees have property value

2011-10-31T22:45:00.003-04:00

I've know it for years, but had no real proof. Trees add value to property. Trees imply permanence, continuity with nature, privacy from neighbours, and above all, shade - no pun intended.

If you doubt this, just ask someone in an older neighbourhood how upset they would be if their neighbour cuts down their trees. Answer? Not happy at all. They intuitively feel the value of the own property decline.

Nice quote: Best time to plant a tree? Twenty years ago. Second best time? Now.

What? Did you think the natural environment was all about you?

New Kiwanis Seniors Project

2010-12-20T13:07:00.004-05:00

Mayor Brian McMullan speaking at the announcement of funding for the Kiwanis Project on Geneva Street. The 40 unit, 6 story building will add to the 100 seniors units already on site next to the Fairview Mall.

Also on hand was the Regional council Chair, Peter Partington, MPP Jim Bradley, and MP Rick Dykstra.

We are the development consultants for this project. Occupancy is scheduled for November 2011.

Valley Way Project

2010-12-20T12:24:00.002-05:00

Construction is underway at 6009 Valley Way, converting the old St. Michaels High School into 34 apartment units for seniors. Occupancy is scheduled for June 1st.

We are the development consultants.

This is the first phase for this project that will later include life lease independent and assisted living units.

One-fifth of Canadians can’t afford their homes

2010-03-30T09:59:00.001-04:00

This is quite sad. One in four can not afford to own their own home, counting those who living in subsidized housing. While home ownership is not a right or often not desirable, this is not about choice, it is about an unequal distribution of wealth. From theToront Star:

A new study from an Ottawa-based economic think-tank suggests that about 20 per cent of Canadians are struggling to afford the homes they’re living in and that national productivity is suffering as a result. The Conference Board of Canada says three-quarters of Canadians are living in homes they can afford, while about five per cent live in housing subsidized by the government. That leaves about 20 per cent of people who are struggling to cope with the cost of their homes.

One-fifth of Canadians can’t afford their homes: study

So why should I worry?

2010-03-02T07:23:00.002-05:00

The Atlantic Monthly has some interesting observations on the disconnect between acknowleging the reality of climate change and actually believing it will have a personal effect.

Yale climate change research scientist Anthony Leiserowitz. The survey asked Americans, “Who will be most harmed by climate change?” Respondents said that climate change would mostly affect:

• Plant and animal species: 45 percent

• Future generations of people: 44 percent

• People in developing countries: 31 percent

• People in other industrialized nations: 22 percent

• People in the United States: 21 percent

• Your local community: 13 percent

• Your family: 11 percent

• You personally: 10 percent

This explains a lot. Most importantly it explains the lack of urgency to prevent the worst climate change scenario. Climate change is believed to be true, but in practice, supporting change with personal implications, like gas tax increases, get little support. It is little wonder that politicians, even those who understand the implications, are so unwilling to act.

The study also showed that Americans are not alone in this. The disconnect is a world wide phenomenon.

Oil crunch

2009-11-11T20:07:00.006-05:00

It has been awhile since posting anything here. So here are some miscellaneous items around a predicted energy crunch:

From popular science an interesting chart that is likely wildly optimistic and news of several former staff members. “IEA Whistleblower Claims Agency Has Downplayed Looming Oil Shortage According to a senior International Energy Agency official, the energy watchdog agency fears the truth would trigger panic buying.” Of course former staff members who refuse to give their names may not be the most reliable sources. Still, look at the chart. It is likely wishful thinking.

To back up the concern, here is a recent Glob & Mail blog by Jeff Rubin:

"At that rate, the world has to find no less than 20 million barrels per day of new production just so the global economy can burn the same amount of oil in 2014 as it burns today. That’s why, in the oil business, you have to run faster to stand still. And even if global production can keep up with that treadmill, that leaves no allowance for any growth in demand."

What will this mean for house prices? I hope you are living close to work, shopping, and schools. If you want to move to those locations, be prepared to pay more.

American (Canadian) Baby Requirements

2009-08-24T18:20:00.019-04:00

The following is from the David Hughes presentation summary given on March 9 to the Alliance for a Sustainable Colorado. We simply can not continue consuming in the way we have accepted as normal in our life time. The car culture, the Wal-mart culture, the suburban culture, the consumer society. . . . all of it, will change. Our children, in our life time, will ask us why we consumed so much and left so little for them. Hughes, a retired geoscientist with the Geological Survey of Canada, makes five essential points.

The five-fold expansion of global population since 1850 has been made possible by non-renewable fuels, the consumption of which pervades all aspects of society –food, transportation, communication etc. (Before 1850 population growth was relatively flat.)
The eight-fold expansion of global per capita energy consumption since 1850 has been entirely a result of consumption of non-renewable energy. (Oil, and then natural gas, made cheap goods possible.)
North America consumes a disproportionate amount of energy (5 times the global per capita average). The Developing World understandably aspires to North American energy consumption levels; however, finite non-renewable resources are unlikely to be sufficient to allow this to happen, setting the stage for global conflict over energy. (This will lead to paralysis in addressing global warming.)
The realities of the finite nature of non-renewable energy resources are now becoming evident –peak oil in many producing countries, peak North American natural gas, ten-fold increase in uranium prices since 2000, imports of coal into the US after centuries of self-sufficiency. (Peaks are defined as the point at which production begins an irreversible decline relative to demand.)
Despite the hype, renewable energy technologies are EXTREMELY UNLIKELY to be able to replace non-renewable energy in existing business-as-usual energy demand forecasts –a sustainable future lies in radically reducing and rethinking energy consumption. (A future that few political leaders are prepared to address, thus requiring individual action and responsibility - sorry no magic bullet.)

Bike-Friendly Homes

2009-07-27T20:52:00.001-04:00

Some cities are better suited than others, but note this Realtor who focuses on helping people find homes that are "bikeable". The innovative Realtor who runs 'Tour de Homes' in Portland to show properties in neighborhoods that are bike and alternative transport-friendly is finding that despite a depressed market, business is booming.

Prices are up?

2009-05-24T17:44:00.002-04:00

This is a difficult picture to explain. Comparing April 2008 to April 2009 it appears that prices have increased by 2%. Volume is still down 21% reflecting a market that does not believe in itself. Many are having difficulty selling their home and afraid to offer on another with a "sale of property" condition. Look how uneven it is. Prices are down 12% in Niagara-on-the-Lake, but Niagara Falls, Thorold, Pt. Colborne, and Pelham are doing well. I have no explanation.

Residential Sales	2008		2009			Comparison
	# of Listings	Average Sale Price	# of Listings	Average Sale Price	Volume Change		Price Change
NIAGARA-ON-THE-LAKE	22	355,649	18	311,667	82%		88%
NIAGARA FALLS	131	178,668	108	190,735	82%		107%
FORT ERIE	61	180,526	46	160,699	75%		89%
ST.CATHARINES	212	195,595	142	194,576	67%		99%
THOROLD	30	190,467	27	202,848	90%		107%
FONTHILL/PELHAM	23	262,696	26	284,388	113%		108%
WELLAND	87	172,190	58	168,260	67%		98%
PORT COLBORNE/WAINFLEET	35	147,817	37	170,468	106%		115%
LINCOLN/WEST LINCOLN	27	269,306	31	255,132	115%		95%
Totals	628	195,684	493	198,941	79%		102%

Volume and prices continue down

2009-04-28T17:59:00.008-04:00

This is interesting news. Look at the overall decrease in the number residential properties sold in March 2009 from March 2008. It 83% of what it was last year. And prices are down 10%. Amazingly Niagara Falls was slightly higher in price. I have a listing of a retirement style bungalow townhouse where there are 19 current St. Catharines listings in its broad price range ($200,000 to $300,000). Just one in that range has sold since January 1, 2009. This is not a great time for sellers.

MARCH Residential	2009		2008
District	# Sold	$ Average Sale Price	# Sold	$ Average Sale Price	Volume Sold	Inc./Dec. of Avg. $
NIAGARA-ON-THE-LAKE	10	308,650	25	392,388	40%	79%
NIAGARA FALLS	85	196,442	98	195,396	87%	101%
FORT ERIE	36	163,914	42	181,213	86%	90%
ST.CATHARINES	125	181,984	161	201,462	78%	90%
THOROLD	27	175,593	20	190,238	135%	92%
FONTHILL/PELHAM	8	256,375	16	242,838	50%	106%
WELLAND	59	153,092	61	170,625	97%	90%
PORT COLBORNE/WAINFLEET	15	119,567	24	181,129	63%	66%
LINCOLN/WEST LINCOLN	19	265,089	16	266,831	119%	99%
	384	185,124	463	206,738	83%	90%

Note that in smaller markets, like Fonthill, where total numbers are small, a few large sales can make the numbers look quite better than other areas.

Fewer are Moving

2009-04-28T12:46:00.009-04:00

Interesting stuff from Richard Florida. In the US fewer people are moving. The implications for real estate sales is ominous – and likely the same for Canada. Moving companies must be suffering also. I wonder what the stats are for Home Depot, where renovation instead of moving becomes the preference.

Fewer Americans are moving than at any point in the past six decades (since the Census Bureau started tracking mobility). Fewer than 12 percent (11.9 percent) of Americans moved in 2008 compared to more than 20 percent in 1984-85. This is the result of the economic crisis and the housing slump which has essentially locked Americans in place. Brookings Institution demographer William Frey told the The New York Times:

“It represents a perfect storm halting migration at all levels, since it involves deterrents in local housing-related moves and longer distance employment-related moves. … [T]he U.S. population, often thought of as the most mobile in the developed world, seems to have been stopped dead in its tracks due to a confluence of constraints posed by a tough economic spell.”

The Economist makes much the same point arguing that housing has turned from “shelter” to “burden” - noting that “the social benefits of home ownership look more modest than they did and the economic costs much higher.”

The Best Value is Downtown

2009-04-05T12:18:00.006-04:00

Linked here is an interesting article by Todd Litman from Planetizen discussing smart growth and the impact on affordability. For years we have put our social housing at the edge of urban development believing that avoiding infill NIMBYism was essential to achieving the housing at all. That was possibly true, but not as true today.

Right now I’m consulting on an AHP project located at the bleeding edge of new development. I regret the decisions that were made not to further pursue a downtown site after our initial effort. Hindsight is great and in retrospect government imposed timing conditions, project size, and the path of least resistance put us on that site. But in the long run we may have not done our residents a favour, especially as transportation costs rise.
That is a rental development, but for ownership – equity building suburban developments, the negative impacts are likely worse. It seems counter intuitive but the case made in this article is persuasive. Litman summarizes saying, “a typical household is likely to be a hundred thousand dollars wealthier in a decade if they choose a smart growth location over automobile-dependent sprawl.”

If we are going through “the great reset” as Richard Florida calls it, toward a new economy and new priorities, the Niagara Growth Strategy needs to be strengthen, not diluted by the pressures of old habits, to ensure we create the right conditions for good transportation options in our urban cores, and between the municipalities. Appreciation for high density urban living, by necessity, will evolve to be the new paradigm. Affordable rental housing efforts need to be there, involving smaller developments, multiple sites, and mixed with and in ownership housing.

Formaldeyde and New Homes

2009-03-29T15:17:00.005-04:00

This is from Green Building Elements and repeats a story that is missed over and over again. As bad as asbestos may be - and is as I have two cousins with mesothelioma - formeldehyde is much more common. It is in far to many products and is not labelled.

We recently tested several new homes for formaldehyde in the air. The newest home, advertised as a “green” home, had 300 ppb of formaldehyde. Children in homes with only 30 ppb can have decreased lung function. Between 60 ppb and 120 ppb, children are more likely to have asthma and chronic bronchitis.
At 100 ppb, most adults experience eye, nose, and throat irritation.
Of homes that were less than 2 years old, every home we tested had at least 100 ppb of formaldehyde. The newer homes had 200 - 300 ppb. The 300 ppb concentration we found in the newest home is equal to the 15-minute Short Term Exposure Limit (STEL) for occupational exposures. A worker in that home should wear a respirator to remain inside the building for more than 15 minutes. An employer that exposes workers to 300 ppb of formaldehyde should have a Hazard Communication Program to inform workers about chemical hazards and ways to avoid illness.

OREA fails the leadership test

2009-03-10T23:25:00.007-04:00

It is sad to see my own people opposing a law that will significantly reduce green house gas emissions. This is a quote from the Ontario Real Estate Association article in their March 2009 Queens Park Plus newsletter. Get with the program folks. Show some leadership.

On February 23, the Government of Ontario introduced Bill 150 the Green Energy and Green Economy Act (GEA), 2009. Included in Bill 150 is a provision that will require all home owners to provide an energy audit report to prospective buyers. Currently, the bill is in the second reading stage of the legislative process. To read Bill 150 in full click here.

While OREA supports the principles of energy conservation and environmental stewardship that are enshrined in the GEA it opposes any policy that imposes unnecessary costs on homeowners and delays on real estate transactions. Instead, OREA supports the existing government program that encourages homeowners, through rebates, to assess the energy efficiency of their home voluntarily.

Prices down 5% in Niagara

2009-02-19T10:55:00.005-05:00

Here is proof that the recession has become real in Niagara. The volume of sales is way done comparing January 2008 and 2009. Prices are down 5%

The Spend/Save Paradox

2009-01-07T09:45:00.005-05:00

What to do? Spend! Save!

What?

There was recently a very good article at the Town Square blog on the mixed messages of economists as well as the problem we individually face in ensuring our own future. The message to spend essentially says that it is your patriotic duty to get out and stimulate the economy. OK. And buy what? Go to the Dollar store where nothing purchased effectively stimulates the the local economy? Go to Best Buy and purchase a flat screen TV (made in Korea)? I think not. If we want to stimulate the economy effectively then stop doing what we have done for years. Stop buying the cheapest item and buy something that will give your neighbour a job. It is good for your neighbour and ultimately good for you.

It is also good for the planet as the resources are not shipped to Korea or China and then shipped back as a finished product. From the Town Square blog:

The solution to the Paradox (spend/save) is to demand, consume and produce the local and renewable. Keep whatever shrinking wealth we might have within sight, build local economic muscles, protect local jobs, and begin to construct a sustainable region and home place.

The problem is we don't have an easy understanding of what is made locally. Until we demand and attain meaningful identification of the origin of products we don't have much of a choice.
(editorial cartoon by Tom Toles, Washington Post)

Housing Price Changes in Canada

2009-01-03T12:01:00.002-05:00

In Canada, the average price of homes sold via the MLS in November fell 9.8 per cent from the same month in 2007. The diversity around the country is amazing. The December numbers will be interesting as the effect of the downturn will be more evident.
St. John's: +30.8%
Saint John: +5.5%
Halifax-Dartmouth: +12.6%
Ottawa-Carleton: +7.3%
Toronto: -6.3%
Kitchener-Waterloo: +2.2%
Hamilton-Burlington: +6.3%
London-St. Thomas: +1.6%
Windsor: +3.4%
Winnipeg: +1.8%
Saskatoon: +10.9%
Regina: +27.6%
Edmonton: -2.0%
Calgary: -6.0%
Victoria: -12:4%
Vancouver: -11.6%
UNITED STATES: -18%

— SOURCE: BMO Nesbitt Burns,Standard & Poor's/Case-Shiller Housing Index

Are We Really Happier as Owners?

2008-12-12T12:53:00.007-05:00

The great dream of all is to own your own home. It supposedly is a sign of a successful life. Now with the economic downturn, maybe its time to see if that was ever really as good as it seemed. According to the Wharton School’s Grace Wong in a study of those who own their own homes. Those who own are actually less happy than those who rent.

I find little evidence that homeowners are happier by any of the following definitions: life satisfaction, overall mood, overall feeling, general moment-to-moment emotions (i.e., affect) and affect at home… They are also more likely to be 12 pounds heavier, report lower a lower health status and poorer sleep quality. They tend to spend less time on active leisure or with friends. The average homeowner reports less joy from love and relationships… Contrary to popular belief, I do not find significant differences in family-related time use patterns, family-related affect, number of normal work hours, indicators of stress or measures of self-esteem and perceived control of life by homeownership …
Homeowners are happier on average only on an unadjusted basis. Once household income, housing quality and health are controlled for, they are no happier than renters. What’s more, they report to derive more pain from both the neighborhood and their house and home. This positive pain gap remains stable and robust when health, neighborhood characteristics and financial stress are controlled for. As for the most frequently cited channels of a positive impact by homeownership, namely self-esteem, stress, health and family life, again there is very little supporting evidence in my data… [H]omeowners spend less time on active leisure activities or with friends, which have been documented as some of the most enjoyable affective experiences.

Property values holding their own

2008-12-04T22:52:00.007-05:00

These are the latest average sales prices using MLS data. It is clear we are not facing the same difficulties that we hear about in the US. So many buyers and sellers think our economy behaves like our neighbour to the south. No so, at least not now. Look at Niagara Falls and Pelham. Values have not move much at all. For the entire region there is only a 2% drop.

Month = Last November and This November
YTD =November to November

Hardwood Life-Cycle Costs

2008-12-01T08:43:00.003-05:00

HardwoodInfo.com has provided an excellent source of information on hardwood floors. Sustainability, indoor air quality and durability are all issues that need to be considered..... and its all very confusing. This .pdf file provides the best help I've seen. Of special note is a Life-Cycle Cost comparison this has been helpful in one our projects.

See the article.....

Eco-Friendly Guide to Flooring

2008-11-30T08:47:00.006-05:00

Eco Timber's Eco-Friendly Flooring Guide is a clear and very helpful source for information on sustainable hardwood flooring. Topics in the guide range from legal and illegal logging and responsible forestry to the presence of formaldehyde and other volatile organic compounds in the wood and adhesives. Eco Timber tackles every step in the process from subfloors to floor pads to the panels themselves. Looking for a specific hardness of wood? They've got a scale. Do you already have a hardwood floor and want advice on green care and maintenance? Eco Timber has a section on maintenance, surface scratching, and refinishing.

Green Kitchen

2008-11-26T22:58:00.002-05:00

There are many components to a sustainable kitchen. If you are serious about being Green, here is a start for ideas:
· One green step that doesn't add to your costs is to select Energy Star appliances. Your refrigerator represents up to 15 percent of your total electric bill. Energy Star refrigerators today use 40 percent less energy than 2001 models, so an upgrade is likely to save you money.
· You can also save a considerable amount of energy by using fluorescent or LED lighting.
· Limiting the size of your kitchen is another important consideration—according to the U.S. Census Bureau, the average size of an American kitchen has increased 215 percent from 1950 to 2004. Consider how much space you really need.
· You can also incorporate sustainability into the function of your kitchen by recycling food containers and composting food waste.
· Flooring: Two relatively inexpensive options have been around for a long time: linoleum and cork. Both are extremely durable and come from natural, renewable resources. They are resilient (soft), which makes them comfortable to stand on. They come in an extensive range of colors or patterns. Both linoleum and cork are available as tiles or click-together systems you can install yourself. Linoleum is made from linseed oil, pigments, and pine rosin. There are no toxic products used in its production and it does not offgas VOCs. (Chemically sensitive individuals should be warned that it does smell of linseed oil.) Linoleum floors inhibit bacterial growth and if properly installed can last up to 50 years. Cork is made from the bark of cork-oak trees, which can be harvested every nine to ten years. The flooring sheets are made with waste from the manufacture of wine-bottle corks. For kitchen and bathroom floors, cork should be sealed. You can apply a water-based polyurethane at home, but I recommend ordering a floor with a factory-applied finish, which will last longer. (Be sure to verify the VOC content, as factory finishes often contain harmful chemicals.).
· Cabinetry: Choosing kitchen cabinetry can be confusing. There are many options: low- to zero-VOC panel products, FSC (Forest Stewardship Council) certified plywood, rapidly renewable agrifiber boards (such as wheatboard, made from the shaft of the wheat stalk, an agricultural waste product), or reclaimed wood. Cabinetry can also be expensive. Consider reusing your existing cabinet boxes and replacing only the doors.Countertops: The high cost of countertops like IceStone and Vetrazzo may contribute to the perception that green materials cost more. Trend Q, is a recycled-glass agglomerate that looks like Vetrazzo but is thinner (¼" thick). Depending on the complexity of the installation, Trend Q can cost half as much as Vetrazzo. (The product requires a certified installer.) Paperstone is another countertop you might consider. Again, the cost of the material and the installation is considerably less than IceStone or Vetrazzo. A ¾"-thick, very dense panel made from recycled paper, Paperstone is heat and water resistant.

Boomers - Act NOW Before it is to late

2008-11-24T17:37:00.002-05:00

From TopRetirements
It seems like an oxymoron that, just when you were beginning to think about down-sizing, you could actually be near outgrowing either your existing home, or the one you build or buy for retirement.

The answer is that you probably won’t outgrow it, but if you are not careful, your needs will change to the point that your home no longer fits you. And then the choice is either to move, or put in expensive and inconvenient renovations. Building a home with universal design principles can add about 5% to the cost, but a big savings when compared to retrofitting a home at 30%.

Several important concepts apply to this issue. “Universal design”, which as the name implies means that one set of design principles should be applied when it comes to accessibility. In other words, whether you are a young child, healthy and athletic 40 something, a slowed-down senior, or confined to a wheelchair - your home ought to be able to accomodate you. Fitting along with this concept is the goal of “aging in place”, a goal that the AARP says is shared by 84% of Americans 50 and over.

So with these two concepts in mind, what can you do to promote your future aging in place - whether you are renovating your existing home, building a retirement home, or buying into an active adult community? First, you should read up on universal design as it applies to aging in place (see references below). If you are buying an existing home or one that is in the process of being built you might be able to negotiate some of these improvments into your purchase contract. Or you can choose to look elsewhere.

Some of the obvious steps are:

- Wide doorways and hallways
- No changes in levels (unless they are ramped) between rooms
- Ramped entry(ies) to your home
- Tall toilets and grab bars in bathrooms
- Non slip floors- No glare, contrasting lighting and paint
- Lever style handles instead of doorknobs
- First floor master bedroom (or the option for that)
- Provision for future elevator (if building or remodelling)
- Kitchens and major appliances on the main floor
- Kitchen counters at varying heights to fit a range of users

Building in universal design principles now will save you time and trouble, and allow you to age in place. Typically people tend to think they are 10 years younger than they are, but if we are fortunate enough, we will age and lose mobility. Better to be prepared now.The National Association of Home Builders has a Certified Aging-in-Place Specialist program to help builders and designers. Pima County, Arizona is just one town that has mandated universal design elements for all new housing.

NAHB Aging in Place Suggestions

NC State R.L. Mace Universal Design Institute

Blueprint for Boomers

Negative Equity

2008-11-15T08:12:00.004-05:00

The practice has largely ended now, except for those being scammed. But the 40 year mortgage and no money down plan sold on the belief that real estate can only go up has some scary consequences. So, what happens when the real estate market softens?
For someone who put no money down on a $300,000 house with a 40-year amortization rate, the mortgage would be $311,100.
-$11,100
Amount of negative equity from Day 1.
-26,000
Amount of negative equity if house values drop 5 per cent.
-$41,100
Amount of negative equity if house values drop 10 per cent.
For someone who put 5 per cent down on a $300,000 house with a 35-year amortization rate, the mortgage would be $293,977, including CMHC premium.
-$8,977
Amount of negative equity if house values drop 5 per cent.
-$23,977
Amount of negative equity if house values drop 10 per cent.
Source: GreedyMortgage.com

VIP Service - Keeping Seniors in their Home

2008-11-12T09:47:00.009-05:00

The Veteran’s Independence Program (VIP) has existed since 1915 and I’m amazed that it has not been expanded to the general population. This program concentrates on keeping a person in their home, including housekeeping and home maintenance, areas of concern that cause so many to give up and move to more expensive assisted living or even long term care. From a recent Toronto Star article …..

VIP focuses on what Ontario's Community Care Access system (explained on the front page of this newpaper today), does not.

"In Ontario, if you just need a little help with house cleaning, you won't be eligible for CCAC home care," says Margaret MacAdam, a Toronto gerontologist. "In Ontario, you have to need help bathing to get CCAC services. They're targeting a more needy population."

In fact, home care provided by the Ontario government's community care program is limited to providing medically necessary services to maintain seniors at home. That, says B.C. health policy analyst Marcus Hollander, means Ontario is ignoring the critically important role of non-medical services.

"If the VIP services keep people out of facilities," he says, "they are medically necessary."

Hollander led a research team that compared the costs and outcomes of VIP home care versus long-term care and supportive housing. The team interviewed veterans, widows and caregivers across the country.

One of the findings was that wait lists for nursing homes shrank when veterans joined VIP. Once they could manage at home, with support, they no longer wanted to get into a nursing home.

"We showed that clients – and taxpayers – get better value for money when you substitute home care for facility care," says Hollander.

But MacAdam notes that the bedrock of home support is still the family.

"None of the public programs replaces family contributions. If there's a breakdown, you call your daughter. She may not live in your city but you'll count on her to take action. If you're on your own, you're counting on the reliability of the service."

Why are we not doing this to a greater extent?

Pricing in a Bad Market

2008-11-11T08:06:00.005-05:00

It always has been hard for Realtors to get some sellers to realize their home is not valued as high as the owner believes. Now, it its getting VERY hard. From MSNBC …..

It took John Cicero and his wife an appraisal, some convincing by their real estate agent and some hard-to-swallow facts to get them to lower the $525,000 listing price on their five-bedroom home in Valrico, Fla. They closed two weeks ago for about $380,000.

"We didn't really understand the severity of the market," Cicero said. "We lost close to $100,000 in equity so we were walking away from real money."

They built the stucco home four years ago for $380,000 and poured more than $80,000 into it, putting in hardwood floors, granite countertops, ceiling fans, blinds, drapes and a built-in surround-sound stereo system. They also expanded the deck by the pool, turning it into what Cicero called an "executive entertainment area."

"You think you have this wonderful home and people will want to buy it," he said, "but you're wrong."

Dan Ariely, a behavioral Economics professor at Duke University's Fuqua School of Business and author of "Predictably Irrational," said the "better-than-average" effect is at play. And knowing your next-door neighbors sold their house for $500,000 makes it even more imperative for a homeowner to top that price.

"We feel that we're better than other people. We're unique. We're special," he said. "It stands to reason that our houses are also special." The attachment to a house only intensifies the more a homeowner personalizes it, creating an extension of themselves.
"The moment we invest in something, we fall in love with it," Ariely said, which applies to something as sentimental as children or as trivial as origami.

That puts real estate agents in a precarious position of pricing a house to sell, but not insulting the homeowner by recommending a lower asking price. To a homeowner, a low, but realistic, listing price is "like someone calling your kids ugly," Ariely said with a laugh.

Ending Poverty in Welland?

2008-09-24T13:44:00.002-04:00

This from the Welland Tribune

The effort to end poverty in the community is moving in a new direction.
As envisioned by its board, the Strategy fo End Poverty Program (STEP-Niagara), will provide a healing resource to those trapped in the revolving door of short-term hospital treatment, psychiatric care, the courts and for some, incarceration in jails or prisons.

"Public Forum: Saturday, Oct. 18 at Notre Dame.
Purpose: To tell the community about the idea behind the Strategy to End Poverty and, to receive input from the community about it and to ask people to join in.
Speakers: Dr. John Rook, chair, Canada’s National Council of Welfare and Brian Hutchings, Niagara’s commissioner of community and social services.
Particulars: Registration at 5 p.m., dinner at 5:30 p.m., forum at 6: 30 p.m.
Need to Know: To RSVP attendance, call Leanna Villella Shuster, 905-735-2050 by Oct. 10."

This sounds ambitious and certainly worth pursuing. We have agreed to work with this group as consultants to help them achieve their goals. We know de-institutionalization did not work. It seemed like the right idea, but the community supports were not put in place to make it work. This is a step in the right direction

See the full article....

Housing still not a priority

2008-09-24T13:14:00.001-04:00

This is not going away. Canada continues to accept homelessness and the lack of affordable housing as normal. This from Citizens for Public Justice:

"In 2006, the United Nations called the issue of housing and homelessness in Canada a “national emergency”. In Canada, housing is the responsibility of all levels of government. With an estimated four million Canadians in need of affordable housing, it would be expected that our governments would be investing heavily in programs aimed at combating homelessness and housing insecurity. Instead, housing programs have been downloaded by the federal government over the last two decades to the provincial
and municipal levels, leading to enormous reductions in program spending on housing by federal and provincial governments."

See the full article.....

Low Tech Green

2008-08-26T18:58:00.003-04:00

From OFF GRID: What good are solar panels and recycled woods tacked on to a McMansion? Fact is, the sustainable homes of the future look a lot like those of the past.

IN THE LATE 1970s, heating oil and electricity prices were shooting sky-high, Jimmy Carter was donning that cool cardigan (falsely characterised as an ugly sweater). Thirty years later, the buzzword is "green."

Like homeowners in the '70s, you care about keeping heating and cooling costs down. But the bar has been raised since then. You also want to shrink your overall footprint on the environment, chopping down less rain forest and pumping fewer tons of greenhouse gases into the air. All good. But simply buying every building material labeled earth-friendly and installing high-tech green gizmos isn't the best way to accomplish this.

In fact, some of the smartest green ideas are decidedly low-tech. Human beings have a few thousand years' experience building houses, and our hardscrabble ancestors worried a lot about conserving finite resources. Whether you're building, remodeling or just shopping for a house that's easier on your conscience, there are some basic principles to keep in mind.

For more see: Green Rules for Green People

Bethlehem Wins at the OMB

2008-07-08T23:16:00.006-04:00

On June 18th Bethlehem Projects had a date with the Ontario Municipal Board for a ruling on their appeal of the Committee of Adjustment decision in January to deny the severance of land on Kalar Rd. Bethlehem wants to build 40 affordable housing apartments.

Since City Council has in the interim approved the rezoning of the property, city staff appeared to support the application and the hearing was over in 45 minutes with a favourable response.

What is sad in this entire process is the waste of time and considerable money in overturning a decision that was clearly influenced by bigotry and fear that has no place in the decision making responsibilities of municipal government. It is time for these motives to be viewed as morally unacceptable reasons to oppose a development. No one has the right to say who may or may not be their neighbour.

Bethlehem Projects enjoys a solid level of support in the community and is coming of a very positive success of a similar project in St. Catharines on James Street. JustShelter is proud to be their development consultant (for our 3rd project with BP over a 20 year period!) and looks forward to a successful completion in October of 2009.

Glengate Says Yes

2008-07-08T23:15:00.003-04:00

Glengate Alliance Church membership has voted to proceed with a master plan to redevelop their property at 6009 Valley Way in Niagara Falls. The church purchased the old St. Michael's High School in 2004 to use part of the facility for church purposes.
Niagara Region Christian Community Church, a Chinese mission effort, a day care and a limited commercial storage are tenants in the building. Several unsuccessful attempts were made to lease the largest portions of the building to institutional tenants. Also there were several offers to purchase the playing field that were not pursued.
In October of 2007 JustShelter was hired to create a master plan to present to the membership. The plan calls for close to 115 apartment and townhome seniors housing units to be offered under a life lease tenure. As well the entrance of the church is to be relocated to the east side and renovations made to the church space.
Preliminary marketing is about to begin and the build out is expected to take 3-5 years. Further details will follow.

Paying to be Green

2008-06-27T16:04:00.002-04:00

Being Green has intrinsic moral value. It is a requirement needed to sustain the basic needs of life and now we are not talking about doing this the next generation. The need to be Green is now for us too. Sustainability of basic needs hangs in the balance for us. So what is it going to take? Self-interest for many, even most, also works. Being Green pays off in a big way. This from the June Builder Magazine:

Energy-efficient homes, for example, sell faster because of their lower operating costs and higher value over time, said Mark Fischer, senior vice president of Stockton, Calif.-based Grupe Construction Co. "We think it's a financial thing right now. Most buyers are not buying these homes just to be green. They're doing it for the financial benefits."

Grupe's Carsten Crossings is a 144-unit community in which each home uses 50% less energy than a standard house through energy-efficient products and features such as a SunPower Sun Tile solar electric system; high-efficiency windows, furnaces, and air conditioning systems; tankless water heaters; and more.

Each home costs about $18,000 more, equating to about $1,391 more in annual mortgage payments. But they provide about $1,400 in annual energy savings (at current prices!). With a $2,000 tax rebate in the first year, homeowners are "cash-flow positive on day one," Fischer said. He added that studies show that the homes also increase in value by up to 20 times their annual energy savings each year.

If the homes make sense for the buyer, what about the builder? "This project outsold almost all its competitors almost two to one" in the community in which it was built, Fischer said. If the dwellings sold at the competitors' rate, it would have taken 37 additional months to sell them. Fischer estimated his company saved $11.5 million by going green because it would have cost $311,000 per month to carry the unsold homes.

But he added that the financial benefits to the consumer were more important to them than the green message."If it didn't save them money, I don't think it would have been as powerful of a sales feature," he said.

Note that energy rebates are not available in Ontario for new home construction. However this may change in the near future as energy prices continue to rise. Currently grants and rebates are for renovations and apartments.

Getting the Energy Source Wrong

2008-06-20T23:59:00.003-04:00

One of my clients is trying to determine which method of heating is best for a new apartment building. One approach is what we have normally done for the past 20 years. The other method is new and a little scary. It sounds good. Others have tried it and it works, but it is more complicated. The choice is between a central boiler with natural gas as a fuel or a ground source heat system using individual heat pumps for each apartment, providing both heating and cooling.

What to do? My recommendation is to very seriously explore the ground source heat pump with the supplemental heat for hall pressurization coming from a passive solar wall and domestic hot water supplemented by solar water heaters. Am I sure this is the best approach? No. But a serious exploration is in order and electricity, as a back up, seems the best option. Here is why……

Last year David Hughes, now retired from the Geological Survey of Canada, in a March, 2007 taped interview with Julian Darley of the Post Carbon Institute suggested that we are in a very serious supply problem with natural gas. The following are a summary of the main issues:

1) In the 'Lower 48' the U.S. is very likely at or near peak coal production. As with any essential resource peak production will inevitably lead to a price spike and result in a period of frenzied exploitation. And while this will create a short-term plateau or at least mitigate the rate of decline nonetheless the writing is now on the wall for U.S. coal as it is for global oil production and North American gas production.

2) Canada has peaked in terms of natural gas production. We are now drilling 4 times as many wells as we did in the 1990's but this has not increased production. It has however enabled the production decline rate to be mitigated.

3) 77% of Canada 's putative reserves have yet to be discovered. Theoretical reserves should not be treated as being in the same class as those that have felt a drill bit.

4) The average production rate decline for Canada 's really existing wells is 20%!

5) The U.S. has also peaked in terms of natural gas production and currently relies on Canada for 15% of their supplies which is 55% of our production. (3.6 Tcf to 6.5 Tcf)

Chapter 6 of NAFTA the "proportional sharing clause" states that we must continue to export even "in times of scarcity". The average decline rate for really existing U.S. gas wells is 28%.

6) North America will be facing natural gas shortfalls in the near term. (David Hughes' number is 3 years "if we are lucky".) To put not to fine a point on it we heat about 50% of our homes with natural gas and 33% with electricity which is increasingly being made by using natural gas. Yes our winters are getting warmer still......

7) As we go down the energy food chain the energy return on the energy invested also goes down. Ghawar and its like were able to return 100 units of energy for every one invested. Off shore fields like the North Sea are good for about a 17 to 1 return. The tar sands according to Mr. Hughes 2:1. (He likens the use of natural gas to create syncrude as equivalent to "Turning gold into lead.")

These facts are well known inside the energy industry. What however is not acknowledged and has so far at least been wholly under appreciated by almost everyone is the following.

8) The green house gas implications of #7 are staggeringly immense! Effectively what #7 means is that if we use all of our considerable ingenuity and the immense wealth that we have currently to keep our current energy, production and distribution systems up and running then the next decade will see our GHG's be far higher than they are today. It will also mean that after those ten years we will have far less access to the very great amount of energy that will be needed to transition our current system to a renewable energy production and distribution system. i.e. A sustainable one.

The implication is that if the wrong choice is made now, the economic ability to switch to the other energy source will be very difficult. Switching to a different source will be done in the context of a weakened economy.

GNP and Quality of Life

2008-06-05T22:55:00.005-04:00

On the 40^th anniversary of the death of Robert Kennedy and the surprising rise of Barack Obama it is interesting to see this Kennedy quote again on the confusion of values we have concerning economic growth and the quality of our life together.

"Gross National Product counts air pollution and cigarette advertising, and ambulances to clear our highways of carnage. It counts special locks for our doors and the jails for the people who break them. It counts the destruction of the redwood and the loss of our natural wonder in chaotic sprawl. . . . Yet the gross national product does not allow for the health of our children, the quality of their education or the joy of their play. It does not include the beauty of our poetry or the strength of our marriages, the intelligence of our public debate or the integrity of our public officials. It measures neither our wit nor our courage, neither our wisdom nor our learning, neither our compassion nor our devotion to our country. It measures everything, in short, except that which makes life worthwhile. And it can tell us everything about America except why we are proud that we are Americans."

Retirement Housing in a Down Market

2008-06-05T21:41:00.004-04:00

This from topretirements.com:

Many retirement communities (in the United States) are experiencing a sales slowdown for this specific reason. One of the problems with the issue is many retirees only want to sell if they can realize 2005 type prices - accepting anything less seems like some sort of defeat. Unfortunately that is the state of the current market - prices are off at least 20% in many parts of the country, and probably won’t be headed higher for some time to come.

This is something we will have to watch here. The fact its, our market is not the same, at least not yet. This is, of course, a matter of psychology - the self-defeating desire to sell low and buy high. If markets start to decline the cost of construction will also decline – in the short term. Waiting to buy, when the market has hit bottom will not be wise. The return to present equity levels may take a long time. If energy prices continue to increase as expected, property values may not return in a very long time.

Mandating Zero Energy Homes

2008-05-21T16:35:00.006-04:00

What if the Niagara Region insisted in its Official Plan that all new subdivisions were required to have zero-energy homes? Imagine the fuss, the complaining, the backlash. They would, however, be doing us all a huge favour. It can be reasonably imagined that homes that are energy inefficient will lose market value. With oil at $132/barrel, today's price and climbing, it is possible that all energy costs, including natural gas, will have a profoundly negative impact of the viability of homes that are poorly designed.

A net-zero energy home is capable of producing an annual output of renewable energy that is equal to the total amount of its annual purchased energy.
Is this far fetched? In fact no, Austin Texas is considering the idea. This from Builder Magazine:

Austin has appointed a task force to study the feasibility of a change in the building code that would require all new single-family homes in the city to be zero-energy–capable by 2015.

"The NAHB Research Center put out a report this year that stated that zero-energy homes are feasible across the U.S. by 2020," says Richard Morgan, green building manager for Austin Energy, the city-owned utility. "We figure we're a little ahead of the curve here, and 2015 should be feasible for us."

The city's goal is to make all homes built within the jurisdiction of Austin zero-energy–capable with on-site energy generation, which with today's technology means solar voltaics, Morgan says. That would make the houses about 60 percent more efficient than similar units built today.

If large numbers of homes are not viable in a high energy cost market, the whole local economy will suffer, people will double up or leave, and the tax base will diminish. Services will suffer, including mass transportation. All in all not a pretty picture and demonstrating that Smart Growth is also about ensuring the 'private' sector and well as the public infrastructure are equally important areas of concern.

Watering Paradise

2008-05-19T13:41:00.006-04:00

I stood watering Mother's petunias last week. They were looking fine. So were the geraniums. The grass was coming in nicely. All in all a fine Minnesota garden. Sadly it was in Apache Junction, part of metro Phoenix. On the other side of the wall was the desert, dry and brown as it moved into summer. Mom loves her garden and I don't say anything. As a good son I just hold the hose spilling out the precious water that is the life blood of a very large consumer-oriented population, living where they have no hope of sustainable living in those numbers. Some other observations:

Mom is careful about recycling pop cans which can be taken down to the club house. Everything else – everything- is headed for the landfill. There is no recycling program. Governments have no courage to do so as the voters, many on fixed income, will not tolerate the cost.
Roads are four and 6 lanes wide, even on secondary roads. They are largely deserted. The automobile is king. No one walks because of the heat. On the positive side, the boulevards are beautifully landscaped. Public realms are wonderfully designed and maintained.
No solar collectors. Then again, a shower did not need the hot water turned on – only 'cold' water.
I saw very few recreational vehicles. Most of the snow birds had left, but there were almost none on the road to Tucson. Everyone was complaining about the cost of gas.

We came back to Canada to cold wet weather, leaving behind 90º F and dry comfort. This week it is over 100º F and the petunias are dying. Arizona was oddly attractive and at the same time unreal. The guilty pleasure of an unsustainable life……… When gas is $10 a gallon, the city in the desert will likely suffer the same fate as the petunias.

Development Charges on Size

2008-05-06T11:16:00.001-04:00

This directly relates to development charges. I find it interesting that we in Niagara continue to charge the same for monster McMansions as we do for modest homes. If we want to encourage smart growth, living space sizes need to come down to encourage better density. This from Cooltown Studios:

Imagine if half of all your employees suddenly couldn't afford to live conveniently near your workplace? Many of them would leave rather than spend two hours of their daily lives in traffic or transit. Of course you'd replace them, but you wouldn't be attracting the same level of talent, then naturally, your customers would gradually realize the same.
Thus local businesses today are advocating for more 'workforce housing' - housing that is attainable to working families earning between 60%-120% of the median income for the area, and typically unsubsidized, as defined by real estate industry representative Urban Land Institute.
The following survey results of local businesses (this one in New Orleans) reflects a growing national concern, a result of a peaking perception that more square footage is better.
- 71% said the lack of workforce housing negatively impacted their business;
- 65% considered the need serious;
-42% felt developer incentives would increase the supply;
- 33% proposed public-private partnerships as the answer.
Myriad solutions are provided for such a pervasive issue, but the most logical lies with the fact that the average area of living space per occupant in the U.S. was 290 s.f. in 1950 and is 939 s.f. today. So maybe the answer isn't how do we build affordable 1200 s.f. homes, but how do we make 'not so big' cool again

So Long Suburbia??

2008-05-04T18:14:00.004-04:00

Author James Kunstler says the end of the Automotive Age is near, along with all the at dependent on it. From Business Week:

The suburbs were largely products of industrialism. We had a huge supply of oil and cheap undeveloped land, and we decided to become a happy, motoring utopia. It had many practical benefits. The trouble is after a while it became a cartoon
of country living. Cheap oil is what made suburbia possible. But we'll run into problems with spot shortages. As we get into trouble with these supplies, our economy will suffer. Major instabilities in the system will present themselves much sooner than we are led to believe. And by that I mean the way we
produce food, the way we conduct commerce, and the way we move around.
The rise and fall of oil production is asymmetrical. In other words, it'll be a steeper, rockier tumble down than the steady increase going up. My own sense of things is that we will be in very serious trouble inside of five years. I get people who come up to the podium after a speaking engagement to tell me they've just gotten a Prius, expecting brownie points. It's not that we're driving the wrong cars. It's that we're driving cars of any size, incessantly.
Virtually anything organized on a grand scale is liable to fall into trouble—government, finance, corporate enterprise, agribusiness, schools. Our gigantic metroplex cities will prove to be inconsistent with the energy diet of our future. I think our smaller cities and towns will be reactivated. We are going to be a far less affluent society.

This sounds ominous, but is consistent with what many have been saying for some time. Imagine a week or a month of shortages at the pump. The oil is still flowing, but not as quickly as we expect. Spot shortages in Niagara will have the same effect as everywhere else.

People will stop buying anything but the essentials. They will stop travelling (goodbye Niagara Falls).
They will not be eating out as much.
Big ticket items, homes, cars, etc, will simply crawl to a halt until there is some clarity in the market.

When it become clear that the shortages are not predictable, unnecessary travel will be a thing of the past for most people. Buses, trains, (not airplanes) will be in demand. Home close to city centres will be in demand. Prices for suburban homes will be in decline.

Devaluing Suburbs

2008-05-02T10:37:00.005-04:00

This from the U.S. Environmental and Energy Study Institute and the Urban Land Institute and reported on NPR. Living in urban centres may not be just fashionable. It is clear that rising fuel prices will make suburban life less tolerable. Some cities, like Portland, Oregon, have people spending 10% of their discretionary income on transportation. Other cities, like Los Angeles require residents to pay on average 35%. Guess where Policy Analyst Jan Mueller says people are likely headed?

For a long time, cheap energy did allow people to make a choice to save money to live in a place that was less expensive further out. It's becoming less competitive from a financial and a time standpoint to live further out. Congress needs to encourage cities to invest more in existing infrastructure and less in new roads and developments. These changes will help reduce global warming and preserve home values in a down market. Houses closer in to cities have appreciated more than homes that require a long commute to urban centers.

Less roads (hear that Niagara Region?) and better downtowns. That is the future. It is also the future of where property values will increase.

Bethlehem to the OMB

2008-04-30T10:35:00.003-04:00

The appeal period has passed on the rezoning of the land for Bethlehem Projects new development on Kalar Rd. in Niagara Falls. Those opposed had opportunity to appeal the council decision to rezone the property for apartment use.

An Ontario Muncipal Board hearing is still required as the Niagara Falls Committee of Adjustment denied consent to create the new parcel. While never a sure thing, our planning consultants advice that there is an excellent chance of a favourable ruling. The hearing may come as early as June.

Habitat Pattern Book

2008-04-29T21:57:00.005-04:00

Habitat for Humanity, along with The Institute of Classical Architecture & Classical America have developed a "Pattern Book" to assist Habitat Affiliates in designing and placing the new homes they create. From the Institute's web site:

More than building new affordable houses, Habitat for Humanity
International's mission is to help people build new lives. The strength of our democracy is based on individual economic achievement and social mobility. Traditional neighborhoods provided a range of types and cost of housing, all within a walking distance of daily services, schools and churches. This mix provided role models for success that served to inspire young people. It ensured the long term stability of the community by providing life-long housing options for people: small inexpensive housing for those beginning their careers, larger family houses when children come along, smaller urban housing for empty nesters, and assisted living for the elderly. Studies have demonstrated that over time the social capital created in such neighborhoods is a key in community stability and the health of its residents. Each house built has two roles: one to provide
adequate shelter and the other to become part of a neighborhood. The architectural character of the exterior of the house is the most critical part of its design in fulfilling its responsibility to the community.

It is clear that no single solution to affordable housing works everywhere. At the same time developing without sensitivity to the surrounding vernacular is disrespectful and makes for a bad start for the new neighbours.

I'm pleased to see this pattern book but continue to believe that single detached homes lack the density that is needed in the face of increased energy costs. Further single detached homes represent a higher costs that could be better used to create more housing. Townhomes and garden apartments seem better suited designs.

Poverty and Smart Growth

2008-04-18T23:09:00.008-04:00

It is not often that I hear this. A few days ago in conversation I was told that poverty is not an issue that is central to Smart Growth. I was taken by surprise by this as this person does have feelings for the poor, but somehow could not make the connection.

I am on the Smarter Niagara Steering Committee and have been for 6 years. One of the so called "10 Principles" of Smart Growth is the availability of a range of housing options. It is a weak half-hearted statement, but there it is. What burns me about Smart Growth is the emphasis on technical issues: transects, road widths, bicycle paths, walkability, density. What we often get out of this is Smart Sprawl, developments that have all of these features, but are disconnected from the rest of community life as smartly designed socially gated communities with Stepford standards and prices forcing out the untidiness of the mere ordinary.

My view is that it is not "Smart" if it does not move us socially or economically toward making room for all. The root of this evil is the inequity of income and opportunity, along with the contrasting gluttony of conspicuous and near patriotic consumption supporting the extended last gasp of oil based market economy. Smart growth that leaves out the poor, that further segregates people on the basis of financial equity, is just as cruel as 'dumb' growth'. It is just better to look at and more enjoyable for the 'creative class'.

This is from Trixie Ling at Citizens for Public Justice:

"The visible signs of housing insecurity across Canada are part of a bigger picture of the impact of poverty. The reality is that poverty creates social exclusion and inequality by denying people access to affordable and adequate housing and to full participation in the economy and society. While poverty creates barriers for people to live responsibly and build healthy communities, lack of decent housing is detrimental to the health and well-being of individuals and families. "

I would add it is detrimental to all of us. In the end, if large numbers of citizens are smartly left behind, left out of the sweetness of new traditional neighbourhoods and vibrant downtowns, then we have not accomplished very much at all. Decay, crime, and despair will have just moved down the street into the old suburbs we so love to hate. Eventually it will all come back.

The disparity of income and opportunity, - and I'm no socialist! - that is where the battle begins for a fair and just society that is capable of adapting successfully to a sustainable future.

Ontario to veto ban on clotheslines

2008-04-18T17:31:00.003-04:00

At last. Common sense about laundry.

"Premier Dalton McGuinty is to announce today that clotheslines can no longer be banned in subdivisions or almost anywhere else in the province. In a bid to curb the use of energy-sucking dryers, the new regulation will overrule neighbourhood covenants – part of the mortgage agreement between many developers and homebuyers – that outlaw clotheslines because they're considered unsightly. The regulation, to take effect today, will not only prohibit new bans but also wipe out most that already exist, a provision that angered the province's building industry."

This is great news. In our neighbourhood we are the only people who hang out our laundry. We like the smell of wind blown clothes. We also like not running the dryer when it's 30 degrees outside. Come on people! What's wrong with airing a little clean laundry?

Poverty, Housing, and Health

2008-04-10T22:46:00.009-04:00

Tonight on PBS was the first of three reports collectively entitled "Unnatural Causes". It's about why some of us get sicker more often and die sooner and what causes us to fall ill in the first place. The first report, called "In Sickness and in Wealth" looked at the correlation between the growing gap between the rich and the poor. It says a lot about why affordable housing, among other indicators of an equitable society, is so important for one's physical health. (Video clip)

In some cities, just a few miles apart, the average life span is more than 10 years longer for those who are relatively more wealthy. The stereotype of the poor not being smart enough to take care of themselves and thus being more sick is far from the truth. In fact it has everything to do with sense of powerlessness of being trapped in poverty. Those who have options have considerably less stress in their lives.

The unending stress of childhood poverty can have lifelong health consequences. Jack Shonkoff of the Harvard Center on the Developing Child:

"Just the burden of day after day not knowing whether there's going to be food on the table or not knowing whether you're going to have a roof over your head, is actually toxic to the brain. So we begin to see in children who experience toxic stress long-term impacts of what's basically been chemically damaging to their brains. The concept here is the pile-up of risk, the cumulative burden of having things that are increasing your chances of having problems, as opposed to the cumulative protection of having things in your life that increase the likelihood that you can have better outcomes.

Economic security may offer some of those cumulative health benefits. In another cold virus study, home ownership was considered as a factor. People were asked if their parents own their own home. It turned out that a child whose parent did not own their family home is much more likely to succumb to a cold virus as an adult. In fact, the more years their parents owned a home, the less likely they'd be to get a cold when we expose them to a virus. A brain that's been subjected to more disruption, an immune system that's been more threatened.

As the gap grows between the poor and the wealthy it may be that this generation will be the first in a century to see a decline in life expectancy. The program makes the argument that advances in medicine, while helpful, did not make as much difference in life expectancy as did the broad advances in general income and relative freedom from worry about merely sustaining one's life.

Not only is affordable housing the right thing to ensure, it also reduces the health care costs we all bear. The total cost of poverty, includes lack of opportunity, lack of contribution, direct welfare costs, families broken by the stress, crime and stress on the justice system, and much more that falls through the cracks of ineffectual charity. Social justice, economic equity are really health issues and ensuring a fair and equitable society is then also a matter of self interest.

Green Mortgages - Real Deal

2008-04-08T18:33:00.004-04:00

TD Bank is offering a green mortgage. Is this of real help or is this another example of "greenwashing" (calling a normal product 'green' but not actually delivering)? In this case, it looks real. A 1% reduction, a rebate, and a donation to a good cause. Congratulations TD. Let's see more of this.

We are committed to helping protect the environment, so we want to support our customers as they make environmentally friendly choices. That's why we're introducing the Green Mortgage and the Green Home Equity Line of Credit (HELOC).

Save money and help protect the environment with your green home improvement
Rate discount – you will receive 1% off the posted interest rate on a five-year fixed rate mortgage or on a five-year fixed rate portion of a HELOC
Cash rebate – we will rebate up to 1% of the amount of the mortgage or the fixed rate portion of the HELOC when you make ENERGY STAR® qualified purchases1.
And at the time you receive your rebate, TD Canada Trust will donate $100 to the TD Friends of the Environment Foundation

Flexibility – this offer is available to new or existing customers. If you have an existing TD Canada Trust mortgage or HELOC fixed rate portion, you can renew or refinance it into this offer3. If you have an existing TD Canada Trust HELOC, you can choose to lock-in all or a portion of the balance into the five-year Fixed Rate Advantage Option

U-Boomers

2008-04-08T16:37:00.004-04:00

“We’re so special.” It makes one wonder how the other generations feel about us. The new term, among many, for a large segment of the boomer generation is “U-Boomer.” The “U”, as mentioned in Forbes, stands for uncompromising, so U-Boomers are those who intend on keeping a high flying lifestyle but likely do not have the finances to keep it going. This means those who market to boomers need to figure out how to give them what they want without a lot of cost.

For marketers of active adult communities, that will be a challenge. Part of the solution is in positioning communities so they deliver high value and prestige without pricing the product out of reach. Maybe that means inexpensive hiking and biking trails instead of ultra-expensive golf courses. Or intimate
clubhouses instead of monstrous edifices. A la carte services instead of the buffet approach. Environmentally sustainable communities that not only keep energy expenses down, but make U-Boomers feel like they are fashionable and responsible.

The last line is a bit cynical and was written by someone who does not understand how we change as we age. Research has shown that older adults are actually interested in being environmentally responsible. They do not want to "feel like" they are responsible. They have a desire for authenticity and in leaving a legacy for future generations.

Conservation 1st, “Toys” 2nd

2008-04-08T14:30:00.010-04:00

In the late 70's I built my first solar collector, a box with pop cans with insulated tubes to the house. It was awful and I think took more heat out of the house than it supplied. It was the typical mistake made by the young attracted by of the 'gee whiz' factor of solar energy. The motive was right, but the order of priority was, well misguided. The house had more holes in it than the barn out back and a little caulking would have helped much more.

The advice given by architect and building scientist Peter Pfeiffer at the Feb. 13 at the International Builders' Show in Orlando, Florida holds true today.

Renewable-energy appliances such as photovoltaic panels, solar hot water heaters, and geothermal pumps are often viewed as fundamentals of green building when in fact they really are just "the icing on the cake."

He urged attendees not to repeat the "toy" fixation that dominated the early green movement of the 1970s, Pfeiffer outlined a whole-house approach to sustainable building that advocates energy conservation as a necessary first step before energy production can even be considered.

Prices are up! So?

2008-04-05T18:56:00.005-04:00

(click on graph to enlarge)

So, prices are continuing to go up across Canada. The question is, should we be happy or concerned. Well if you are selling right now, be happy. If you buying right now, I suggest you should be worried. We are likely at the end of the cycle and unless your are planning on staying where you are for 10 years, there may be the possibility that you will lose money.

Furthermore, there is no compensation in these numbers for the energy prices that everyone will be paying in the near future. What will be the impacts? Likely lower prices compared to the inflation factor. Your house may go up, but not in pace with the price of gasoline and all good dependent on gasoline. That will include all goods delivered over large distances as well as goods that have energy intensive production.

So, where are we now does not mean a lot for 10 years from now. So where are we?

The two main series on house prices in Canada are: (1) Statistics Canada's measure for new homes based on contractors' selling prices; and (2) the Canadian Real Estate Association's (CREA) figures on average existing home sales prices, for homes sold through its Multiple Listing Service®. The Canada-wide index of new home prices increased 6.5% in January 2008 versus January 2007. For the same time period, existing home prices, as estimated by CREA, were up 9.6%.

The results may give you optimism to buy now, but I don't believe this can be sustained. Remember, the real winners buy low and sell high.

Great quote on Peak Oil

2008-04-04T12:12:00.003-04:00

I found this post in response to an article in the New York Times by John Tierney, Are Carbon Cuts Just a Fantasy?"

"By Mid Century our fossil fuel resources are going to be so incredibly depleted and our population so large that we cannot afford to wait to invest in renewable technologies and conservation. This is regardless of whether we do anything about climate. The denial involved in ignoring the dysfunctional nature of our relationship with fossil fuels is astounding. When oil has risen for 5 straight years and the best new projects that we can come up with involve burning corn in our gas tanks, digging up tar in Alberta, or drilling into 8000 ft of water and 20,000 more of rock in the gulf of Mexico, we have a big big problem. "

Another Homeless Study - Big Deal...

2008-04-02T17:55:00.005-04:00

In a press release today the Feds and the Province of Ontario announced a "federal-provincial Memorandum of Understanding on homelessness."

This Memorandum of Understanding on homelessness creates a framework for the governments of Canada and Ontario to collaborate on research and data collection, as well as to explore options for horizontal pilot projects to better combat homelessness in Ontario. Through this information-sharing initiative, the governments will be able to deepen their knowledge and understanding of homelessness and its causes, in order to help Ontario communities develop better strategies to address the needs of the homeless and those at risk of homelessness. This also means a more efficient use of public funds to help those who are in need.

Unbelievable! Yet another half-hearted pilot project/study/data collecting/feel good announcement that sounds like they are doing something. Aaaaaaaarrrrgh! Cynicism is a poor response, but it's all I have at this announcement.

Homeless people do not have homes and many have mental illnesses. We know the research, we've seen too many pilot projects, we have a deep knowledge, and we have better strategies. How about some serious funding!

Development Incentives

2008-03-27T13:42:00.005-04:00

Last evening the Smarter Niagara Steering Committee was given a draft overview of policy regarding development charge discounts and exemptions. The Region of Niagara provides incentives to encourage development in accordance with Smart Growth principles.

What concerns me about the draft document is the inherent paradigm in the DC policy discussion, especially relating to cost recovery, which places incentives outside of the costs to be recovered. Incentives are not considered a service. We build roads so that our economy may do well. Street lights are installed to promote public safety. Waste treatment is built to ensure environmental quality. All of this is needed.

What is also needed are expenditures that promote smart growth to be included in the list of services covered by development charges. These costs are not for new libraries or parks - clearly not services that should be included, but to create a pattern of development that fosters a healthy living environment including walkable, safer neighbourhoods, less greenhouse emissions, and lower infrastructure requirements.

Sprawl costs, therefore sprawl should pay a premium to ensure that incentives are available to encourage smarter decisions. Last century definitions of what constitutes a service will not get us to where we need to be.

One further comment; incentives are being subjected to a cost/benefit analysis as they should. Has there been a request of the engineers to explain why there should be 12 stop light fixtures at many intersections? They seem to able to include this in the budget based on standards they have adopted and without any value analysis supplied. They may be right although that should be doubted, but when planners propose incentives as direction signals to development, the level of scrutiny is intense. I say, "no more stop signals."

Simmons on CNBC

2008-03-26T08:35:00.001-04:00

It is quite frightening to hear this stuff, but there it is. Simmons may be wrong, but if he is not - and I believe he is not, then we need to make some lifestyle adjustsments now while we still have a choice.

"'Unless we have a very severe meltdown in the global economy, I think we would be better off assuming that China and India are going to lead the way of the developing countries starting to behave more and more like Japan did in the '50s and '60s,' he said.

'If that happens, then we need to be prepared for for one of two things: either bringing on supply to the tune of a new North Sea every two or three years — which is impossible — or watching demand outstrip supply. And finally we [will] create shortages that literally create a run on the energy bank, just like we had a run on Bear Stearns.'"
'Peak Oil' Debate - Oil and Gas * Energy * News * Story - CNBC.com:

Market as God

2008-03-20T17:27:00.010-04:00

Last night in discussion with members of the communications committee of the Smarter Niagara Committee about “Growth” as a cultural given in our society. Someone asked “Do we have to grow?” - almost afraid to ask because it sounds like a dumb question. It was a great question and in some ways the most important question.

Generally understood, growth has meant being able to consume more than before. We know, intuitively, there are limits. But the economy is built on the assumption of no limits. I was reminded of an article found in Atlantic Monthly some years ago, “The Market as God”. Harvey Cox – a Baptist theologian, discussed a parallel of the language of Market Capitalism with religious language. In reality it is not simply parallel. Market Capitalism is a religion and it wants its converts – all of us – to fulfill the mission of growing consumption without thought of limitations. Cox writes:

“There is, however, one contradiction between the religion of The Market and the traditional religions that seems to be insurmountable. All of the traditional religions teach that human beings are finite creatures and that there are limits to any earthly enterprise.
A Japanese Zen master once said to his disciples as he was dying, "I have learned only one thing in life: how much is enough." He would find no niche in the chapel of The Market, for whom the First Commandment is "There is never enough." Like the proverbial shark that stops moving, The Market that stops expanding dies. That could happen. If it does, then Nietzsche will have been right after all. He will just have had the wrong God in mind.”

This god needs to die. Our children will be required to take the last resources, the last bit of clean air and water, live with global warming, to sacrifice all in obedience. Something to think about that when you buy your next home: How much is enough? Which god do you serve?

Happiness: Giving to Others

2008-03-20T16:20:00.007-04:00

The following in today's Toronto Star is quite interesting. Money "can't buy me love" but it can be an opportunity to help someone else be happy. Bill Gates may have it right afterall.
The end of all economic activity is not, and Keynes suggested, consumption. The end may be creating room for others to be happy. I suppose one could argue that this is included in what Keynes meant...... Quite a stretch isn't it.

New Canadian-led research, being published tomorrow in the prestigious journal Science, says that spending your money on other people makes you happier than lavishing it on yourself.

"Spending on others can make people happy, yet people might not foresee this ahead of time," said Elizabeth Dunn, a psychologist at the University of British Columbia and the lead study author.

"When we asked people to predict which of our conditions would make them happiest, they tended to think they'd be happier spending it on themselves than spending it on others," Dunn said.

Recent surveys, the study notes, have shown people in Western societies have experienced few gains in their overall happiness level over the past several decades, despite a dramatic surge in real income.

Indeed, previous research suggests that any money earned above the amount needed to cover basic needs generally buys little in the way of extra joy, even when it is used to purchase expensive cars and baubles.

"We suggest that how people spend their money may be at least as important as how much money they earn," the study says.

"Specifically, we hypothesize that spending money on other people may have a more positive impact on happiness than spending money on oneself."

Justice was Served

2008-03-18T11:07:00.011-04:00

Last night and early into this morning supporters and opponents of Bethlehem Project's new 40 unit apartment development on Kalar Rd. in Niagara Falls made their respective cases to the Niagara Falls Council. The planning issue was rezoning the land for an apartment. The real issue was about neighbours wanting to be able to decide who could live next to them.

It was not comfortable to hear arguments, intolerance dressed up as 'planning' reasons for denial. "I don't want my open field view changed. I just built a $400,000 house and don't want that in my neighbourhood. I don't want my children to see drug dealers. Isn't there some place else." NIMBY – Not in my back yard. Normally nice people, apparently good neighbours with each other, when faced with change seem quick to assume the worst and attack a population they do not even know and demand to be spared the contact.

Councillor Ianonni was wonderfully effective when she showed a map of the location of grow houses, almost all were in affluent neighbourhoods, proving that problems feared can be anywhere. Councillor Fisher was in near tears as she described her talented but now permanently ill daughter who would need affordable housing. Real people were described with real needs: sons, daughters, friends, family, all who need help with affordability and support to build their lives.

The rezoning was approved. Justice was served. The Committee of Adjustment's earlier decision to deny the severance is now being appealed to the Ontario Municipal Board - extra cost for no good reason.

Plan C - For a post Peak Oil economy

2008-03-16T11:21:00.005-04:00

It is interesting to see mainstream media now discussing peak oil with the assumption that it is real. Sadly it is and it will mean a substantial change in our life style. Responses tend to range from the suvivalists stocking up food and ammunition to a more reasoned "don't worry, we'll adapt in stages and won't even notice." The book, Plan C, represents some place in the middle. It is so easy to be wrong on how best to respond. Frugality, can't be all bad.

"Plan C explores the risks inherent in trying to continue our energy-intensive lifestyle. Using dirtier fossil fuels (Plan A) or switching to renewable energy sources (Plan B) allows people to remain complacent in the face of potential global catastrophe. Dramatic lifestyle change is the only way to begin to create a sustainable, equitable world. The converging crises of Peak Oil, Climate Change and increasing inequity are presented in a clear, concise manner, as are the twin solutions of community (where cooperation replaces competition) and curtailment (deliberately reducing consumption of consumer goods)."New Society Publishers - Plan C:

It has to have beauty!

2008-03-16T01:29:00.005-04:00

From Richard Florida's Who's Your City. What is it that makes a resident happy to live in their city? The surprising survey results, ranked in order of importance:

1. Aesthetics - Physical beauty of our communities comes first, followed by outdoor parks, playgrounds, and trails. The bottom line? The physical beauty and aesthetics of place does not only matter to the wealthy (as the myth goes), it matters to everyone.

2. Basic services - Jobs and housing are paramount, as usual, but a surprising second.

3. Openness - A close third, with the primary correlation being with innovation, human capital, income and housing value.

4. Economic and Personal Security - Money isn't everything.

5. Leadership – Last in order: I guess it is not really expected – kind of sad isn't it.

Trapped in Suburbia

2008-03-13T12:42:00.009-04:00

Cary Tennis in Salon Magazine recently expressed well the profound sense of uneasiness that many feel after buying a McMansion in the suburbs.

But then, after all your hard work and some measure of feeling deprived of the good things in life, you get a job with a big salary and someone who sells real estate puts you in her car and drives you around and some person inside you -- not the careful-planning you but this other more spontaneous and sensuous you, a you who always wanted to live in a big house with a yard -- sees a big, pretty house with a lawn and goes, "Wow!" And you buy it.

And as soon as you move in you feel a profound sense of loss. You can't put your finger on it but the place you are in does not make you happy. The place you are in is big and pretty. So that makes it hard to explain. Why does big and pretty not make you happy?

It doesn't make you happy because it's not made for humans. It's made for cars. These suburban houses are basically huge garages with attached living quarters for servants -- meaning us. We are the servants. We work for the cars who live there. The cars have a very good life. We make sure of that. But our lives are not so good there.

These are slums of the future. They can be saved, but it will take converting some of the bigger homes in to shops, pubs, and schools that can be in walking distance. (Oil hit $110/barrel today, double what it was a year ago.)

University as Developer

2008-03-11T23:22:00.003-04:00

Wall Street Journal - "One of the most ambitious real-estate-development projects in Philadelphia involves revamping a 42-acre eyesore on the banks of the Schuylkill River into a hub featuring gleaming office towers, apartments, a hotel and restaurants. The catalyst for the $2 billion redevelopment: the University of Pennsylvania.

Universities, increasingly, are extending their reach to off-campus development in an effort to give their surrounding areas and town centers a vibrant and modern feel. In the process, they are becoming major drivers of economic development after concluding that their fortunes are directly tied to those of their cities.

University officials say the campaign could eventually bring 4,000 new jobs to the area. Another reason for the push is that institutions are recognizing that, along with lucrative financial packages and strong academic reputations, they need to have attractive and exciting college towns to lure top faculty and students."

Universities as Urban Catalysts

2008-03-11T20:00:00.006-04:00

There is movement among colleges and universities to reconnect – or connect for the first time with the urban fabric around them. The trend is to move away from the ivory tower concept towards understanding the institution as a major economic and cultural force that can markedly improve the quality of urban development around them.

David Perry, director of the Great Cities Institute and professor of urban planning and policy at the University of Illinois at Chicago argues that universities have always had a connection, but it was more academic than economic or cultural. Recently in The Columbian, he is cited as saying, "The intellectual connection, however, eroded over time, as evidenced by the language of academia. Universities provided "outreach" and "extension services" to talk to the community and viewed cities as "laboratories" or "experiments.""

Examples a changed attitude include:

Morehouse College in Atlanta is working with the city to help rebuild surrounding neighborhoods.
Georgia Tech, which is also in Atlanta, is helping with downtown revitalization by partnering with private businesses to erect two buildings. One houses traditional university functions while the second is used for research and development conducted by private businesses matched with university researchers.

In Chicago, DePaul University restored a former department store. The school uses the top three floors, leases the middle four floors to the city and brought retail outlets to the ground floor.
Brock University, in Niagara, is also considering its relationship to St. Catharines, specifically in considering partnership in a performing arts centre. Discussion is ongoing.

The Resale Value of Renovations

2008-03-10T23:19:00.004-04:00

Every year Remodelling Magazine releases its "Cost vs. Value Report". It is a US report, but you can get a sense of what works here – we are not that different. Renovation projects ranging from a deck addition to bathroom remodelling. The report provides you with an estimate of the job cost along with the added value on resale and continues by calculating the percentage of the cost recouped.

One wonders why there are not environmentally considered renovation projects along with the subsequent improvement in resale value. Maybe it is too early, but it will be coming. Just wait until gas hits $2 a litre with a similar rise in heating oil and natural gas.

76% Willing to Spend More on Green

2008-03-10T11:36:00.005-04:00

An overwhelming 82 per cent of Canadians plan to change their behaviour and adopt green practices, according to the findings of a new poll commission by the Investors Group. They are especially interested in “going green” if it will save them money. “Canadians are looking at the cost of going green and realizing that a financial investment in lifestyle and behaviour changes can have positive impact on both the environment and their pocketbooks,” said Dan McClure, co-manager with Keith McLean, of Investors Group Summa. Winnipeg, MB – October 4, 2007:

What is interesting is the strong trend toward seeing value in responding to environmental issues – as a matter of personal responsibility and self-interest.
The following shows what a person was will to spend on their homes to reduce energy costs by 25%, either in a renovation or in the cost of a new home.

63% - Willing to spend up to $10,000
8% - Willing to spend up to $25,000
5% - Whatever it costs.
76% - Total willing to spend $10,000 or more

Clearly it is time for builders to respond to this willingness to spend more. This willingness, along with current government incentives to builders and new home purchasers should be making a difference soon in the nature of the market.

It will be important to remember that every home purchased will also be a home that is eventually sold. The inherent value of energy conservation measures will sustain the equity value. Not having this status will mean a substantially lower future value.

Change and Gliecher’s Formula

2008-03-09T16:49:00.008-04:00

We just had one of our groups give up on a $20 million project that would have been good for the city, good for the group (no risk, no ongoing responsibilities, and good for morale), and very good for the intended residents. It was economically feasible and marketable, so what happened? Why, when there was nothing but positives, did the group vote to not proceed? It can be understood by considering Gleicher's Formula: D x V x F >R

Three factors must be present for meaningful organizational change to take place. These factors are:

D = Dissatisfaction with how things are now (providing a reason to change);
V = Vision of what is possible (providing a direction to take);
F = First, concrete steps that can be taken towards the vision (understandable action).
If the product of these three factors is greater than R = Resistance, then change is possible.

Failure in this case occurred because even though there was some dissatisfaction with present reality, there was no consensus on a vision of the possible. Therefore the group was not capable of overcoming the resistance to change at this time. This again proves that good ideas and a promise of good results are not enough.

Poverty and Housing in Niagara

2008-03-06T18:55:00.004-05:00

"Maryellen MacLellan, manager of community programs with Niagara Regional Housing, said there are more than 4,300 households on the Region's affordable housing waiting list.
That adds up to more than 8,000 people. Of those, about 256 households are classified as homeless. Adding to that, just 165 new units are expected to be built over the next two years.
'The need for affordable housing has been quite steady for the last several years,' she said. 'And it still remains quite high.'"St. Catharines Standard - Ontario, CA

After 25 years of being a development consultant, the need remains, as much if not more. No new fully private rentals are being built - only those with capital assistance from government. In the past two years less than 220 new units have been created or are in progress. None were created in the previous 10 years in all of Niagara. If you are single, you can expect to wait 7.5 years in Welland for an apartment.
A good friend argues with me on this saying that rent controls should be eliminated and the problem will resolve itself. The real problem is the relative inequity in the distribution of income. Socialist? No, just trying to remember that everyone should be in the boat.

Economics 101 - The Story of Stuff

2008-03-05T22:09:00.006-05:00

This is a wonderful piece of work! Who thought economics could be so simple? Annie Leonard shows us why we have so much stuff and why that has to change.

From its extraction through sale, use and disposal, all the stuff in our lives affects communities at home and abroad, yet most of this is hidden from view. The Story of Stuff is a 20-minute, fast-paced, fact-filled look at the underside of our production and consumption patterns. The Story of Stuff exposes the connections between a huge number of environmental and social issues, and calls us together to create a more sustainable and just world. It'll teach you something, it'll make you laugh, and it just may change the way you look at all the stuff in your life forever.

Canadian Real Estate Association Reacts to Rate Drop

2008-03-04T21:45:00.006-05:00

OTTAWA – March 4th, 2008 – The interest rate cut announced today by the Bank of Canada will help Canadian home owners and buyers, according to The Canadian Real Estate Association. The Bank of Canada cut its benchmark overnight lending rate by one-half of one percentage point to 3 1/2 per cent on March 4th, and signaled further cuts in the near future. The trend-setting Bank rate, which is set 0.25 percentage points above the overnight lending rate, now stands at 3.75 per cent.

"The threat of inflation is being eclipsed by concerns about slower economic growth, so the Bank of Canada cut its trend-setting bank rate to boost growth," said CREA Chief Economist Gregory Klump. "Financial market turmoil will remain a downside risk to growth for some time. This means the Bank will probably continue lowering interest rates."

"The Bank of Canada today acknowledged that the U.S. economic slowdown was likely to be deeper and more prolonged than it projected less than six weeks ago," said CREA President Ann Bosley. "When the Bank decided to lower interest rates today, the advertised five-year conventional mortgage rate stood at 7.29 per cent.

This is less than one per cent above where it stood at the beginning of last year. Competition among mortgage lenders remains stiff, which continues to help many borrowers negotiate discounts from advertised rates."

Declining interest rates and a rebound in economic growth are factored into the CREA MLS® 2008 market forecast. "MLS® sales activity will stay strong and reach the second highest level on record this year. Residential MLS® prices are also expected to continue rising. Additional cuts to mortgage interest rates are good news for housing affordability and Canadian housing demand," Klump added.

(My take on it? Get out there and spend. Every patriot needs to support the economy. BUY NOW! Have a look at Opus.....)

Son, Not Just a Straw Man

2008-03-03T18:05:00.007-05:00

"The four walls enclosing the newest structure on the grounds of St. Lawrence College don't match. One has been constructed using conventional methods - wood with pink, cotton candy-like insulation.
Two others use Styrofoam-like insulation: one is made of Lego-type blocks filled with concrete in the middle (like an Oreo cookie of the construction world) while the other features a thick chunk of hardened foam. And, the fourth is made of straw bales.

The students building this hut, located next to the schools "Energy House". are interested in knowing which wall keeps in heat the best. 'I believe the straw bale is [the best] because of the sheer thickness of the wall,' said graduating student David Ferguson (MY SON!). 'We'll see. We don't really know.'

'We really need to educate people on the perception of building technology,' said Ferguson, 25. 'Anyone who's willing to listen, we'll give them a good spiel.'

The students, who are studying in the college's renewable energy program, also plan to hold a workshop on green roofs and a campus sustainability symposium later this month. The students started building the 140-square-foot hut in September after receiving a $17,000 grant from the provincial government to erect a demonstration structure showing four different types of insulation. The Whig Standard - Ontario, CA

19th Annual Environmental Awards

2008-03-03T17:07:00.003-05:00

Niagara Region is looking for nominations for its 2008 Niagara Region Environmental Awards, one of the longest-running Environmental Awards programs hosted by any municipal government in Ontario. These awards recognize contributors to environmental conservation in the following categories - Lifetime Achievement for an individual who has made a substantial contribution to conservation over many years, Volunteer for individuals or community groups, Corporate for businesses and institutions, and Young People for elementary and secondary schools."

Contact Don Campbell at the Region.
Include your name, address, and telephone number when sending your nomination and clearly indicate which award the nomination is for. Deadline for submissions is March 28, 2008.
The Regional Municipality of Niagara - Region Seeking Nominations For 19th Annual Environmental Awards

Bethlehem Project on Kalar Rd.

2008-03-03T16:27:00.004-05:00

Bethlehem Projects is at Niagara Falls City Council on March 17th for a rezoning of property on Kalar Rd. Bethlehem wishes to build a 40 unit rental apartment building to server persons with low to moderate income – like many who work in the tourist and service sector so crucial to the economy of Niagara Falls.

No new rental apartment has been built in Niagara Falls in 12 years. Compare that to the number of new hotels.

Planning staff are expected to provide a favourable report. However the Committee of Adjustment has previously turned down a request to sever the property. Bethlehem has appealed that decision to the Ontario Municipal Board for a hearing that will take place some time.

It is sad to note the reason for the Committee of Adjustment's decision was based on "Not in My Backyard" objections from neighbours. It is our view that no one has the right to say that another may not live in any area. This is a civil rights issue.

TND Traditional Neighbourhood Design

2008-03-02T15:07:00.007-05:00

The acronym TND stands for Traditional Neighbourhood Development, a comprehensive community design that includes a variety of housing types and land uses in a defined area. The variety of uses permits schools, civic buildings and retail (even light industrial) to be located within walking distance of private homes. A TND is served by walkable streets and lanes suitable for pedestrians as well as cars.

A good example in St. Catharines is "The Village on the Twelve". This development is showing award winning leadership in urban design in Niagara.

Other Canadian Examples
Bois-Franc, Saint-Laurent, Québec saintlaurent.ville.montreal.qc.ca, boisfranc.com
Clayton Village, Surrey, BC claytonvillage.ca, sustainable-communities.agsci.ubc.ca
Cornell Village, Markham, Ontario cornellvillage.ca, dpz.com
Dockside Green, Victoria, B.C. docksidegreen.com
Downtown Markham, Markham, Ontario downtownmarkham.ca, city.markham.on.ca, dpz.com
Downtown South, Vancouver, BC city.vancouver.bc.ca
East Fraserlands, Vancouver, BC parklane.com
False Creek North, Vancouver, BC city.vancouver.bc.ca
Garrison Woods, Calgary, Alberta garrisonwoods.com
Kettle Valley, Kelowna, BC kettlevalley.com, ekistics.ca
Maple Ridge Town Centre Plan, BC sgog.bc.ca
McKenzie Towne, Calgary, Alberta mckenzietowne.com
Oak Park, Oakville, Ontario metrontario.com
Terwillegar Towne, Edmonton, Alberta terwillegartowne.com, ekistics.ca
The Village, Niagara-on-the-Lake, Ontario thevillagenotl.com, dpz.com
UniverCity, Burnaby, BC univercity.ca

Real Estate and Peak Oil

2008-03-02T11:53:00.013-05:00

The age of cheap energy appears to be over. Natural gas production in North America will peak in 7 years. Oil may have already peaked world wide. This does not mean we will be out of fuel, it does mean that it will be increasingly scarce and expensive. Our economy is built on cheap energy and will most certainly suffer.

This most certainly has real estate implications as increasing fuel prices will make suburban homes less valuable. Further homes that are energy inefficient will also have less value.

Buying & Selling for Hard Times - Dick Halverson

Energy Tsunami on the Way - Realty Times

Peak Energy - a selection of charts & quotes

The Long Emergency - J. Howard Kunstler

Affordable Housing Failure

2008-03-01T01:04:00.009-05:00

A report by Michael Shapcott of Toronto's Wellesley Institute has found that Ontario has a $1 billion spending shortfall between what was promised by Federal and Ontario governments in 2001 to the present for affordable housing. However, instead of adding $358 million in new funding, instead $732 million has been cut in the past six years. Ontario is the only province that hasn't increased its housing spending.

"They make commitments but when it comes time to add up what's actually done, you will find a lot of excuses and a lot of stalling," Shapcott said in an interview (Toronto Star, Feb. 5, 2008). "We have this history of federal-provincial deals signed but when you look at the dollars, you find they have not done what they intended to do."

With no new money in the Federal budget the future looks even more grim for new affordable housing units.

Thorold Abbeyfield Public Meeting

2008-02-29T21:53:00.008-05:00

A Thorold councillor wondered if this were a cult when it went before council for rezoning. Good grief! Abbeyfield homes are one of the great successes world wide in creating affordable congregate living for seniors. Volunteers, families, and seniors themselves create family like settings with a housekeeper and cook.
Grace Community Church, on St. David's Rd. is conducting a public information meeting on Wednesday, March 12th, 7:30 p.m. to discuss concerns raised at council. Hopefully more intelligent questions about the nature of this project can be answered. For more information about this Abbeyfield project call 905-680-4092.

Courtyard Houses

2008-02-29T21:17:00.010-05:00

Portland is widely recognized as an urban planning and design leader. In 1974, the city council killed plans for a highway and instead used the federal funding to create the first modern day light rail system. Six years later, the city became the first in the nation to create an urban growth boundary to contain sprawl. Nevertheless, in the 21st century, Portland faces many of the crises common to the contemporary American metropolis: lack of affordable housing, declining numbers of families with children, and rapid growth at the suburban-rural fringe.

Enter the Portland Courtyard Housing Design Competition, whose winning entries were announced in late November. Sponsored by the city, the competition promotes courtyard housing as an affordable way of increasing neighborhood densities without sacrificing public space and environmental sustainability. The courtyard model also extends Portland's tradition of street oriented urbanism. "Suburban houses avoid the street," said Mark Gillem, a competition director and a professor of architecture at the University of Oregon. "The courtyard can engage it."

Suburbia – Slums of the Future

2008-02-29T18:32:00.008-05:00

It is difficult to think of suburban communities being the slums of tomorrow, but demographics, fuel prices, the end of easy oil, and global warming will have an impact that will force people to live closer together and, oddly enough, be glad of it. This is from Atlantic Monthly:

Arthur C. Nelson, director of the Metropolitan Institute at Virginia Tech, has looked carefully at trends in American demographics, construction, house prices, and consumer preferences. In 2006, using recent consumer research, housing supply data, and population growth rates, he modeled future demand for various types of housing. The results were bracing: Nelson forecasts a likely surplus of 22 million large-lot homes (houses built on a sixth of an acre or more) by 2025—that's roughly 40 percent of the large-lot homes in existence today.
For 60 years, Americans have pushed steadily into the
suburbs, transforming the landscape and (until recently) leaving cities behind. But today the pendulum is swinging back toward urban living, and there are many reasons to believe this swing will continue. As it does, many low-density suburbs and McMansion subdivisions, including some that are lovely and affluent today, may become what inner cities became in the 1960s and '70s—slums characterized by poverty, crime, and decay.