[Burnaby] Lumina Brentwood | U/C

[VarBreStr18]

Originally Posted by Tangeray

You can't compare...the scale and scope of the projects are completely different.

The scope may be different, the principal is the same. In this case a smaller company like Thind obviously has tighter cash flow. Understandably the want to cash in as quickly as possible especially in this age of uncertainty.

[jollyburger]

Originally Posted by rofina

The principal difference is the excavation.

To dig the hole at TAB took longer than to put up the Lumina towers.
I believe they only had to go down 3 or 4 feet at Lumina due to the fact they're built on swamp land.

I mean I think it's hopeless trying to present any evidence otherwise at this point. Dude has his mind made up.

[Amerchant]

Did anyone buy in starling?

[cairnstone]

Originally Posted by jollyburger

I mean I think it's hopeless trying to present any evidence otherwise at this point. Dude has his mind made up.

How many units a floor, size of units. Interior finish detail, plumbing type etc all effect the length of time a building takes to go up. The design of the floor reflects how easy it is to fly tables. I have been on jobs where you could do a 4 day cycle and others it was 6 due to things like column layout. Unless you know the back end construction finance who says its not also pension money. Many pensions are the construction financing of projects.

[Spr0ckets]

Originally Posted by VarBreStr18

The scope may be different, the principal is the same. In this case a smaller company like Thind obviously has tighter cash flow. Understandably the want to cash in as quickly as possible especially in this age of uncertainty.

I'm sorry, but what does that even mean?

If the scope is different, then doesn't that logically and by implication suggest that the respective timelines (and completion dates) will be different?

And is your suggestion or implication (in the second part) that they would, .....I don't know...."rush"(?) the construction schedule to get the project done faster to facilitate a faster "cash" or revenue flow?

Because that's really not how financing (particularly the securing of financing at the offset of the project) in construction projects work.
At all.

Do you even realize what you're insinuating there?

Nobody knows what the state of a particular market will be like by the time the construction of a particular project is completed. And things like market crashes or housing slow-downs can occur anytime during the duration of the construction period sometimes seemingly out of nowhere. That's why pre-sales are so important to developers.

I mean, one need look no farther than the CURRENT pandemic situation, of which we don't even know fully what the full impact will be on the housing market, let alone the wider Economy.
What would be the point of rushing a construction to get it done hurriedly in the current situation in the hopes of "cash flow" (and assuming you hadn't sorted all this out prior) when the likelihood would be that you would be facing a grim market situation by the time it was done?

I'm sorry, I don't mean to derail the topic again, but this always seems to keep coming up and it just boggles the mind sometimes.

[Lexus]

2020 May 19.

More progress along Beta Ave.

Untitled by Lexus, on Flickr

Untitled by Lexus, on Flickr

[officedweller]

Concrete pad for the parking?
Looks more like a bus stop, but in this location?

[joeyiltlibw]

I am new to this and stumble into this forum. Hope I am doing this right. I bought a brand new condo in this property. On completion the condo is actually 20 sf less than the original floor plan. Is this common occurrence ? Is developer allowed to change floor plan with such a large decrease in size?

[waterfella]

Hi everyone, this is my first post. I've been following this thread for a while and thought I'd contribute.

I asked MLA about orientations and completion and got this reply today:

"At this time the developer is looking to start scheduling home orientations and walkthroughs starting in a few weeks. Due to the large number of homes across both towers, we anticipate the orientation and walkthrough process to span over approximately two months. Homes in the Starling tower will be completing orientations in the month of May, followed by homes in the Waterfall tower completing orientations in the month of June. Please keep an eye out in your inbox for any upcoming updates regarding the scheduling of your particular appointment. Appointments will be offered on a first come first serve basis, and occurring on Saturday and Sunday during regular business hours.

In regards to Completion, the development will be completed under a phased Occupancy structure. We anticipate the Occupancy Permit for Starling to be obtained towards the end of June/early July, and for Waterfall towards the end of July/early August. Completions are expected to commence shortly thereafter. Please note that these timeframes are estimates and subject to change. Once Occupancy has been confirmed, the formal 10 days' Notice of Completion will be issued, confirming the Completion Date and Possession Date for your new home. Please keep an eye out in your inbox for updates regarding the completion process and preparations."

I bought in Waterfall so I'm eagerly awaiting the email to schedule the orientation soon!

Also, wanted to share some photos I took on May 21st of Waterfall and Starling:

[Joshmaxlo]

Originally Posted by joeyiltlibw

I am new to this and stumble into this forum. Hope I am doing this right. I bought a brand new condo in this property. On completion the condo is actually 20 sf less than the original floor plan. Is this common occurrence ? Is developer allowed to change floor plan with such a large decrease in size?

this can be normal and is dictated by multiple forms throughout the presale process. A slight variance allowance will be indicated in the Contract of Purchase and sale and disclosure statement by the developer. Refer to the CPS for the variance allowance, there is a certain percentage they are allowed to change without giving notice to buyers. I believe it is up to 5%, but don't quote me on that number.

[waterfella]

Originally Posted by joeyiltlibw

I am new to this and stumble into this forum. Hope I am doing this right. I bought a brand new condo in this property. On completion the condo is actually 20 sf less than the original floor plan. Is this common occurrence ? Is developer allowed to change floor plan with such a large decrease in size?

Just curious, how did you find out your unit is 20sf less? And which building and floorplan do you have?

[officedweller]

Thanks for the pics!

[joeyiltlibw]

Originally Posted by waterfella

Just curious, how did you find out your unit is 20sf less? And which building and floorplan do you have?

Because I bought a 2 bedroom unit, the second bedroom has a chunk taken out which measures 3 x 6.5 ft. Anybody would notice it. It was suppose to be a square bedroom and now becomes irregular size den. I mean I paid for that
19.5 sf at presale!!!

[joeyiltlibw]

Originally Posted by waterfella

Just curious, how did you find out your unit is 20sf less? And which building and floorplan do you have?

I bought Starling, north facing.

[waterfella]

Originally Posted by joeyiltlibw

Because I bought a 2 bedroom unit, the second bedroom has a chunk taken out which measures 3 x 6.5 ft. Anybody would notice it. It was suppose to be a square bedroom and now becomes irregular size den. I mean I paid for that
19.5 sf at presale!!!

Yikes! I have a 1 bedroom in Waterfall that's 520 sf. If I find out it's also 20 sf less, I'll be very upset...

[VarBreStr18]

Originally Posted by joeyiltlibw

Because I bought a 2 bedroom unit, the second bedroom has a chunk taken out which measures 3 x 6.5 ft. Anybody would notice it. It was suppose to be a square bedroom and now becomes irregular size den. I mean I paid for that
19.5 sf at presale!!!

I used to envy you guys for Thind efficiency. Guess Shape is not bad after all, they may be slow but they delivered, no surprises. Good luck to you.

[ededwee123]

Originally Posted by waterfella

Yikes! I have a 1 bedroom in Waterfall that's 520 sf. If I find out it's also 20 sf less, I'll be very upset...

In my contract for 1bed+den (or so they called Jr. 2 beds) 657 sqft, it says:

"The Contract and the Purchase Price shall remain in full force and effect notwithstanding that the building plans and specification may be varied to a minor extent (defined as +/-8%) as a result of the aforesaid variances or as desirable and reasonable, in the discretion of the Seller, or as may be required by any authorities having jurisdiction in respect thereof between the date of this Contract and the Completion Date."

When we bought it they told us it's normal for an 8% variance for condos. We are first-time home buyers so we didn't know better.

I emailed them about the 30-minute inspection not being enough time but they never got back to me. In the Contract it also states that "the Purchaser or its representative and a representative of the Seller shall view the Strata Lot at a reasonable time designated by the Seller prior to the Completion Date." I don't think 30 minutes is reasonable but they refuse to reply. I hope they allow more time for people who bought the 3bedrooms.

[joeyiltlibw]

Originally Posted by ededwee123

In my contract for 1bed+den (or so they called Jr. 2 beds) 657 sqft, it says:

"The Contract and the Purchase Price shall remain in full force and effect notwithstanding that the building plans and specification may be varied to a minor extent (defined as +/-8%) as a result of the aforesaid variances or as desirable and reasonable, in the discretion of the Seller, or as may be required by any authorities having jurisdiction in respect thereof between the date of this Contract and the Completion Date."

When we bought it they told us it's normal for an 8% variance for condos. We are first-time home buyers so we didn't know better.

I emailed them about the 30-minute inspection not being enough time but they never got back to me. In the Contract it also states that "the Purchaser or its representative and a representative of the Seller shall view the Strata Lot at a reasonable time designated by the Seller prior to the Completion Date." I don't think 30 minutes is reasonable but they refuse to reply. I hope they allow more time for people who bought the 3bedrooms.

In my case they took out a big chunk out of an already small bedroom which becomes non functional as a bed room, do you think that blanket clause should be allowed to protect the developer? It totally ruins the intention of a floor plan. Like I said I am first time buyer too. I am frustrated as hell. Decent developer should have some accountability.
During my walk thru we were rushed. nothing was ready, no hot water, cannot test the pressure of the tap; no bath tub cover, hence cannot test the drainage. Place is still dusty and dirty.
Btw did anyone notice the balcony railings are not standard? odd floor has higher railing, even floor has lower railing. Is this new aesthetic design, or just excuse to cut corner? I mean outside railings are for safety, shouldn't it be standard height?

[joeyiltlibw]

Originally Posted by Joshmaxlo

this can be normal and is dictated by multiple forms throughout the presale process. A slight variance allowance will be indicated in the Contract of Purchase and sale and disclosure statement by the developer. Refer to the CPS for the variance allowance, there is a certain percentage they are allowed to change without giving notice to buyers. I believe it is up to 5%, but don't quote me on that number.

I realize this contractual clause is for the protection of the builder. A variance of 8% is allowed in my contract. 8% of 650 sf is 52 sf. A variance of 52 sf around the perimeter of a rectangle is not as noticeable which is some times unavoidable . Apply the 8% to a single bedroom is stretching it. This allows a builder to essentially remove 52 sf from a 100 sf bedroom and render it non functional as a bedroom. Builders are still technically only within the 8 % various and hence hide behind the protection of the contract clause. My argument is whether this is fair and reasonable for the builder to utilize to clause to alter the floor plan and ultimately abuse the buyer. In my case the second bedroom is reduced by 21%
Hope there are lawyers and developers, realtors , out there who are reading this forum and give some feed back . How would you feel if your bedroom is 48 sf instead of 100 sf . I am just using this as an example to illustrate my point.

[Joshmaxlo]

Originally Posted by joeyiltlibw

I realize this contractual clause is for the protection of the builder. A variance of 8% is allowed in my contract. 8% of 650 sf is 52 sf. A variance of 52 sf around the perimeter of a rectangle is not as noticeable which is some times unavoidable . Apply the 8% to a single bedroom is stretching it. This allows a builder to essentially remove 52 sf from a 100 sf bedroom and render it non functional as a bedroom. Builders are still technically only within the 8 % various and hence hide behind the protection of the contract clause. My argument is whether this is fair and reasonable for the builder to utilize to clause to alter the floor plan and ultimately abuse the buyer. In my case the second bedroom is reduced by 21%
Hope there are lawyers and developers, realtors , out there who are reading this forum and give some feed back . How would you feel if your bedroom is 48 sf instead of 100 sf . I am just using this as an example to illustrate my point.

totally agree, they sell on a "promise" with floorplans as their reference and guide. I agree with your point that the clause indicates to the floorplan as a whole. I would assume, and this would be up to lawyers to prove due to the language in the contract, that each room is separate in particular to the floorplan as a "whole" thus changing one room by that indicated allowable variance for the whole floorplan instead of just one room changes the whole room entirely.