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The First-Time Home Buyer incentive aims to help qualified first-time buyers reduce their monthly mortgage carrying costs without adding to their financial burdens. The Federal Government along with the Canadian Mortgage and Housing Corporation have announced this program will launch on September 2, 2019. According to the tip sheet provided by the Government of Canada, you will be able to submit your incentive application on September 2, 2019 (barring any unforeseen circumstances). The first closing will take effect on November 1, 2019.
HOW DOES IT WORK?
The incentive will help enable first-time homebuyers to reduce their monthly mortgage payment without increasing the down payment. The incentive is not interest-bearing and does not require ongoing repayments. If you meet the criteria for the incentive program, you can then apply for a shared equity mortgage with the Government of Canada. A shared equity mortgage is where the government shares in the upside, and the downside of the property value.
TO QUALIFY FOR THE INCENTIVE
You still need to have the minimum 5% down payment to be eligible, this program will not cover a down payment shortage. Your maximum qualifying incoming is no more than $120,000The total borrowed amount is limited to 4 times the qualifying income
Through the First Time Home Buyer Incentive, the Government of Canada will offer
5% Down for a first-time buyer's purchase of a resale home5% or 10% for a first-time home buyer's purchase of a new construction home
HOW DOES IT GET PAID BACK?
The incentive can be paid in full at any time without a pre-payment penalty; however the incentive will need to be repaid after 25 years, or if the property is sold, whichever happens first. The repayment of the incentive is based on the property's fair market value.
If you receive a 5% incentive of the home's purchase price of $200,000, you would receive $10,000 as an incentive. If your homes value increases to $300,000 your payback would be 5% of the current value or $15,000If you receive a 10% incentive of the home's purchase price of $200,000, or $20,000 and your homes value decreases to $150,000, your repayment value would be 10% of the current value or $15,0000* If your property value goes down, you are still responsible for repaying the shared equity mortgage based on the current home value at the time of repayment.
INCENTIVE BY PROPERTY TYPE
New Construction Home: 5% or 10%
Existing Home: 5%
New or Re-Sale Mobile/Manufactured Home: 5%
WHO CAN APPLY?
Canadian citizens, permanent residents, and non-permanent residents who are legally authorized to work in CanadaBorrowers with a maximum qualifying income of $120,000Total qualifying income must be $120,000 per year or less, this is subject to qualifying income requirements set out by lenders and mortage loan insurersAt least one borrower must be a first-time homebuyer as per the definitions below
ARE YOU CONSIDERED A FIRST TIME HOME BUYER?
You are considered a first-time homebuyer if you meet one of the following qualifications:
you have never purchased a home beforeyou have gone through a breakdown of a marriage or common-law partnership (even if you don't meet the other first-time home buyer requirements)in the last 4 years, you did not occupy a home that you or your current spouse or common-law partner ownedIt is possible that you, your spouse or common-law partner qualify for the First-Time Home Buyer Incentive (if you are married or common-law relationship) with the 4-year clause, even if you have owned a home.
HOW DOES THE 4 YEAR PERIOD WORK?
The 4 year period begins on January 1 of the fourth year before the year you purchased your home. It ends 31 days before the date you purchase your new home. Here are a few examples:
If you purchased a home on March 31, 2016, the 4 year period begins on January 1, 2016, and ends on February 28, 2020If you sold your home that you lived in in 2014, you may be able to participate in 2019 or if you sold the home you lived in in 2015, you may be able to participate in 2020.
WHAT ELSE SHOULD YOU KNOW?
Total borrowing is limited to 4 times the qualifying income. The combined mortgage and incentive amount cannot exceed 4 times the qualifying income. The amount for the mortgage loan insurance premium is excluded from this calculation.The maximum threshold for debt service ratios is, Gross Debt Service 39% and Total Debt Service 44%. This is only applied on the first mortgage and is subject to requirements by lenders and mortgage loan insurersThe incentive is a second mortgage on the land title of the property. There are no regular principal payments. It isn't interest bearing and has a maximum term of 25 years. The Government of Canada will share in the upside and downside of the property value upon repayment.
WHAT ARE THE DOWN PAYMENT REQUIREMENTS
The minimum down payment is 5% of the first $500,000 of the lending value and 10% of the lending value above $500,000The minimum down payment must come from traditional down payment sources (savings, withdrawl/collapse of RRSP, non-repayable financial gift from a relativeUnsecured personal loans or unsecured lines of credit used to satisfy minimum down payment requirements are not eligible for the program.
WHAT PROPERTIES ARE ELIGIBLE?
Single Family HomesSemi-Detached HomesDuplexTriplexFourplexTownhousesCondominium UnitThe property must be located in Canada and must be suitable and available for Full Time, year-round occupancy.
You can sign up for updates on the First-Time Home Buyer Incentive here.
We are seeking the support of our fellow community members on behalf of our sisters and brothers who may be less fortunate than us. Our GOAL is to raise $50,000....enough to bring back the recently eliminated Monday dinners at the Mustard Seed Church. To donate, please click on the image above. WE CHALLENGE YOU!
The Mustard Seed Church runs one of several meal programs in the City for our less fortunate, providing a place to warm up, rest, meet friends, and fill empty bellies with a healthy hearty meal. Our Company, Century 21 Masters, has been supporting the Mustard Seed for several years. We have two nights a week that our REALTORS, friends and family spend the evening preparing food and serving dinner. This amazing program feeds between 250 and 400 people per meal service, currently Tuesday through Saturday.
Recently, we learned that the Mustard Seeds lost a sponsor so we had to remove one weekly meal service. The Monday night dinner was removed as this was often the hardest day to get volunteers to assist with preparation and serving. Meals are now only being served Tuesday to Saturday.
OUR MISSION is to raise funds and to help gain volunteers so that they can bring back the Monday night meals. It costs roughly $1000 per night for the food to serve dinner to all of these hungry souls.
OUR GOAL is to raise $50,000 so a warm meal can be served to our community members on Monday nights again.
WE CHALLENGE YOU!! Any donation will help make an impact.
BUSINESSES....match our corporate sponsorship of $1000INDIVIDUALS....any donation will helpEVERYONE....consider reaching out with 8 -10 of your colleagues, friends or family to take on dinner service.
Thanks in advance for your contribution to this cause that means so much to us and our community.
More information about the Mustard Seed can be found here: https://theseed.ca/
The "Ice District" has been the center of every conversation surrounding downtown Edmonton since the plans for Rogers Place were announced. Great news for Edmonton, and a fantastic opportunity to revitalize our downtown core that before this was quickly becoming a ghost town. Edmonton's downtown core is in the middle of a rapid transformation, with over $5 billion worth of developments planned, underway or recently completed between now and 2020. Rogers Place and Ice District are already buzzing, making the downtown core the place to be with still so much to come.
I had the opportunity along with some of my colleagues from Century 21 Masters to be one of the first visit to the new Stantec Tower and get a preview of Sky Residences at Ice District as well as some of the amenities that this building will have to offer. This may already be one of the most sought after buildings in downtown Edmonton. I say this because many of the units on the lower floors have already been sold to eager investors.
The Stantec Tower will house 66 stories of mixed-use Real Estate including the Sky Residences at Ice District, and when completed will be the tallest standing structure in Edmonton and for that matter the tallest standing structure in Canada west of Toronto. That's something that Stantec and the City of Edmonton can be proud of.
The presentation center is located at Rogers Place, or you can reach out to me for more information on this significant new development. 780.667.4020.
Stantec Tower will house 29 Storeys of Commercial workspace and will be home to Stantec's 1500 Edmonton based employees.
Rising above the Commercial Space up to the 30th Floor you will find 20,000 sqft of Amenities from a Billiards Lounge to Outdoor Firepits with a view.
From the 31st floor on you will find Sky Residences at Ice District. 1 Bedrooms to 2 Bedrooms + Den take up the 31st to 60th floors. Above the 60th floor, you will find Sky Residences Penthouses with forever views of the City of Edmonton from every angle.
If you're looking for your next home or investment property, Sky Residences has the answer.
If you live in Edmonton, then you may already know that the Ice District started with Edmonton Oilers owner Daryl Katz. The Katz Group then partnered with the City of Edmonton to build Rogers Place, the primary catalyst for ICE District.
In 2012, Katz Group joined forces with ONE Properties (formerly WAM Development Group) to create ICE District Properties, the vibrant mixed-use developments surrounding Rogers Place.
Together they are set to complete the vision and develop a new downtown district that brings Edmonton together and attracts visitors to our world-class city.
The first stop of our tour was to the Sales Center located at Rogers Place (10210 104 Avenue) situated between the Grand Villa Casino and the South Entrances to Rogers Place. A friendly knowledgeable sales team greeted us. "Excitement lives here" was a common theme of the presentation. Ensuring we knew that ICE District has buzzworthy restaurants and cafes, ongoing Oilers games, concerts, cultural events, shopping and the Grand Villa Casino. Also, when you roam ICE District, you'll stay connected with Wi-FI thanks to state-of-the-art fibre optic cabling running through the community.
What I got from the presentation was that living in Stantec Tower means living in a tower designed for winter living. ICE District provides a convenient, direct inside connection to downtown Edmonton's above-ground Pedway system. Shed your winter coat and explore in the climate-controlled comfort or easily hop onto the LRT steps away and get anywhere else quickly.
DOWNLOAD THE FULL SKY RESIDENCES BROCHURE HERE
DOWNLOAD THE FULL SKY RESIDENCES PRICE LIST HERE
The Stantec Tower Lobby
After a short walk over to Stantec Tower, our first stop was to view the 16 Million Dollar lobby, designed by no other than Daryl Katz himself. (Seen below). A fresh contemporary look, welcoming to residents and professionals alike. A hotel-inspired Grand Lobby with a friendly concierge to greet your guests. A great start to what the Stantec Tower at ICE District had to offer.
Sneak Peak: Ice District Public Plaza & Food Hall
The next stop on tour was the Stantec Tower Food Hall overlooking what will be the ICE District Public Plaza.
The 50,000 square-foot public plaza is encircled by Stantec Tower, the JW Marriot Hotel and Rogers Place and is expected to be programmed year-round with activities such as concerts, movies, shows and of course televised Edmonton Oiler games.
Surrounding the public plaza, you will find retail stores and restaurants to add to the already buzzworthy energy of ICE District.
The ICE District Public Plaza is expected to open sometime in 2019.
The Food Hall on the 2nd Floor of Stantec Tower is not your average "Food Court." It overlooks the Public Plaza and is sure to impress Foodies everywhere.
It was communicated to us that this is not "Fast Food," but that the food hall in the Stantec Tower will be "Good Food, Fast." So don't expect to see the big Fast Food names filling this space.
The Stantec Tower food hall will be the only Food Hall licensed in Alberta, with a Wine & Beer station in the center of the hall as well as a Cocktail & Tapas Bar.
You can look forward to Good Food-Fast, from restaurants such as Hula Poke, Dirt Belly, Chachi's and more!
Taking Dining to New Heights
Taking dining to new heights on the 28th floor of the Stantec Tower you will find two Oliver & Bonacini Restaurants for you to enjoy. More information to come on this soon!
The 30th Floor: Amenities, Amenities, Amenities
Come on up to where you belong. The 30th floor of the Stantec Tower will house the large 20,000 square-foot amenities floor. There is so much to see and do; the questions isn't why you would want to live here? The question is why wouldn't you want to live here?
Live it up on the 30th floor.
Billiards Lounge: challenge your friends to a sky-high game.
Demonstration Kitchen: host your next big party downtown.
Fitness Centre: with unobstructed views and everything you need to stay in shape.
Yoga & Pilates Studio: where you can take some time to find your Zen.
Infrared Sauna: warm-up on those chilly ICE District days.
Media Lounge: take movie night and Oilers games to the next level
Poker Lounge: Win it all, above it all
Oversized Hot Tub: take in the best of the city from the outdoor hot tub
Rooftop Terrace: with outdoor BBQ's and lounge areas, who needs a backyard.
Reception Desk: book your amenities right here, right now.
Business Centre: with office space and conference rooms for all your business needs.
Fire Pits: Enjoy that backyard fire feeling with a view of the city.
Sundeck: Layout on the 30th floor, that much closer to the sun.
Cabanas: Reserve your private Cabana for use by you and your guests
SKY Residences at ICE District
The last stop on our tour, and of course the most important were the show suites on the 31st floor of Stantec Tower. With Sleek designs and a choice of three palettes, it is clear that SKY is taking luxury living to new heights. Each show suite we viewed was warm and inviting with a beautiful view of the City of Edmonton and ICE District. With contemporary designer style kitchens that feature exquisite quartz counter-tops, glass tile back-splashes, soft close cabinetry, and a kitchen or mobile island you genuinely feel like you are living above the rest. Step into your indulgent ensuite featuring soaker tubs with rainfall showerheads, ceramic wall tiles, vanity mirrors with integrated sidelights and quartz countertops you'll feel like you spent the day at the spa. Smartly tailored suites, 9' ceiling heights in the main living areas, engineered flooring, solid core interior doors and individually controlled forced air and cooling systems, the SKY Residences are a step above when it comes to condo living.
Penthouses start on the 60th floor and go up to the 66th Floor. These are the best views in ICE District.
Floor plans offered range from 1 Bedroom at 572 square-feet to 2 Bedroom + Den units at 1,221 square feet.
Penthouse prices start at $449,000, with the highest-priced Penthouse listed at $1.094,000.
If you want the best panoramic views in Edmonton, the SKY Residences are for you.
Standard Units start on the 31st floor and travel up to the 60th floor, where the Penthouses begin.
Floor plans offered range from 1 Bedroom at 572 square-feet to 2 Bedroom + Den units at 1,221 square feet.
Unit prices start around $316,900 and go up to $739,900.
Every unit has a view, so whether you want to face North, East, West, South or South East, South West, North East or North West. SKY Residences at ICE District have you covered.
VIEW & DOWNLOAD THE FLOOR PLANS HERE
Views from the 31st Floor
Take a moment to appreciate the views. I love the views, even scared of heights the views just from the 31st floor made me breathless. I can only imagine what the view from 35 stories higher would have been like.
Another positive about SKY Residences at ICE District
Each unit has dramatic outdoor balconies with panoramic views of ICE District and the City Of Edmonton Skylines.
So now you've seen it all, everything except the top.
If you're ready to move up in the world, give me a call.
Radon is a naturally occurring radioactive gas produced by the breakdown of the uranium in soil, rocks, and water—is present in all houses. Left unmitigated, high levels of radon can present significant health risks, so testing is an essential element of responsible homeownership. Long-term testing, advocated by Health Canada, provides the most accurate measure of indoor radon. It is inexpensive and can be accomplished by the homeowner. Modifying a house to lower radon levels is relatively inexpensive, with costs being comparable to other home maintenance expenses, and there are a variety of options available. A qualified radon specialist can help homeowners make an informed decision.
What is radon?
Radon is a radioactive gas that is odourless, colourless, and tasteless. It is produced by the breakdown of uranium found in sediment (soil), rocks, and water. When radon is released into the atmosphere, it gets diluted and poses a negligible risk to human health. However, if radon accumulates inside a home, it can pose a severe health risk. Radon is found throughout Canada, but concentrations differ depending on the composition of the bedrock or sediment.
DOWNLOAD THE FULL RADON GUIDE FOR HOMEOWNERS HERE