Green On Queensbury
Homeowner Care

Welcome to Homeowner Care! With construction well underway and the pre-construction sales process complete, our Homeowner Care Team will assist you with any inquiries that you may have leading up to and after possession. To help you stay updated, we have been providing regular homeowner updates, and will continue to do so until completion.

Progress Updates

Homeowner Update #18: October 2019

Occupancy Permit Received for Building One, and Land Titles Received for the full project.

Green on Queensbury Homeowner Guide is now available! (View in our resources section)

Building One (707)

All Closing Notices Issued!

With PDO’s done on Levels 4-2, only an average of less that 2 deficiencies (light cosmetic) per unit – a major milestone for multifamily development.

There will be no further updates for Building One.

Building Two (733)

We currently estimate Closings in Building Two to occur in December 2019. With that said, if these dates fall too close to the holiday season (for all or some Strata Lots), we may push the Closing date out to early January 2020 given the complexities of the holidays for Homeowners and other parties (banks, lawyers).

We will endeavour to provide you with 2-3 weeks notice of your closing date once it has been determined (as opposed to the required 7 day minimum).

Likewise, you will be contacted for Marcon for your PDO date. Marcon will try to provide you with two week’s notice.

We currently estimate but to not warrant or represent:
L4, L3  around the 16-18th of December
L2 around week of January 6th   2020
L1/TH around the 27th January 2020

Construction Update

Exterior siding installation & painting nearing completion
Suite painting ongoing on Level 4
Finished Carpentry install ongoing on Level 3
Suite flooring being installed on Level 2
Shower screens being installed on Level 2
Countertop Install on Level 1
Bathroom Tiling ongoing on Level 1
Elevator Installation nearing completion

Building Three (747)

We currently estimate Closings in February 2020. We will endeavour to provide you with 2-3 weeks notice of your closing date once it has been determined (as opposed to the required 7 day minimum).

Likewise, you will be contacted for Marcon for your PDO date. Marcon will try to provide you with two week’s notice.

We currently estimate but to not warrant or represent : 
Mid-Late February 2020

Construction Update
Sanding Drywall on Level 4
Electrical Rough In Installation ongoing on Level 3
Floor grinding ongoing Level 1
Drop ceiling installation ongoing on Level 1
Planter walls being formed outside
Exterior hardie panel installation & sanding ongoing.
Exterior brick veneer installation ongoing.

Homeowner Update #17: September 2019

We are getting very close to our first closings. Exciting times indeed!

Please note that the waiting list for storage lockers is closed. If you are on the waitlist and have not been contacted, unfortunately, we were not able to accommodate your request.

General Housekeeping:
Please don’t forget to re-familiarize yourself Completion Guide to help you for closing.

For the few homeowners who have still not provided us with their Lawyer information, please do so no later than September 25, 2019.

Building One (707)
We are wrapping up Pre-Delivery Inspections in Building One and  thrilled with the feedback we have received from happy homeowners.

We expect to send formal closing notices for Building One in the next week or so, and well in advance of the 7 days notice required.

Construction Update:

Planters being filled with compost
Patio divider screens being installed throughout
Amenity & Main Entrance Railing being installed
Suite painting ongoing in Level 1
Finished Flooring install on Level 1 ongoing
Finishing carpentry Level 1 ongoing
Appliance install Level 1
Amenity area Marble Installed at lobby
QC & Cleaning on Level 2
Parkade Painted, Storage and Bike Rooms being installed.

 

Building Two (733)
We currently estimate Closings in Building Two to occur in December 2019. However, if these dates fall too close to the holiday season, we may push them out to early January 2020 given the complexities of the holidays for Homeowners and other parties (banks, lawyers). We expect to provide more information on this next month. Stay tuned.

Construction Update:

Exterior siding installation & painting nearing completion
Finished flooring install ongoing on Level 4
Fan Coil Units installed on Level 2
Countertop Install on Level 2
Suite Painting ongoing on Level 2
Bathroom Tiling Level 1
Cabinetry Install on Level 1
Planter walls being poured.

 

Building Three (747)
We currently estimate Closings in Building Two to occur late January or February 2020.

Construction Update:

Bath Tubs and shower trays being installed on L2
Drop Ceilings Installed Level 4
Door framing being installed Level 3
Patio Soffit Installation ongoing Level 1
High level boarding Level 1
Planter walls being formed outside.

As with all updates over the past seven months, we again stress that these dates are estimates only. They are provided to keep you in the loop as best as we can (given the known fluidity of dates in pre-construction agreements). Per the terms of the Agreement, you are entitled to receive 7 days notice of the actual closing date. As a courtesy, however, we will endeavor more advanced notice. As regularly communicated and per the mutually agreed “No Delay of Closing” clause in the Purchase Agreement, we are unable to address requests for specific closing dates.

Homeowner Update #16: August 2019

Summer has flown by and construction has too! Our team is excited for homeowners to take possession soon and to ensure a smooth transition, we recommend you check the homeowner portal regularly for updates.

Fourth Amendment to the Disclosure Statement

Now available online under Helpful Resources on our homeowner care page or click here. Further to our regular completion updates and estimates provided online, this forth amendment to the disclosure statement further communicates that the Developer currently estimates Completion of Construction to be between October 1, 2019 and December 31, 2019.

General Housekeeping Items

While Notice of Closings have not yet been issued, and while all date communicated thus far have been estimates only, see your Homeowner Completion Guide for how dates are established and other important closing information.

Just another friendly reminder that Purchase Agreement name changes (add or remove buyer) requests must be made no later than August 31, 2019. Be sure to speak with your lender regarding names on the Purchase Agreement.

Requests for Assignment deadlines are also in place. Please see Assignments in our FAQ section for more information. It is important to start your financing process if you have not yet done so already. As a friendly reminder, please note that we can not customize closing dates (see Homeowner Completion Guide or Purchase Agreement for more info).

Also another reminder about our lawyer package for those seeking real estate legal services. You are not obligated to use this particular law firm and is simply a recommendation.

PDO Update – Building One (707, strata lots 1-57)

Our revised and current estimate for Pre Delivery Orientations in Building One is starting on or around September 1st. We will be starting from 4th floor and working our way down. As previously mentioned, you will be contracted by Marcon approximately two weeks in advance of the date that your suite will be inspected. Read more on Pre-Delivery Information.

We kindly remind you to make sure to include your STRATA LOT NUMBER in the subject line, so that we can promptly respond to you.

Moodyville Park Revitalization

The City of North Vancouver informed us this week that they anticipate completion to be end of October 2019. The park is really shaping up.

Construction Updates

Building 1

Planters being filled with compost
Patio pavers installed
Patio Glass screens being installed throughout
Elevator install ongoing
Suite painting throughout
Finished Flooring install on Level 1 ongoing
Finishing carpentry Level 1 ongoing
Appliance install Level 2
Amenity area Millwork and Tiling being installed on Level 1
Gas Testing throughout
QC & Cleaning on Level 4

Building 2

Exterior siding installation & painting on-going
Fan Coil Units installed on Level 4
Countertop Install on Level 3
Bathroom Tiling Level 2
Cabinetry Install on Level 1
Planter walls being formed

Building 3

Bath Tubs and shower trays being installed on L4
Electrical R.I. Level 3
Mechanical R.I. Level 2
High level boarding Level 2

For inquiries all inquiries, please state your Strata Lot number in the subject line and email green@qualex.ca

Homeowner Update #15: July 2019

We’re getting closer to completion and we want to help prepare you for the big day!

As such, Purchase Agreement name changes (add or remove buyer) requests must be made no later than August 31, 2019. Be sure to speak with your lender regarding names on the Purchase Agreement.

Requests for Assignment deadlines are also in place. Please see Assignments in our FAQ section for more information. It is important to start your financing process if you have not yet done so already. As a friendly reminder, please note that we can not customize closing dates (see Homeowner Completion Guide or Purchase Agreement for more info).

We have also added a lawyer package for those seeking real estate legal services. You are not obligated to use this particular law firm and is simply a recommendation.

On the same note, due to the high volume of inquiries, we kindly ask that you make sure to include your STRATA LOT NUMBER in the subject line, so that we can promptly respond to you.

In our next few Homeowner Updates, we will be providing you with a series of overviews for the next few stages of your purchase. While some information may be repetitive, and not the most stimulating read, it is nonetheless very important. We encourage you to read pertinent information included in the Homeowner Completion Guide, and the regularly updated Homeowner Care Page .

While dates are not firm as of yet (see your Homeowner Completion Guide for how dates are established and other important closing information).

In this first series, the Pre-Delivery Orientation “PDO” is explained. We currently roughly estimate PDO’s to occur:

· Building 707: Mid-Late August 2019

· Building 733: Early November 2019

· Building 747: Early January 2020

Note: PDO’s are not related to closing dates. Dates are estimates only.

Construction Progress

Building 1

Exterior siding painted
Planter walls formed
patio pavers being installed
Railing being installed
Elevator install ongoing
Suite painting throughout
Counter top install complete
Finished Flooring install Level 1
Finishing carpentry Level 1
Plumbing finishes Level 1
Appliance install Level 3
Cabinet install completed

Building 2

Exterior siding installation on-going
Bathroom Tiling Level 4
Cabinetry Install on Level 3
Priming Level 2
Boarding Level 1
Planter walls being formed

Building 3

Mechanical R.I. Level 2
Boarding Level 4

Until the next update!
Your Green Homeowner Care Team

green@qualex.ca

Homeowner Update #14: June 2019

Through our last several updates and with closings for many homes coming this fall, we want to make sure you are prepared for the Big Day!

As such, Purchase Agreement name changes (add or remove buyer) requests must be made no later than August 31, 2019. Be sure to speak with your lender regarding names on the Purchase Agreement.

Requests for Assignment deadlines are also in place. Please see our FAQ section on Assignments for more information.

On the same note, due to the high volume of inquiries, we kindly ask that you make sure to include your STRATA LOT NUMBER in the subject line, so that we can promptly respond to you.

In our next few Homeowner Updates, we will be providing you with a series of overviews for the next few stages of your purchase. While some information may be repetitive, and not the most stimulating read, it is nonetheless very important. We encourage you to read pertinent information included in the Homeowner Completion Guide, and the regularly updated Homeowner Care Page .

In this first series, the Pre-Delivery Orientation “PDO” is explained. We currently roughly estimate PDO’s to occur:

· Building 707: Mid-Late August 2019

· Building 733: Early November 2019

· Building 747: Early January 2020

Note: PDO’s are not related to closing dates. Dates are estimates only.

While Green is coming along smoothly, the City’s progress on Moodyville Park is coming along as well. Be sure to check it out!

Construction Progress

Building 1

  • Exterior siding being painted
  • Planter walls being formed
  • Railing being installed
  • Elevator install begun
  • Suite painting throughout
  • Counter top install Level 1
  • Flooring install Level 1
  • Finishing carpentry Level 1
  • Plumbing finishes Level 1
  • Cabinet install Level 1

Building 2

  • Exterior siding installation on-going
  • Priming Level 3
  • Electrical R.I. on Level 1
  • Boarding Level 1

Building 3

  • Insulation on Level 4
  • Mechanical R.I. Level 2

Until the next update!
Your Green Homeowner Care Team

green@qualex.ca

Homeowner Update #13: May 2019

Building 1:

  • Exterior siding being installed/painted
  • Metal siding installation on-going
  • Planter walls being poured
  • Suite painting Level 2
  • Countertop install on Level 2
  • Flooring on Level 2
  • Finishing carpentry Level 1
  • Plumbing finishes on Level 1
  • Tile Install on Level 1
  • Electrical finishing on Level 1
    Cabinet install on Level 1

Building 2:

  • Exterior siding installation has begun
  • Drywall on Level 4
  • Electrical rough in on Level 3
  • Plumbing rough in on Level 2

Building 3:

  • Windows installed
  • Mechanical rough-in on-going

Very Important:

All approved assignments and or contract name changes ( to add or remove buyer(s)) must be made no later than August 31, 2019. Due to the mandated Condo and Strata Assignment Integrity Register (CSAIR) for which we have no control, we are unable to make any extensions.
Please check with your lender as soon as possible to determine if you need to assign, add an individual(s) or remove an individual(s) to the Agreement for mortgage approval.

Homeowner Completion Guide

Please take the time to read our important and informative Homeowner Completion Guide to ensure you are all prepped for the big day.”

Anticipated Completion

The Vendor currently estimates but does not warrant or represent, that Closing Dates shall commence on or about :

707 – September/October 2019

733 – November 2019

747 – January 2020

and that the possession date for the Strata Lots (the “Possession Date”) shall be the day following the Closing Date. The order of closings and specific dates will be determined by the Vendor only, and are not necessarily floor by floor. Move-in scheduling information will be included in your Closing Notice.
Until the next update!

Your Green Homeowner Care Team

green@qualex.ca

Homeowner Update #12: April 2019

Building 1:

  • Exterior cladding being installed on South face
  • Metal siding work to begin soon
  • Plumbing fixture install on Level 3
  • Suite painting Level 3
  • Finishing carpentry Level 3
  • Counter top install on Level 2
  • Tile Install on Level 2
  • Cabinet install on Level 2
  • Electrical rough in on Level 1

Building 2:

  • Windows complete
  • Mechanical/Drywall/Insulation work on going on Level 4

Building 3:

  • Prepping for window installation
  • Back framing is still on-going

Very Important:

All approved assignments and or contract name changes ( to add or remove buyer(s)) must be made no later than August 31, 2019. Due to the mandated Condo and Strata Assignment Integrity Register (CSAIR) for which we have no control, we are unable to make any extensions.

Please check with your lender as soon as possible to determine if you need to assign, add an individual(s) or remove an individual(s) to the Agreement for mortgage approval.

Homeowner Completion Guide

Please take the time to read our important and informative Homeowner Completion Guide to ensure you are all prepped for the big day.”

Anticipated Completion:

The Vendor currently estimates but does not warrant or represent, that Closing Dates shall commence on or about :

707 –September/October 2019

733 – November 2019

747 – January 2020

and that the possession date for the Strata Lots (the “Possession Date”) shall be the day following the Closing Date. The order of closings and specific dates will be determined by the Vendor only, and are not necessarily floor by floor. Move-in scheduling information will be included in your Closing Notice.

Until the next update!

Your Green Homeowner Care Team

green@qualex.ca

Homeowner Update #11: March 2019

Building 1

  • Exterior brick cladding and hardie siding continue to be installed.
  • Plumbing fixture install on Level 4
  • Counter top install on Level 3
  • Tile Install on Level 3
  • Cabinet install on Level 2

Building 2

  • Windows 90% installed
  • Mechanical rough-in on Level 2

Building 3

  • Back framing is ongoing
  • Sprinkler rough-in on Level 3
  • Concrete topping poured up to Level 2

The Vendor currently estimates but does not warrant or represent, that Closing Dates shall commence on or about :

707 & 733 – November 1, 2019

747 – January 1, 2020

Until the next update!

Your Green Homeowner Care Team

green@qualex.ca

Homeowner Update #10: February 2019

Green on Queensbury is progressing with Building 3 well on its way!

Building 1:

  • Exterior brick cladding and hardie siding continue to be installed.
  • Countertop install on Level 4
  • Cabinet and tile install on Level 3
  • Prime paint on Level 2
  • Electrical and drywall on Level 1

Building 2:

  • Windows being installed
  • Mechanical rough-in on Level 3

Building 3:

  • Back framing is nearing completion
  • Sprinkler rough-in on Level 4 being installed

Estimated completion

The Vendor currently estimates but does not warrant or represent, that Closing Dates shall commence on or about :

707 & 733 – November 1, 2019

747 – January 1, 2020

Until the next update!

Your Green Homeowner Care Team

green@qualex.ca

Homeowner Update #9: January 2019

In 2019, we’ll start to see Green on Queensbury take shape so keep a close eye on our updates!

Building 1:

  • Exterior brick cladding and hardie siding, Cedar soffit, Planter walls install.
  • Cabinet install in progress on Level 4
  • Doors and finishing carpentry completed on Level 3
  • Drywall and electrical rough-in completed on Level 2
  • Mechanical rough-in completed on Level 1

Building 2:

Our team is currently working on waterproofing and electrical rough-in for building 2.

Building 3:

Framing is almost completed and we’re down to one crane!

Updated estimated completion

The Vendor currently estimates but does not warrant or represent, that Closing Dates shall commence on or about :

November 1, 2019 for buildings: 707 & 733 and January 1, 2020 for building: 747

It’s never too late to be prepared for Closing.

We recommend Bookmarking Green Homeowner Care for easy access.

Have you changed your contact details since your purchase? If so, please send us a quick email and don’t forget to include your strata lot number (found on top page of your purchase agreement).

The order of closings will be determined by the Vendor and Builder, and are not necessarily floor by floor. We will provide you written notice of your actual closing date approximately 3-4 weeks in advance. We will not be able to give you a precise date until that time.

Until the next update!

Your Green Homeowner Care Team

green@qualex.ca

Homeowner Update #8: December 2018

Happy holidays! Construction for Green is progressing and we’re seeing some exciting new changes happening.

Building 1: Boarding from L4 down is currently on the way. Elevator installation has also started.

Building 2: Our team is currently working on waterproofing and electrical rough-in for building 2.

Building 3: Framing is almost completed and we’re down to one crane!

It’s never too late to be prepared for Closing.

While the Vendor currently estimates, but does not warrant or represent, that Closing Dates shall commence on or about January 1, 2020, time will fly by! It is never too late to talk to your bank about mortgage pre-approval well in advance of closings. Being prepared financially will certainly reduce last minute stress when you receive your Closing Notice. With stricter lending policies and stress tests now in place, mortgage pre approval and approval may take more time. We have found that in some cases, banks require additional individuals on title or as guarantors to the mortgage in order to be approved. As per the Purchase Agreement, any changes to individuals on the purchase agreement must be ammended at least 45 days in advance of the estimated closing date. Speak to your lender today!

Tips for Mortgage Pre-Approval/Approval

We recommend Bookmarking Green Homeowner Care for easy access.

Have you changed your contact details since your purchase? If so, please send us a quick email and don’t forget to include your strata lot number (found on top page of your purchase agreement).

The Vendor currently estimates, but does not warrant or represent, that Closing Dates shall commence on or about January 1, 2020 and that the possession date for the Strata Lots (the “Possession Date”) shall be the day following the Closing Date. The order of closings will be determined by the Vendor and Builder, and are not necessarily floor by floor. We will provide you written notice of your actual closing date approximately 3-4 weeks in advance. We will not be able to give you a precise date until that time.

Until the next update!

Your Green Homeowner Care Team

green@qualex.ca

Homeowner Update #7: November 2018

Rainy season is here but Green on Queensbury is moving along with great progress being made!

Building 1: We are currently working to complete mechanical and electrical rough-ins. Windows are now installed and waterproofing is on its way.

Building 2: Framing is complete and windows are currently being installed.

Building 3: Framing is ongoing for Level 3.

It’s never too late to be prepared for Closing.

While the Vendor currently estimates, but does not warrant or represent, that Closing Dates shall commence on or about January 1, 2020, time will fly by! It is never too late to talk to your bank about mortgage pre-approval well in advance of closings. Being prepared financially will certainly reduce last minute stress when you receive your Closing Notice. With stricter lending policies and stress tests now in place, mortgage pre approval and approval may take more time. We have found that in some cases, banks require additional individuals on title or as guarantors to the mortgage in order to be approved. As per the Purchase Agreement, any changes to individuals on the purchase agreement must be ammended at least 45 days in advance of the estimated closing date. Speak to your lender today!

Tips for Mortgage Pre-Approval/Approval

We recommend Bookmarking Green Homeowner Care for easy access.

Have you changed your contact details since your purchase? If so, please send us a quick email and don’t forget to include your strata lot number (found on top page of your purchase agreement).

The Vendor currently estimates, but does not warrant or represent, that Closing Dates shall commence on or about January 1, 2020 and that the possession date for the Strata Lots (the “Possession Date”) shall be the day following the Closing Date. The order of closings will be determined by the Vendor and Builder, and are not necessarily floor by floor. We will provide you written notice of your actual closing date approximately 3-4 weeks in advance. We will not be able to give you a precise date until that time.

Until the next update!

Your Green Homeowner Care Team

green@qualex.ca

Homeowner Update #6: October 2018

Progress continues at Green on Queensbury! We are mostly framed-out, roof membrane is being applied, and some windows have already been installed. This is truly cosmopolitan living surrounded by beautiful parkland.

When it comes taking care of every detail so your home ownership experience is worry free, our Homeowner Care Team takes pride in ensuring that every step of the process is carefully executed.

It’s never too late to be prepared for Closing.

While the Vendor currently estimates, but does not warrant or represent, that Closing Dates shall commence on or about January 1, 2020, time will fly by!. It is never too late to talk to your bank about mortgage pre-approval well in advance of closings. Being prepared financially will certainly reduce last minute stress when you receive your Closing Notice. With stricter lending policies and stress tests now in place, mortgage pre approval and approval may take more time. We have found that in some cases, banks require additional individuals on title or as guarantors to the mortgage in order to be approved. As per the Purchase Agreement, any changes to individuals on the purchase agreement must be ammended at least 45 days in advance of the estimated closing date. Speak to your lender today!

Tips for Mortgage Pre-Approval/Approval

We recommend Bookmarking Green Homeowner Care for easy access.

Have you changed your contact details since your purchase? If so, please send us a quick email and don’t forget to include your strata lot number (found on top page of your purchase agreement).

The Vendor currently estimates, but does not warrant or represent, that Closing Dates shall commence on or about January 1, 2020 and that the possession date for the Strata Lots (the “Possession Date”) shall be the day following the Closing Date. The order of closings will be determined by the Vendor and Builder, and are not necessarily floor by floor. We will provide you written notice of your actual closing date approximately 3-4 weeks in advance. We will not be able to give you a precise date until that time.

Until the next update!

Your Green Homeowner Care Team

green@qualex.ca

Homeowner Update #5: July 2018

Looking good Green! This parkfront gem is really starting to take shape! Construction is of course well underway, and we understand from the City that park revitalization will commence Summer 2019 and the City plans on having it complete in time for Homeowner Possessions.

Some new menu items have been added to your Green Homeowner Care page. We recommend Bookmarking Green Homeowner Care for easy access.

  • Storage Lockers
  • Assignments

Have you changed your contact details since your purchase? If so, please send us a quick email and don’t forget to include your strata lot number (found on top page of your purchase agreemetn).

The Vendor currently estimates, but does not warrant or represent, that Closing Dates shall commence on or about January 1, 2020 and that the possession date for the Strata Lots (the “Possession Date”) shall be the day following the Closing Date. The order of closings will be determined by the Vendor and Builder, and are not necessarily floor by floor. We will provide you written notice of your actual closing date approximately 3-4 weeks in advance. We will not be able to give you a precise date until that time.

Until the next update!

Your Green Homeowner Care Team

Homeowner Update #4: May 2018

Hard to believe that it has only be eight months since we first started selling Green on Queensbury. Today, construction is progressing very well, and we are thrilled to still on track for a early 2020 completion.

Upcoming deposit? Please see Wiring Information for a quick and easy way to make your deposit.

Until the next update!

Your Green Homeowner Care Team

Homeowner Update #3: March 2018

2nd Amendment to Disclosure Statement:

The Disclosure Statement has been amended a second time to reflect the new mailing address for the Vendor. Please download your copy.

Park Revitalization Update:

We understand that the City of North Vancouver expects to commence Moodyville Park Revitalization this June! We are very excited to see the park evolve and interface with Green.

Deposits: An easy, fast and secure way to pay your deposit. As a reminder, with third and final deposits upcoming for many Homeowners, and with our Discovery Centre closed we have an easy way for Homeowners to provide their deposit(s).

View Wiring Information

Construction Update:

The footprint of the buildings are starting to take shape, despite battling through some snowy days on site.

Homeowner Update #2: February 2018

Deposits: An easy, fast and secure way to pay your deposit.

With third and final deposits upcoming for many Homeowners, and with our Discovery Centre closed we have an easy way for Homeowners to provide their deposit(s).

The most popular and convenient way to provide your deposit is via wire transfer.

1. Just visit your bank on or before your deposit due date

2. Have your bank wire funds from your account to our lawyer (held in trust)

3. Once our lawyer receives funds, you will receive a deposit receipt!

Below is the information required for Purchasers who are sending funds by wire to DENTONS CANADA LLP’s account at the Bank of Montreal. Simply provide the wiring information to your bank.

View Wiring Information

Construction Update:

Construction is currently on track and moving along!

Homeowner Update #1: December 2018

First Amendment to Disclosure Statement dated December 14, 2017.

Further to your receipt and acknowledgement of Green on Queensbury’s Disclosure Statement dated September 2017, please see the link below to download a copy of the First Amendment to Disclosure Statement dated December 14, 2017.

In accordance with the Real Estate Development Marketing Act (REDMA), this First Amendment was filed to bring to your attention the following three updates:

1. The City of North Vancouver has issued Building Permit # BLD 2017 – 10300 in respect of the Development,

2. the Developer has obtained a financing commitment for construction financing, and

3. the Developer has entered into a master deposit protection contract.

We strongly encourage you to read the complete document below and save a copy for your files.

Download Green on Queensbury Disclosure Statement and First Amendment

We are thrilled that construction is moving along swiftly, and we look forward to providing you with regular construction updates moving forward.

Warm regards & happy holidays!

General Info & FAQs

What are some important deadlines I need to know?

  • New requests for assignments: Now Closed for Building 707
  • Extra Storage and Parking Waitlist (Now Closed)
  • Mortgage: Finalize your financing as soon as possible.
  • Purchase Agreement name changes (add or remove buyer) requests: no later than August 31, 2019.
  • Legal Representation: You will need to engage with a lawyer to facilitate the closing of your home no later than August 31st. (See below FAQ under “what do I need to know/do for closing/possession?” for more info)
  • Pre-Delivery Orientation: You will be contact regarding your appointment date and time (7-30 days prior to estimated closing date)
  • Official notice of closing date issued by the vendor to the homeowner: Approximately 2 weeks prior to actual closing date.

What is the current estimated completion for Green on Queensbury and when will PDO occur?

Last Updated on June 11, 2019 – This is the most current information, any updates will be posted here.

The Vendor currently estimates, but does not warrant or represent, that Closing Dates shall commence on or about :

Building 707 (Strata Lots 1-57): Early October 2019

Building 733 (Strata Lots 58-105): Late November 2019

Building 747 (Strata Lots 106-164): Late January 2020

and that the possession date for the Strata Lots (the “Possession Date”) shall be the day following the Closing Date. The order of closings and specific dates will be determined by the Vendor only, and are not necessarily floor by floor. Subject to change at anytime without notice.

When will PDO occur?

A Pre-Delivery Orientation of your home will occur 7-30 days prior to the estimated completion date.

You will be contacted by Marcon Construction regarding your Appointment date and time. The PDO process is explained in greater detail here.

If you are unable to attend your PDO appointment at the scheduled time, you may appoint someone to attend in place of you. To do so, please fill out the form here.

Assignments: What is an Assignment and is it allowed?

Are Assignments Allowed?

As per the terms of the Purchase Agreement, the Vendor is in no way obligated to allow the assignment of a Purchase Agreements however, the Vendor may review requests on a case by case basis, but well in advance of estimated completion.

Deadlines:

While we have been flexible and accommodating for assignment requests over the past two years, as closings are coming soon, we want to ensure that all Homeowners are planning and or are ready for the big day! Likewise, due to the legal paperwork involved in completing the assignment, the following firm deadlines are in place.

  • All existing and approved requests for assignment: assignment agreement must be in place no later than August 31, 2019.
  • Strata Lots 01 through 105 – we are no longer accepting assignment requests
  • Strata Lots 106 through 164 – requests for assignment may be considered by the Vendor up until July 15, 2019 only
  • Purchase Agreement name changes (add or remove buyer) requests: no later than August 31, 2019.

What is an Assignment?

After an original purchase agreement is firm and binding – An assignment of an Agreement of Purchase and Sale occurs when the original purchaser allows another individual to take over the contract with the Vendor/Developer prior to building completion, and with the Vendor’s express approval. The fundamentals of the Purchase Agreement remain unchanged after an assignment. This includes deposits held in trust, commissions payable and any other agreements. The Assignee must reimburse the Assignor for deposits paid to date.

Condo and Strata Assignment Integrity Register (CSAIR)

The Condo and Strata Assignment Integrity Register (CSAIR) is a database for assignments of purchase agreements of all residential condo and strata lots in B.C., including both pre-sale lots and completed lots.

A pre-sale purchase agreement refers to acquiring the right to purchase a condo or strata lot from a developer before the building is completed and registered with the land title office.

An assignment is the transfer of the right to purchase the condo or other strata lot.

Information Collection

The CSAIR captures information about assignments of purchase agreements of condos and other strata lots, including certain personal information on the assignors and assignees.

Developers are responsible for collecting and reporting this information on all assignments of purchase agreements.

Information in the CSAIR is kept confidential by the Ministry of Finance, but is shared with other agencies, such as the Office of the Superintendent of Real Estate and Canada Revenue Agency, to ensure assignment transactions are reported and the appropriate taxes assessed. The information collected is also used to inform future housing and tax policy.

Assignment Restrictions:

  • The Purchaser shall pay the Vendor an assignment administration fee equal to 2% of the Purchase Price plus applicable taxes. This fee is non-negotiable. (example if original purchase price was $700,000 x 2 % assignment fee = $14,000 + GST).
  • The Assignor must also pay the CSAIR registration fee of $195.00
  • The Vendor will limit assignments to five active at any time
  • The Assignor will not place any signage on or near the Project or place advertisements on the internet*, or in any newspapers, magazines or other print publications (including MLS listings) or solicit offers from the general public with respect to the Unit and the assignment of the Purchase Agreement.
  • *Vendor will allow realtors to advertise assignments via their website (but not MLS)
  • Allowing Assignments is at the sole discretion of the Developer/Vendor once all the units in the development have been sold.
  • The Vendor/Developer does not assist or facilitate the ‘assignor’ in finding an ‘assignee’.
  • The Vendor/Developer does not pay commission on assignments
  • No assignment by the Purchaser of the Purchaser’s interest in the Unit/Strata Lot or this Agreement or direction of transfer to any other person shall release the Purchaser from any of the Purchaser’s obligations or liabilities under the Purchase Agreement. The assignor is not released from liability should the Assignee does not complete the requirements of the Purchase Agreement.
  • The Assignor and Assignee are fully responsible for any tax related submissions, filings or responsibilities as a result of the assignment
  • The Assignee must be a Canadian Resident.
  • If you have approval for assignment, all assignments must be made no later than August 31, 2019

How it works:

Assignor: An Assignor is the original buyer of the unit from the Builder/Developer

  1. Assignor cannot place advertisements on the internet (except realtor website), MLS, or in any newspapers, magazines or other print publications (including MLS listings) with respect to the Strata Lot and the assignment of the Purchase Agreement.
  2. The Vendor requires the Assignor and Assignee to sign the Vendor’s consent form and or the Vendor’s Assignment Agreement, however full details (Fintrac and CSAIR) of the Assignee must be provided to the Vendor in advance.
  3. The Assignor is required to pay applicable consent fee (see your purchase agreement) and CSAIR fees. These amount plus GST is paid directly to the Vendor by certified cheque or draft upon assignment.
  4. The Assignee is required to pay the Assignor an amount equal to the deposits already paid to the Vendor.
  5. There may be consideration payable by the Assignee to the Assignor for the assignment of the Agreement in an amount determined by the assignor.
  6. Provide the Assignee with original Agreement of Purchase and Sale and all related documents including the Disclosure Statement (or Condominium Documents where applicable) and inclusive schedules
  7. The Assignor is not released from their obligation to the Vendor if the Assignee does not complete the purchase.

Assignee: An Assignee is the buyer of the Agreement of Purchase and Sale from the Assignor

  1. Should obtain original Agreement of Purchase and Sale and related documents from Assignor. Review obligations carefully. Have a lawyer review.
  2. The Assignee is required to pay the Assignor an amount equal to the deposits already paid to the Vendor.
  3. The Vendor requires the Assignor and Assignee to sign the Vendor’s consent form and or the Vendor’s Assignment Agreement.
  4. The Assignee may be required to prove that they can obtain a mortgage.
  5. The Assignee pays the following to the Builder on final closing: balance of Purchase Price, two months maintenance fee’s in advance, Contributions, Property Tax adjustments, legal conveyance fee’s and other amounts set out in the Purchase Agreement
  6. Assignee takes possession of unit and all applicable financial obligations

Both the Assignor and the Assignee mutually covenant and agree, at their sole cost and within no less than five days after written request from the Vendor, to promptly do, make, execute or deliver, or cause to be done, made, executed or delivered, all such further acts, documents, information and things as the Vendor may require to permit the Vendor to comply with the Proceeds of Crime (Money Laundering) and Terrorist Financing Act (Canada) and any regulations, directives, guidelines, protocols or directions issued thereunder or as the Vendor may require under the current terms of, and any future amendments to, the Property Transfer Tax Act (BC), the Real Estate Development Marketing Act (BC), the Land Owner Transparency Act (BC) and any current or future regulations thereunder and any regulations, directives, guidelines, protocols or directions issued pursuant to any future legislation, or any directives, guidelines, protocols or directions issued by the Property Taxation Branch in connection with this assignment for which this Consent has been granted, including without limitation any and all information which may be prescribed in relation to the Vendor’s obligations to maintain a record of assignments of purchase agreements in respect of the Development.

This information is provided for general information purposes only and is not to be relied upon or construed as legal, real estate, or other professional advice or opinion. Please refer to your Agreement of Purchase and Sale for more information on assignments.

Is there a waitlist for extra storage lockers or parking?

Storage Locker & Parking Waitlist (now closed)

Please note that the waiting list for storage lockers and Parking is closed. If you are on the waitlist and have not been contacted, unfortunately, we were not able to accommodate your request.

Location of Lockers/Parking

The storage lockers and parking stalls will be located in secured areas of the parkade. The exact location to be determined by the Vendor in the Vendor ‘s sole discretion.

 

Where can we find mortgage Information for Green on Queensbury?

Mortgage and financing arrangements in advance of Closing are the sole responsibility of the Homeowner, as are any related closing costs and legal fees. Selecting a mortgage broker or lender is of course up to the Homeowner. Some brokers already working with Green Homeowners are noted below.

It is never too early to arrange or get approved for financing. We highly recommend speaking with broker well in advance of the estimated closing, as any delays with funding can result in interest costs.

BMO Custom Built Mortgage and Locked in rates (download)

Shaina Moriyama
Mortgage Specialist
Tel: 604-351-5434
shaina.moriyama@bmo.com


TD Canada Trust Mortgage Specialist Amyn Nathoo is also pleased to offer you great builder package rates (guaranteed for 24 months) and service.

Amyn Nathoo
M: 778-889-6150
F: 604-420-4397
E: amyn.nathoo@td.com


RBC’s new construction and pre-sale mortgage specialist offer fast, firm approvals. (download)

Soudi Moussavi
T: 604-722-6565
E: soudi.moussavi@rbc.com

I'm a lender/appraiser. Where can I find information about Green on Queensbury?

Brochure & Features

Floorplans: Building One (707 East 3rd) | Building Two (733 East 3rd) | Building Three (747 East 3rd)

Unit Details (parking, storage, sizes, strata fees, floorplan types and more)

Disclosure Statement and Amendments (including Budget, Warranty and Schedules)

Site Access for Appraisals:

If physical access to the Strata Lot is required for appraisal purposes, please contact green@qualex.ca. Please note, as this is an active construction zone, scheduling of appraisals will generally occur on Fridays as noted below.

We are currently accepting appointments for Building 1 (707 East 3rd Street) on Fridays starting September 13th, 2019. For appraisal access, please contact green@qualex.ca and attention Sandy Banns on the email. Please kindly note your SL and unit number as well in the email subject line. Alternatively, you may contact Sandy via telephone at 604-683-5152 (ext. 107) to schedule an appointment if you prefer.

Appraisal access for Building 2 (733 East 3rd Street) and Building 3 (747 East 3rd Street) will be determined at a later date. Please continue to check the homeowner care web page for updates.

Completion Update:

The Vendor currently estimates, but does not warrant or represent, that Closing Dates shall commence on or about :

Building 707: September/October 2019

Building 733: November 2019

Building 747: January 2020

Pricing and upgrades (if applicable) are contained within the purchase agreement. Please ask the Lender or Purchaser for a copy as due reasons of privacy, we cannot provide these documents.

What is the address of my new home?

Mailing Addresses

 

Building 1

(Suite #) 707 3rd St East
North Vancouver, BC
V7L 1G8

 

Building 2

(Suite #) 733 3rd St East
North Vancouver, BC
V7L 1G8

 

Building 3

(Suite #) 747 3rd St East
North Vancouver, BC
V7L 1G8

When is the actual Possession or Closing Date?

Per the terms of the Agreement, we are to provide you with 7 days notice of your Closing Date. We will not be able to give you a precise date until that time. We will however endeavour to provide about 3 weeks or more notice of the Closing date if and when possible. “Possession” is always the day following a successful closing. For example, if your Closing Date is February 2, 2020, Possession is after 12:00pm on February 3, 2020.

When can I move in?

In your official Closing Notice, you will be given a special contact number for the Property Manager to book your move in date and time. You may schedule your move-in for possession day (after possession time given on closing notice) or the next available time slot. We highly recommend scheduling a date that falls after your possession date – as it allows you time to become familiar with your home and take measurements, and will reduce the stress of possession day.


The Current Estimated Construction Completion Date is early estimate of construction completion (not possession/closings), and should not, in anyway, be interpreted or quoted as a notice of closing. For more information regarding closing dates, please refer to your Green Purchase and Sale Agreement. As per your Purchase and Sale Agreement, final suite sizes may vary. The noted drawings are not precise and are for reference only. We strongly recommend that you wait until possession or orientation to take measurements for the purpose of ordering furniture to ensure a good fit.

In preparation of this site and its sub-parts, every effort has been made to offer the most current, correct, and clearly expressed information possible. Nevertheless, inadvertent errors in information may occur. In particular but without limiting anything here, Qualex-Landmark Northern Limited Partnership and Qualex-Landmark Northern GP LTD. disclaims any responsibility for typographical errors and accuracy of the information that may be contained on it’s web pages. The information and data included herein has been compiled by Qualex-Landmark Northern Limited Partnership and Qualex-Landmark Northern GP LTD. staff from a variety of sources, and are subject to change without notice to the User.Qualex-Landmark Northern Limited Partnership and Qualex-Landmark Northern GP LTD.makes no warranties or representations whatsoever regarding the quality, content, completeness, suitability, adequacy, sequence, accuracy, or timeliness of such information and data.

What do I need to know/do for closing/possession?

  • Pre-Delivery Information
  • Possession, Closing and Move-in Information (coming soon)
  • First Year Service/Warranty (coming soon)
  • Activate your Hydro Account 2 days prior to Possession Day (requires closing notice/dates): Please see section below under utilities for more info.

Lawyer Information for closing 

You will need to engage a lawyer to facilitate the closing of the purchase of your home at Green. The firm will need to be in B.C. and should have experience in pre-construction multifamily sale closings (“new builds”). If you have yet to determine who you are using for your lawyer, we are happy to introduce you Spagnuolo & Company and Rachel Heidary who are offering a special pre-set pricing package for Green Homeowners. More information and the legal package available here.

Please ensure that either you or your chosen lawyer notify Green@qualex.ca (including your Strata Lot in the subject line) as soon as possible, and no later than thirty (45) days prior to the estimated Completion Date, with the name, firm and email address of your chosen lawyer representing your interests in the completion of the purchase. You will then need to inform your lawyer of your financing arrangements.

a) Selecting Your Legal Representative

As part of the Closing Process and in accordance with the Purchase Agreement, the Purchaser is responsible to retain a BC legal conveyance representative (lawyer or notary), other than Dentons Canada LLP, for the conveyance of the Strata Lot. (Addendum A, 2.0)

Working with the Vendor’s solicitor Dentons Canada LLP, the Purchaser’s Solicitor will prepare the documents necessary to complete the conveyance of title to the Strata Lot into the name of the Purchaser.

As a courtesy to our Homeowners, we have provided two legal packages being offered for Green on Queensbury. Please feel free to utilize one of these lawyers, or BC legal conveyance representative of your choice.

Spagnuolo & Company: Real Estate Lawyers or Heidary Law Group

 

Final Strata Lot size (preliminary vs. final surveys)

In the Disclosure Statement provided to you at the time of Purchase a Preliminary Survey by an accredited British Columbia Surveyor showed the estimated (pre-built) size of your Strata Lot. The Surveyor has since provided a Final Survey of the strata lots to determine final size. See how the two surveys compare. 

For further peace of mind, your legal representative will confirm and compare Preliminary Vs. Final Survey sizes (as filed with the Land Title office at time of Closing) to ensure the home size is with the variances allowed for in the Purchase Agreement. (Purchase Agreement Schedule A 6.4 Area of Strata Lot). Please feel free to speak with your legal representative regarding and questions in this regard.

Maximum parkade entry clearance height will be 6 ’10”. 

 

What about home warranty?

For new homes covered by home warranty insurance in BC, please review the Residential Construction Performance Guide.

 

Utilities

Heating, cooling, natural gas and water utilities are covered in your monthly maintenance fees. Please contact any other applicable utility providers (Tel/Internet/Cable/Hydro) to set up your accounts 2 days prior to possession. Homeowners are responsible for electricity payments starting on the date of Possession. Failure to set up an account may result in no power to the strata lot.

To set up your BC Hydro, please call the 604-224-9376 (local) or 1-800-224-9376 (toll free) and ask to speak with a customer service representative.

  1. You will have to make a “move in application” with BC Hydro. Please also mention to the representative that this is a “new construction”.
  2. You will need your possession date, personal info and address (including suite number) to set up your utilities with BC Hydro.

I'm a Green on Queensbury homeowner looking for a property manager to rent my home. Where can I find more info?

Qualex-Landmark™ does not provide homeowners with property management services.

However, below are a few options for those wishing to rent their home.

Please note that you are not obligated to use these below and we are not affiliated with these Property Management companies in any way.

Afsaneh Hakimzadeh | Licensed Property Manager
EasyRent Real Estate Services Ltd.

204-2590 Granville Street, Vancouver, B.C. V6H 3H1
T| 604.762.1925
E| afsaneh@easyrent.ca

 

Melissa Safe Prec
Coldwell banker Prestige Realty

#310-638 Broughton St, Vancouver, BC V6G 3K3
T| 604-408-0008
C| 604-723-1993
E| info@saferent.ca

If I have more questions, who do I contact?

Don’t worry, we’re here for you!

Please email green@qualex.ca for any inquiries you have regarding Green on Queensbury.

Your team for Green

Sandy Banns
Manager of Homeowner Care

Amy Yew
Sales and Marketing Coordinator

Please allow at least 2 business days for a response.

The Current Estimated Construction Completion Date is early estimate of construction completion (not possession/closings), and should not, in anyway, be interpreted or quoted as a notice of closing. For more information regarding closing dates, please refer to your Green Purchase and Sale Agreement. As per your Purchase and Sale Agreement, final suite sizes may vary. The noted drawings are not precise and are for reference only. We strongly recommend that you wait until possession or orientation to take measurements for the purpose of ordering furniture to ensure a good fit.

In preparation of this site and its sub-parts, every effort has been made to offer the most current, correct, and clearly expressed information possible. Nevertheless, inadvertent errors in information may occur. In particular but without limiting anything here, Qualex-Landmark Northern Limited Partnership and Qualex-Landmark Northern GP LTD. disclaims any responsibility for typographical errors and accuracy of the information that may be contained on it’s web pages. The information and data included herein has been compiled by Qualex-Landmark Northern Limited Partnership and Qualex-Landmark Northern GP LTD. staff from a variety of sources, and are subject to change without notice to the User.Qualex-Landmark Northern Limited Partnership and Qualex-Landmark Northern GP LTD.makes no warranties or representations whatsoever regarding the quality, content, completeness, suitability, adequacy, sequence, accuracy, or timeliness of such information and data.