mission construction

lebeaubuyter · #1 Posted: **Feb 2, 2007, 5:32 AM**

Just curious to see if there are any other buyers of Le Beau out there. If so, what are your thoughts on the project and Pasera?

unibrain · #2 Posted: **Feb 2, 2007, 5:42 AM**

Like any other condo.. I STRONGLY suggest you write down ALL your deficiencies at the possession date.

Which floor are you on? I know some people that were involved with the project at some point or another (construction).. I go by it on the way to work everyday.. looks like it's a 6 storey concrete structure, single elevator?

Two storey entry, 58 units.. and two penthouse units on the top floor.. I believe the project is sold out now...

Pasera has a website.. www.pasera.com.. I know the company had some issues with some projects.. but Im not that familiar with them.

lebeaubuyter · #3 Posted: **Feb 9, 2007, 4:07 AM**

Yeah, I figured that much as I'm sure there will be plenty of deficiencies. Hopefully, Pasera is reasonable about addressing them. It's concrete, 1 elevator, 6 stories, first 2 levels are 2 story townhomes/home office type units, floors 3-5 are a mix of 1, 1+den and 2 br, floor 6 is a a few larger 1br and 2br penthouse suites. See www.lebeauinmission.com for floorplans

I bought a unit on the 5th floor. I was quite excited about the purchase, but have to say I've lost all enthusaism after seeing how slow the construction has been going. Understandably, the condo market in Calgary is notorious for delays, especially if the developer isn't a powerhouse developer like Torode or whoever is building vetro/sasso. But wow, I had no idea it would be this slow. The original posession date was supposed to be Dec 1 2006... a quick glance when driving down 4th street will tell you how far behind they are. They don't really bother with forecasting the completion date anymore either.... they give extremely rough estimates such as "late spring, but we don't really know"

I'm curious to see if any of the other buyers post here... and maybe we can vent our frustrations together. I've heard of problems with water seapage in Pasera's past developments, particularily the Conservatory. I can't help but be concerned about that!

I guess I can't complain too much though - they didn't put a "right to raise price" clause in the contract, so I'm getting it for relatively cheap in a neighborhood that is quite restrictive on new developments.

Thoughts from other future residents of Le Beau??

Bigtime · #4 Posted: **Feb 9, 2007, 4:23 AM**

Quote:

Originally Posted by lebeaubuyter

Understandably, the condo market in Calgary is notorious for delays, especially if the developer isn't a powerhouse developer like Torode or whoever is building vetro/sasso.

Oh buddy even with a "powerhouse" like Torode in this market it still faces big delays. I was told 2 years ago that Arriva would be a December '06 posession. So I figured Spring '07 to be more reasonable, in all likeliness I think it will be late summer to early fall when most move in.

It's all coming down to the trades, without enough of them things take a while. Unless they rush, then I don't want any part of that project!

And seconding the deficiency list thing, get on it and stay on the developer HARD or it will never get fixed.

Dylan Leblanc · #5 Posted: **Feb 9, 2007, 4:50 AM**

Is this Calgary or Mission BC?

Bassic Lab · #6 Posted: **Feb 9, 2007, 4:56 AM**

Quote:

Originally Posted by Dylan Leblanc

Is this Calgary or Mission BC?

Calgary.

unibrain · #7 Posted: **Feb 9, 2007, 5:05 AM**

Quote:

Originally Posted by lebeaubuyter

Yeah, I figured that much as I'm sure there will be plenty of deficiencies. Hopefully, Pasera is reasonable about addressing them. It's concrete, 1 elevator, 6 stories, first 2 levels are 2 story townhomes/home office type units, floors 3-5 are a mix of 1, 1+den and 2 br, floor 6 is a a few larger 1br and 2br penthouse suites. See www.lebeauinmission.com for floorplans

I bought a unit on the 5th floor. I was quite excited about the purchase, but have to say I've lost all enthusaism after seeing how slow the construction has been going. Understandably, the condo market in Calgary is notorious for delays, especially if the developer isn't a powerhouse developer like Torode or whoever is building vetro/sasso. But wow, I had no idea it would be this slow. The original posession date was supposed to be Dec 1 2006... a quick glance when driving down 4th street will tell you how far behind they are. They don't really bother with forecasting the completion date anymore either.... they give extremely rough estimates such as "late spring, but we don't really know"

I'm curious to see if any of the other buyers post here... and maybe we can vent our frustrations together. I've heard of problems with water seapage in Pasera's past developments, particularily the Conservatory. I can't help but be concerned about that!

I guess I can't complain too much though - they didn't put a "right to raise price" clause in the contract, so I'm getting it for relatively cheap in a neighborhood that is quite restrictive on new developments.

Thoughts from other future residents of Le Beau??

When did you buy, and what are the specs to your unit? How much did you pay if you dont mind me asking? I know some realtor friends that were going to buy into that building for investment properties.. I was told it's sold out not long during the summer.

How did you find out about the conservatory? The Savoy was the one that had the water problems. And the conservatory had some building envelope problems from what I understand. Fortunately for me, my girlfriend is in the building industry, so she gets lots of info from realtors around town.

I saw the promotional material they had when they were selling the units. Have you visited the head office? Do they do their own drawings, or do they have architects that do that?

lebeaubuyter · #8 Posted: **Feb 11, 2007, 2:45 AM**

I bought in July 2005. It's a south-facing 1bed+den 760sf on the 5th floor for 220k (gst incl). Sounds cheap now, but it was relatively expensive back then, especially considering some of the low standard finishings they're using (i.e. lino). I've added over 20k in upgrades to get it on par with other new developments. I know they were holding 4 units until completion, so unless anything has changed with those, it's sold out. I imagine a few will go on sale when it's finished, I know the realtors bought several for themselves, speculatively.

I heard about the Conservatory from a friend who's realtor informed her about it when she was looking at a unit in there. I also heard about the other buildings and their problems in another thread on this site... disconcerning to say the least.

Yes I've visted their office. It's on 11th ave and 6th street in a building they built as well, I think it's called "The Solarium." I believe they hired an architect, I remember reading something about that in the original docs. Couldn't tell you who though.

This is the first condo I've bought, so I'm not sure what it's like to deal with developers. Pasera is ok I guess. Selena (the principal) is somewhat of a harda$s, but I'm hoping she uses that trait with the trades. However, she did spend a couple hours with me when I was picking out my finishings and has been understanding with my multiple changes. There are a handful of other people that work in the office and deal with the clients. They're nice, but pretty disorganized and not particularily fluent in English, which makes putting together official change orders and other documents challenging.

Nothing I can do now but hope for the best I guess. As long as the new project next door (abandoned Connelade) doesn't get finished before mine, I'll survive.

unibrain · #9 Posted: **Feb 11, 2007, 8:14 PM**

I have heard that too. If you're dealing with small developers (especially now that it's sold out), you'll need to keep tabs on your investment. Lots of developers these days (big and small), go profit crazy, and I wouldnt be suprised if they've already got another project on the go, or if they're looking at a new development. You just dont want to be lost in the shuffle.

One of the main things to look at when taking possession of your condo is deficiencies. You cant really do anything about common area hall ways and such but to report them to your condoboard. Im sure you'll still have a fair amount of construction happening long after you've moved in.. everything from other units being worked on to landscaping. I've lived in a condo before, and the things I REALLY had to watch for were my hardwood floors and my kitchen cabinets. If there's something wrong with them (ie. scratches!!) make sure it's noted in the deficiency report, and stick a piece of green tape there as to not forget about it in time. Things like paint, they will use the arm length rule, and you cant be overly picky about it unless it's really obvious. Get on the cabinet and floor thing right away though. Because of specialty stains, they will take a while, but at the same time, you dont want them coming back to you saying you did it when you were moving in. Your drywall will crack in time. Some developers will come back in a year, and re-touch some paint. Some dont, you'll have to ask about that in advance. And since you know the company principal, get on her good side.

The thing about buying into a stacked condo apartment, is that you'll have to wait for the major components of the building to be finished before move in, phasing is really hard. It looks like the exterior is almost complete (more cladding?) but the interior has yet to begun. Looks like it's going to be a couple of months down the road.. have they given you a reason for the delay? probably lack of trades, or mis-calculation.

My buddy who's a realtor has told me that although the buildings look fantastic on the outside, the interior finishes were very lackluster and basic. They had to upgrade or jump in at the pre-sale to get things like bamboo flooring and basic tile flooring. I asked him about the other projects posted on their website, and he said that the last three or four all had leaking problems and building envelope failures. It didnt happen to me when I got my first place, but I guess it's luck of the draw. My father is in construction, and he said one of the main areas is the balcony... being on the 5th floor, I guess you're lucky, as only one floor above you could affect you. Most of the time, it's sealed improperly.

If communication is a potential issue, just make sure you keep good copies of the change orders, and when you faxed it back. Small companies are usually on top of things, but communication is key.

What was originally proposed on the site of the Lebeau was a building that was about half this size, called The Standard. But the developer folded, and his DP was cancelled. Then the developer for Lebeau aquired a few properties next to the site to get additional density, and applied for the Lebeau.