Junction Triangle

I take it everyone got the Rogers call for the freebies... 3 months of free TV, home phone and internet... date of install needs to be confirmed 30 days before occupancy... of course, date of occupancy is to be determined...

In reading another blog, I have come to read that the crane is down... could this be one step closer to completion!

how is everyone assigning their townhouse/condos? did you get permission/consent from the building? was that in your contract or was I a fool not knowing to add that in?!

Address Lot 164 351 Wallace Ave, Toronto, ON M6P 3N8, Canada

Bedrooms (#) 3 bedrooms
Bathrooms (#) 2 bathrooms
Size (sqft) 1008
Lower Level Unit

We are offering a brand new stacked condo townhouse for sale by assignment in the Brownstones on Wallace Development

The unit is north/south facing. It is right on Wallace.

Unit Name: Gramercy

Sq feet: 1008

-3 Bedrooms

-2 Full Bathrooms

-Planters at both ends of the property

-Fridge, Dishwasher, Stove, Stacked Washer and Dryer

-Parking space included

Dimensions:

Ground Floor

Living/Dining 12'4" X 22'3"

Kitchen 6'3" X 10'

Bedroom 3 8'6" X 9'

Upper Level

Master Bedroom 10'3" X 11' 8"

Bedroom 2 8'3" X 10'

Please call 647 703 7814 for details

No Agents Please

Hi everyone,

My wife, daughter and I are in a situation where we were counting on the July 26th deadline. We bought in Block A and if it is not ready we will have to move our stuff into storage and look for a place to rent. I of course am going to call Rob, but if anyone has already spoken to him did he say when he will know by? I am guessing that it is a matter of the inspectors coming and giving him the green light or not for occupancy and I'm hoping that he at least knows when that will happen so we can know for sure.

I have to be honest, I would live in that place with a bulldozer in the living room if I had too and if I can't I'm hoping someone out there knows someone or somewhere we can rent for the short term.

Sincerely
Getting desperate

If anyone is interested in renting out their parking spot let me know. We have 2 cars and 1 parking spot.... You do the math.

I can be reached mmolto@me.com

Thx
Michael

Got my letter via email as well. Some questions & feedback:

1. My letter starts with "we believe that your unit itself will be ready for occupancy by July 26, 2010".....I'm guessing that is a lie and all letters started that way. Am I right? Did anyone get a letter that doesn't have that written or that states their unit will not be ready by July 26?

2. I haven't confirmed the dates of when we needed to receive notice by, etc. but what it means is that if the builder has not met the date requirements for when we need to receive notice by, then I don't believe that they can delay.

3. The Sept 30th date is beyond what the builder is entitled to delay until (they only have 15 more days past the July 26 date) therefore, if the unit cannot be occupied by about Aug 10th (assuming proper notice of this datei s provided), then yes the builder is in breech of the contract.

4. Please note the above $100 max $5,000 if not a penalty - it is compensation for expenses. Therefore, if you are living rent free / haven't given your landlord notice / etc. and this change doesn't have any additional cost to you, then you won't be getting the $100 /day. Granted, if you have a good lawyer and/or builder is in breech (#3 above)....then your lawyer may be able to assist in getting you some damages / compensation.

PS. Please note that the $5000 max is 50 days x $100. Therefore, if you do need to live temporarily (hotel?) where this would be applicable.....at $100 day the 50 days would hit about Sept 15. Assuming you had $100/day in expenses, then each day after Sept 15 that you incur expenses you are losing money out of your pocket that is not covered by the standard Tarion damages. You also have to make a claim with Tarion AFTER occupancy to seek these damages and dealing with Tarion isn't a quick process.

5. To those who think there is no advantage for the builder to delay....think again. These units are estimated to be worth $60-80k more than they were sold for 3 years ago. If the builder delays past July 26 (or Aug 10) purchasers have the ability to walk away from their unit and will only get their deposit + interest (say 3% on $20-30k for 3 years this is about $2-3k in interest). So the builder could re-sell your unit at $60-80k more and only lose the $2-3k in interest they have to pay you.......are you certain the builder has no reason to delay! :)

Hi All,

I just got off the phone with Robert and had a candid and straight forward conversation which was good to have. He is very approachable and will take phone calls and emails and is always cognizant to return calls promptly (he returned my call 3 times today and I was not available each time)

A few things,

1. If you are concerned about your legal rights and entitlements, call your lawyer and have them look at the contracts and letters we have received and make any concessions with them

2. Plan for occupying whenever your letter says. If you can be in earlier and this is an option it will be available, but if you need to be in later, then the option is there as well. The letter may not be clear with the way it was worded but the intention is to have everyone move in as soon as possible

3. Robert is well aware of what is written on these boards and chooses not to participate as there are numerous Anonymous comments and things will escalate quickly out of control. He is quite available via the telephone or email and I have had previous contact on numerous occasions.

4. The Registration requirements are currently being reviewed and checked off as they are completed and he does not anticipate an extended registration process. This should come as a relief to most if you are concerned about a lengthy time period of making the interim occupancy payments

5. He rest assured that he has been open and upfront throughout the process and it is not in the builders best interest to continually delay the completion of the project.

So, it will be interesting to hear what anyone's lawyers might say. I think we are all in the same boat and the Board is useful to help alleviate some of our concerns and to let our frustrations be known. I guess patience is the key and something we are all quite used to right now. I'm hoping for July 26 but am okay now with the 30th as well after our conversation.

Hope this helps!

S

I have been reading the threads for while now and like everyone I have been waiting to finally move into my house which we purchased 2007. I have spoken to Falus quite a few times and all I can say is that he has never told me any factual information he has just permantley lied. I called him while I was heavily pregnant in 2009 as myself and my husband were anxious to be in our house before our baby was born. He told me that we could expect to move in by christmas, a week later I received a letter saying that it had been pushed back to March, he would have known this when I spoke to him yet he obviuosly decided to take the easy route and not tell me the truth. I called him again in March as we received another letter pushing the date back to July, he told me that he had no idea that he could push back again until his lawyer told him. Now I obviously do not work in the housing industry but I do find it extremley hard to believe that he had no idea that he could push back again!

I have been patient with him I have never got angry I have just accepted that this is the way it is. However, I spoke to Falus last week and he told me that he expects us to move in July and yet again we receive another letter pushing back. I have bit my tounge for 3 years and now I no longer can read this website without getting this off my chest. If you ever call Falus please just take what he says with a pinch of salt because my experience is that he is unable to provide truthful information and he just tells you what you want to hear then sends the bad news in writing.

I now have a 7 month old son in a one bedroom apartment and because Falus told us we would be moving we missed our oppurtunity to move into a 2 bedroom. I would imagine a lot of you are in similar situations like us and I'm also sure a lot of patience has run out.

I do not think that anything I have writen has any impact on people or probably Falus but after 3 long years of having our lives on hold it feels good to voice my opinion.

Good luck everyone and hopefully we will be in our houses by Christmas this year!!!!!!!

Well, as anticipated the next delay letter arrived via e-mail today. September 30th....

So, it will be two months tomorrow that we are to occupy the townhomes...

Is anyone in the same boat where they are needing to give notice to a current rental property and are on the fence as to what they need to do? Do I give my 60days notice and risk the possibility of another delay or do I wait and see and then end up having two places at once to pay for? Right now I am leaning to giving my 60days notice at the end of May and if things don't pan out and they are delayed, again, then I will make alternate arrangements for the brief time period.

I was reading over my BOW contract and it specifically states that prior to occupancy purchasers must provide written confirmation from a lender that sufficient financing is in place for final closing. I'm not sure how strictly that will be enforced but it looks like, despite my original comment, it's best to have a formal pre-approval done before you move in.

has anyone been by BOB to see how it is doing?

Great, why don't you drop me a line at mcnojulie@hotmail.com and we can hopefully arrange to meet up before we move in (fingers crossed in 3 months)

Thanks for the additional information Irmina. This is very helpful!

Okay just to let everyone know;

I was in the site this week and found that in this first block (The one most complete) the kitchen cabinets are in, the drywall and trim are done, the painting is done and the banisters are done.

From what I can tell, all that is left to be done from what I could see is:

The countertops need to be installed, the appliances need to be put in, Flooring (Hardwood, tile, carpet)

Unfortunately they have also installed locks on the doors and they keep them locked when they are not working on them.

So the end of July looks quite possible for some of us.

Sorry guys no pictures as I didn't have a camera.

As I recall there will be approx 14 visitor parking spots within the the 351 Wallace area. No street permits for overnight will be issued for additional parking for those residing at 351 .During the day there generally is room on the surrounding streets until about 6pm.

Currently, if you behave, you can park in the church parking lot overnight as long as they don't have activities. Because of the church street parking on Friday nights and Saturday is a nightmare in the Perth Wallace area.I suspect that this may effect visitor parking at 351.

For the record the community was concerned about too many units and not enough visitor parking and brought this up at many meetings. When Railpath section 2 gets completed some visitors will have a great bike option.

Dont you all get a info sheet with this kind of stuff listed when you buy?

I am attempting to make contact with Rob Falus regarding the flooring supplier and can post any contact information once I get it in case people are interested in buying additional flooring that matches the builder-supplied inclusions. Fingers still crossed for a July 26 close!

Cheers

S

Are there any updates on the Solways metal situation? Is there a date yet for them to vacate? How noisy is the scrapyard?

For those posting Condos for Assignment do you have consent from the developer/builder to do so?! If so how have you obtained this? I've sent 3 letters, each followed by a phone call, now have a lawyer!

[Message deleted by request of author]

So I received the first letter yesterday from the builder advising us that the occupancy date of October 2010 has now been moved to December 10, 2010. I believe that BOB and BOW purchasers have a delay of around a year and 6 months from the initial occupany date should your final occupany date be July 2010.

I have been reading this forum since May 2009 when i bought at Brownstones on Davonport location, it has been very helpful as i was fully aware from the beginning of the much expected delays. I can't wait to move in even if it will be in one more year (....or 2).

Hello All,

The information you have provided on the builders is quite useful. I went by the salesoffice this week and was told that the Wallace project wouldbe available late July, maybe even August. The sales person wasn't very assuring of the exact date. i am a first time home buyer with a young family and do not want to go through these issues with the new development Brownstones on the Park. So far I have been told September 2011 but now I am skeptical. Also, I do believe that the sales agents are not confident in the builder themselves.
When anyone has purchased did you receive the by-laws of the townhome in your contract? I am concerned with their policies regarding the townhomes and need more info before I decide to make a decision.
Any information would be a great help.
Thanks

EDIT: I created a forum for Brownstones on the Park. --Vic

While we may not be in a shelter, a substantial amount of our savings is tied up in these townhouses. I can't speak for everyone, but, I have a very young family and modest resources outside of the deposit I put down on my unit. Aside from the inconvenience the situation has caused, if I encountered employment issues or serious illness I wouldn't have access to my deposit, or, the equity in the property to fall back on until we move in. On that basis it's reasonable for the buyers to discuss their feelings within this forum, just as anyone in the neighbourhood is free to vent their frustrations with graffiti, trains, politics, etc. If you aren't interested in people's thoughts about this subject stop reading the threads about the Brownstones and stick to something you do have a vested interest in.