places & spaces august 2013

VOLUME 3 August - November 2013

NewATL Showroom

Re-energizingOxford Road

and its Environs

Prote c t ing your home dur ing hur r ic ane s eas on B eyond the b ath; mak ing your b athro om s t y l ish

What ever y home mus t have Ric hmond St . Ann

Cho osing the r ight p aint

SCAN FOR DOWNLOAD

2P l a c e s & S p a c e s


Publisher’s Note

Buoyed by our growing popularity, Places & Spaces is pleased to present our third issue of listings, development schemes, profiles and features that highlights the positive things taking place within and around the real

estate landscape. We remain firm in our commitment to assist in boosting the industry through our dynamism and diversity.

We recognise that people in the know are appreciative of our efforts and are eagerly anticipating our publication as we continue to keep them informed, educated and intrigued.

Places & Spaces will continue to showcase our range of listings that covers the length and breadth of this beautifully blessed island. Listings are our core offering to our readers but we also endeavour to provide pertinent and relevant information to home owners, realtors and developers alike as knowledge is power.

This issue we continue to think and present articles and features that are extraordinary with what some may say is in keeping with our ability to think outside the box. We examine the new property tax package; help you choose the right paint for you home; assist you in modernising your bathroom; journey down memory lane with the Ward Theatre; provide tips for home protection during an hurricane; take in the beauty of Mount Pleasant and have a look at the award winning Richmond St. Ann development. Additionally we take a tour of the new ATL showroom in Kingston and see just how it breathes new life into New Kingston and its environs.

Our attention to details speaks to our ongoing commitment to always be improving in quality and resourcefulness so we invite you to continue to read and continue to make Places & Spaces your real estate choice because as we always say ‘if you love it, you will list it.’

Michele Gabay Managing Director MAPCO Printers Limited


10

16

New ATL Showroom

Richmond, St. Ann

Janelle Pantry

Features

22


19

Wither Ward Theatre

Mount Pleasant

6410 The New & Dynamic ATL

Automotive Showroom

16 PersonalityProfile:JanellePantry

19 MountPleasant:TheFarmThatBecame the Venue for Summit in the Sun

22 Richmond St. Ann - the Place to Start a New Life Story

27 Places & Spaces Developers’ Corner

37 The Legal Requirements of a Development Scheme

39 The Importance of Using a Registered Architect

41 A Look at the New Property Tax Package

43 Beyond the Bath

45 What Every New Home Must Have

47 Choosing the Right Paint for Your Home

49 Places & Spaces Property Listings

64 Whither the Ward Theatre? The Pride of North Street

67 Protecting Your Home During the Hurricane Season

68 Real Estate Developments in Jamaica

Be Energized

Be Personable

Be Creative

Be Knowledgeable

Be Inspired

Be Informed


Publisher MAPCO Printers Limited

Editor Nicola Cunningham, CPS

Contributors Myrna E. Brown George Cumming David Cuthbert, M.Arch, CSA Heather Fagan Kimberley Frith, LLB, LEC Edwin D. C. Wint, Dip LEVS, Dip Proj Man, BA, MBA, ICIOB, MBIFM, MAPM

Graphics Sutherland Wade Design Limited

Creative Director Nicholas McClure

Cover Photography ATL AutoHaus

Photographer George Cumming Wendy Khouri

Printers MAPCO Printers Limited

Advertising Sales MAPCO Printers Limited 71-73 Montgomery Avenue Kingston 10 Tel: (876) 929 -2623 Fax 920 5158

Sales Associates: Marsha McKay [email protected] Dwight McDonald [email protected]

Distribution MAPCO Printers Limited Sandra MacDonald

Ezine Jamaica National Building Society e-news jn.placesandspacesmag.com

Victoria Mutual Building Society e-news vm.placesandspacesmag.com

Download Places and Spaces Magazine at www.placesandspacesmag.com

The publishers of Places & Spaces accept no liability for the views and/or opinions expressed within this publication. MAPCO PRINTERS LTD makes every effort to ensure theaccuracyofinformationpresentedbutacceptsnoresponsibilityforerrors, omissions or claims made in any section of this publication. All material is this publication is protected by copyright and other intellectual property laws. No part of the publication may be reproduced or utilized in any form without written approval from MAPCO PRINTERS LTD.

Credits

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www.placesandspacesmag.com


Automotive Showroom

& Dynamic

The

ATLNewB

e En

erg

ized


ASignificantInvestment in Kingston


Based on previous assessment of his way of thinking, when Gordon ‘Butch’ Stewart does something he likes to do it big and the new ATL Automotive showroom along Oxford Road, Kingston, is no exception. At a whopping price tag of over US$12million, the new facility, the first of its kind in Jamaica, is truly state-of-the-art and a showpiece like no other.

It was opened in mid-April 2013 by Prime Minister, the Most Hon. Portia Simpson-Miller, and a host of dignitaries and VIPS were present for the momentous occasion. They were all suitably impressed by all that it had to offer car enthusiasts looking for something a little different and who have the disposable income to do more than just dream of a spanking new ride.


The new facility, which was completed in less than 18 months (with some 200 workers banging away day and night), is home to the German power team of Audi and Volkswagen (VW). The VW and Audi showrooms have made Oxford Road, which is on the periphery of New Kingston, abuzz with excitement again. After the relocation of the entertainment hot spot Mas Camp as well as the diplomatic powerhouse the United States Embassy, Oxford Road had become a sleepy shell of its usual vibrant self. Nowadays when you drive on the road at night and see the bright lights of the showroom, your breath is taken away by the impressive structure and dynamic lights, and it almost feels as if you were in the middle of a metropolitan city in Europe.

A complex that stands up to world class inspection, the new ATL showroom brings to the Jamaican car enthusiast everything sleek, stylish and modern, which epitomizes both VW and Audi. “Young Stewart” (as in Adam Stewart), went all the way to Germany with his plans to construct a state-of-the-art facility and assured the car manufacturers, who are renowned for their superior engineering, that they had nothing to fear because the complex would be on par with any found across the globe. Upon their visit to see the final product, they were not only impressed but happy to state that the Jamaican

facility embodied everything, and then some, in terms of automotive excellence.

Local Architect Rivi Gardner flew to Germany to capture what was necessary to make a good facility great. The design and feel were paramount to its success, so armed with a basic plan of what he wanted to convey, he returned to Jamaica and put his concept into action. Bringing Germany to Jamaica required German-specific materials including tiles, which were flown in, but it took excellent Jamaican labour and skill to finish the job.

P&S spoke with ATL Automotive Group Marketing Analyst, Sloane Jackson, about the gorgeous new ‘car crib’ they have at 3 Oxford Road. He explained why it is as incredible as it looks and why in some cases, bigger is indeed better.

The rationale behind a new automotive showroom is simple: it is about developing an even better feel and presence for the brands. “We wanted to give each brand an image boost, for customers to be aware of and use it as a landmark as no other dealership is as sleek and modern. This is now the corporate image of the brand.”


The opening, Jackson said, was a not-to-be-missed affair. “It was a very good turn-out and a nice mix of people. The Prime Minister was on hand to walk through the showroom and just get a feel of who we are and what we are trying to accomplish. Both Mr. Gordon ‘Butch’ Stewart and Adam Stewart were present and guests were introduced to the whole team and more importantly to the fleet of cars.”

Oxford Road has seen a flurry of activity as ATL’s presence breathes new life into its immediate environs. While it is still relatively early days since its unveiling a few short months ago, Jackson stated, “ATL is looking forward to innovating ways and methods to utilize the showroom to see how clients respond. We are just outside of New Kingston, so this has helped as we are centrally located enough to bring people in regardless of the time of day.”

The building itself is a design dream that efficiently utilizes the latest technology available. Like any other showroom, customers and potential customers can peruse and see all that is available, but this facility offers more than just a simple walk through. Prospective Audi buyers can now engage electronically on a tablet and configure what they want. Talk about sweet! They can also have their pick of a host of features including model, colour, rims, roof lighting, radio, and even the type of carpet preferred! How is that for shopping large? A simple click when they are done and they will know what all the additions will cost since their quotation is literally at their finger tips. Another finger-stroke will send their order off to the manufacturers in Germany for them to work their magic on their dream vehicle, which will be available shortly after that.

And if that is not enough, the facilities also boast fully functional offices, huge flat screen televisions preloaded with information on the brands, a diagnostic room for those seeking service information and examination and even a place where all your final queries will be addressed before you roll out in luxury and style. Impressed yet? Well there is more, because there is an in-house store where all branded items from clothing to accessories can be purchased. We all know Jamaicans love a great name-

The building… is a design dream that efficiently utilizes the latest technology available.


brand and the Audi and VW brands speak for themselves in terms of quality.

In an effort to be as efficient as possible while positively impacting the environment, they are currently in the process of converting the facilities to be solar powered. In early July 2013, Deputy Chairman and CEO of ATL/Sandals Group Adam Stewart signed a $25-million contract with Panasonic Latin America to facilitate the conversion.

The technology to be used is Heterojunction with Intrinsic Thin layer (HIT) which is said to be 100% emission free while filtering out all noise. It also boasts the production of 10% more electricity than a conventional crystalline silicon solar cell. The system is expected to have a performance lifespan of 25 years.

This move towards being more ‘green’ is part of their goal to have all their operations more energy efficient, hence the work at the new showrooms will be replicated throughout the ATL branches islandwide. The roof of each showroom will now be lined with HIT photovoltaic cells providing 58.8 kw of energy. This system is expected to supply roughly 30% of their energy demands and therefore reduce their electricity consumption significantly.

Since the grand opening, ATL Automotive has been experimenting with new and creative ways to keep the cars driving out of the showroom with weekend sales and even a ‘36 hours sales event’ that was immensely successful since more than two hundred vehicles were sold.

“Customers”, Jackson added, “have been blown away by all the sights and the design. This showroom (Audi) is called the ‘Terminal’ as it looks like a modern airport terminal; even the glass chosen for the showroom was significant as it showcases the cars beautifully at night. The VW has a modular showroom. The design

separates the two brands. VW literally means the ‘people’s car’ so it is the people’s showroom. Audi is sleeker and this is reflected in everything associated with the brand.”

And what does the hardworking staff think of their new home? “They love it. I love my new office! It all lends to more privacy while still being very open. It is airy, spacious and facilitates the right presentation for each car and the right presentation for each brand. It allows for proper layout of the cars. Simply put, these showrooms are the best in the region and fits in perfectly with the company’s CI (corporate image) - from the layout of the reception area to the lighting to even the position of the televisions. Everything has been researched and strategically placed. The Audi showroom can fit nine vehicles while the VW fits ten. We could hold more but we want to have adequate spacing for each when customers come in.”

The showrooms, Jackson further shared, are the first of several to come, with Jaguar and Honda expected to get their own soon. “We plan to sell a lot more cars and we plan to make it more comfy and inviting. We already have a store with all the branded accessories in place. We want to keep people excited and active and keep them buying. The showroom is well represented with properly trained personnel, dynamic facilities, a well defined corporate identity and superior customer service that go above and beyond the standard expected in Jamaica. We think big.”

Sloane Jackson and the entire ATL Automotive team are up to the challenge of making Oxford Road your ONLY stop when you decide to go car shopping. “I personally want more foot traffic in here. I want more people coming in so I am personally appealing to the public to come in, look around and check out the cars because I can’t sell you a car on the sidewalk. I am inviting people to come and have a feel of our building and our vehicles, because I guarantee you will be glad you did!”


Personality Profile

JanellePantryInterior Decorator, Spaces Limited

Following one’s dream in business can be a challenging, nerve–wracking yet exhilarating experience and ‘opening shop’ in Jamaica

requires not only a great business plan, tenacity and loads of patience to suffer through the inexhaustible amount of existing red tape, but equally as important is the ability to think big, think beyond the present and think not only out, but around ‘the box’.

This is exactly what Janelle Pantry has mastered, and five years later her interior decorating company, ‘Spaces’, is one of the leading home furniture and accent supplier in Jamaica . If you can conceive it, Janelle will help you achieve it. P&S sat down with Pantry in her extraordinary Phoenix Avenue showroom and got some insight into her very colourful and exquisitely beautiful world, where she allows Jamaicans to envision their picture-perfect residence and then assist them in creating it.

P&S: You are celebrating your 5th anniversary this year, what has kept you relevant in the face of such mega competition from popular furniture outlets and stores? JP: I try to go to trade shows at least twice a year to see the best of the best in terms of trends, colours and fabrics etc. I go for the spring and fall shows, so that at least three months ahead of time I know what I am doing. Also, I want Jamaican homes to look like the magazine they see and love. Why not bring that excitement to Jamaica?

Be Personable


P&S: How did you get into the business? JP: The idea came to me when I was living abroad and I was exposed to different home décor styles, and the types of products I wanted to see in Jamaica just wasn’t there. I wanted to bring that European contemporary feel to Jamaica. Also if you look at the average home that used to be on half acre lots, many are now apartments so the scale and style of homes have changed. We have responded to the needs of the market with unique, functional and smaller scale furniture.

P&S: How did you come up with your name? JP: it was at a focus group with my friends when I outlined the concept and they had to choose three names each. My mother said “why not call it ‘Spaces’ as you will actually be filling people’s spaces.”

P&S: What are some of the more popular items in your store? JP: We sell everything for the home but the most popular items are in the living room. Your sofa is the anchor in the room, so you have to accessorise it. Our best selling item is our sofa or sectional and we are known as the place to go for quality contemporary furniture. The beauty of shopping at ‘Spaces’ is that if you have a vision you can get everything to execute that vision, with top end accents to make it feel personalised. We pride ourselves on telling our clients “you can have it any way you want it” so you don’t have to buy a full combination. If you only want the sofa or the side piece you can have just what you want.

P&S: What are your plans for the next five years? JP: The next five years will definitely see us adding more items to the home line. Our slogan is ‘Everything home, everything style’ so we will truly be a one-stop store with a larger product range and diversity.

P&S: Tell us about your educational background JP: I studied Tourism Management at the University of the West Indies and did Interior Decorating courses at HEART Trust/NTA, which I feel give me a good combination of design capability and customer service.

P&S: What do you do when a client is clueless about what they want? JP: Firstly we offer complimentary in-store consultation. It helps if you have a photo of the space, as that will help us to narrow down your taste and design style. We will help them to go through the steps by asking relevant questions such as “how many people live in the home? Do you work from home etc.” Beyond that we offer on-site consultation so you do not get overwhelmed by the process. At the end of the day it should be a place that allows you to unwind. Look at it as an investment.

P&S: Tell us about your present promotion JP: It is called ‘show us your space’. Twice a year we ask our existing clients and potential ones to show off a space in their home that has a ‘Spaces’ piece or accent in it. It has been great and people are real excited about it.

P&S: How do you choose the pieces you sell? JP: Honestly I would say everything in the store I can envision it in my own home. The formula has worked thus far. I don’t buy things because they are close-out items. I buy things that are conversation starters, which makes people feel good about their home and that has always been my guiding principle.

P&S: What makes Spaces different? JP: The added time we dedicate to each individual client. We are not here to just sell, but rather to create solution to clients. Not only am I trained, but our sales staff are all trained as well to help create the home of your dream.

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ISLANDWIDE


Mount Pleasant

The Farm that became the venue for the Summit in the Sun

Be Inspired

Standing on the verandah of Mount Pleasant, it is hard to believe you are looking at Jamaica’s celebrated north coast, because it is difficult to see a single man-

made feature. The view is unique – of the old pastures of the farm, now in regenerating forest, over a low forested hill in the foreground, down to the coast and the Caribbean Sea, right out to the horizon.

To the west, you look down at curving lawns, past the tennis court to the driveway and the entrance to the nature trail, which takes a walker through forest and farmland in a loop of Mount Pleasant’s 88 acres. To the east, you see large trees and the small outbuildings of the estate. And from the large family room, you look south across a small dance floor and a garden to the mature forest which embraces the southern side of the property.


Virtually every room in the house is defined by its vista – venerable mango trees, flowering vines, shaded lawns, and an old formal garden, now planted in vegetables. When the ylang-ylang tree near to the entrance is in bloom, you wake to its perfume. The property could hardly have been more perfectly named.

Mount Pleasant is an old estate house, five minutes from the bustling town of Runaway Bay on Jamaica’s North Coast. Its rooms are large and airy, with the tall windows and graceful architectural features of another age. Its views invite you to simply sit and stare. The sounds you will most likely hear are of goats on nearby small farms, parakeets going to roost in the evening and the hunting calls of owls at night. It has the air of a place where time moves decidedly slower than anywhere else in Jamaica.

Originally a pimento estate, Mount Pleasant has been through many transitions. Its entire history is somewhat sketchy, but something of its 20th century journey is known. Just after World War II, a Miss Todd purchased the property and turned it into a guest house and retreat for visitors, many of whom would have come from England and Europe.

In the mid-1950s, Miss Todd (by then Mrs. Fisher) sold Mount Pleasant to a Dr. Mellon, who it is said, was a member of the powerful Mellon Banking family of New York. Under his exacting supervision, the property was extensively renovated and transformed. His contractor was the legendary Mr. Maffessanti, and you can still find evidence of his hand in the house, such as in the beautiful Murano glass chandelier above the dining table.

In the early 1970s, Mount Pleasant was sold to The James S. Hunt Charitable and Educational Foundation Inc. (of the Hunt’s Ketchup family). Not much is known about their ownership, and soon the property was advertised for sale in the Wall Street Journal. By that time, the house had run down a little and it was bought by two couples, who made it habitable, but basic. One of the couples went on to run it as a cattle farm and it was during this period that the property was the venue for the Summit in the Sun.

It must have been quite an occasion, as prominent leaders of the Commonwealth and Latin America gathered to discuss the problems facing developing nations. Guests included: Michael Manley, Prime


Minister of Jamaica; Pierre Trudeau, Prime Minister of Canada; Carlos Perez President of Venezuela; Odvar Nordli, Prime Minister of Norway; Lt. General Olesegun Obasanjo, President of Nigeria; Helmut Schmidt- Chancellor of West Germany; and Malcolm Fraser, Prime Minister of Australia. Only one photo of the event survives and it hangs at Mount Pleasant.

In 1992, the property was purchased by a Kingston family, who made it into their weekend retreat away from the busy life of the Capital. Mount Pleasant has been painstakingly restored to its former glory with some added amenities such as a pool, tennis court, gym and even a putting green. It has beach rights to an exquisite white-sand beach in Runaway Bay, about five minutes away by car. The entrance hall is decorated with a mural depicting the soft fronds of bamboo, done by artist June Bellew, and this leads into the formal living room framed by arched doors to the verandah and the commanding view. The formal dining room can seat 25, and has retained some of the original beautiful old furniture, including the chandelier. Five spacious and comfortable bedrooms, all with their own bathrooms, (including an outdoor

shower off one of the bedrooms), invite lazy mornings in bed. In the evenings, a small stone bench on the north lawn is a perfect place for watching the sunset. However, despite its peaceful, old world atmosphere, Mount Pleasant delivers every modern amenity.

In an age of fast-paced living and stress, this old property offers anyone lucky enough to walk out onto the verandah at sunrise, a cup of Blue Mountain coffee in hand, a quiet sanctuary and a taste of a half-remembered sweeter, slower life.

Mount Pleasant is available for sale from CENTURY 21 Heave-Ho Properties. Contact George Cumming at 876 382-5322 for details.

Photos by: Wendy Khouri and George Cumming


Be

Insp

ired

Richmond

The Place to Start a New

Life Story


‘Country charm with urban convenience’ is how the developers of Richmond St. Ann described this one-of-a-kind development

located along the north coast, a stone throw away from the sea. Just a few minutes away from the resort town of Ocho Rios and less than an hour away from the Sangster International Airport in Montego Bay, you cannot help but notice Richmond St. Ann for which has been coined the phrase ‘the art of living in perfect harmony with nature’.

Places & Spaces sought to find out what all the hoopla is about, as everyone has been singing their praises as Richmond Development Company Limited has won back-to-back awards for their prime real estate offerings that feature unique aspects that are important to homeowners and investors who want to do more than just ‘buy a house’.

We all know that few parishes are as beautiful and scenic as the parish of St. Ann, so any developer worth his/her salt is ahead of the game when constructing homes in the ‘garden parish’ but give it to Richmond Development Company Limited as they went above and beyond in the erection of Richmond St. Ann, capturing the essence of what buyers want in their dream homes.

500 acres of lush landscape nestles Richmond St. Ann where gentle sloping hills provide a picture-perfect background for good living. According to Denese Tucker, Richmond St. Ann’s Sales and Marketing Coordinator, the whole concept was to have a self-sustaining community and that is exactly what they achieved. “Richmond St. Ann is the vision of our chairman Lee Issa, who felt that private housing developments of old would simply not cut it for Richmond, hence he offered the look and feel of a resort residential community with all the attractive amenities that turns a house into a home.”

Designed by renowned architect Arthur Lowe, Richmond St. Ann’s development is being built in stages. Construction got underway in 2008 and those initial early home owners have been enjoying its comfort and ambience some three years now. The Palms featured 356 units that boast a spacious 1,468 square feet for a 3 bedroom, 2 bathroom patio home. Presently for sale are two new gated communities. Coolshade offers buyers 3 bedroom, 2 bathroom 1,468 square feet patio homes while Fern Court

St. Ann


provides the option of 2 bedroom, 2 bathroom 1,110 square feet apartments. If that was not enough, the gated community features 24 hour security, fully landscaped homes, mail delivery and collection, canopied recreational area, vibrant and diverse foliage and tonnes of recreational parks and open spaces therefore concrete can never be a dominant feature.

Determined to continuously give more bang for the buck, Richmond St. Ann also provides a private beach club, gym, club house and infinity pool, interactive kiddies playground, golf pot, and the developers are currently in the process of adding both a medical complex and a shopping centre as really the overall vision is to make it a little township where your basic needs at not only met but exceeded.

Jamaicans, both resident and overseas, will find Richmond St. Ann an ideal home away from home, hence it can be a perfect vacation place which may be why it is so attractive a purchase for returning residents, retirees and local investors who can spot a good deal when they see one.

The homes are also not only ideal for raising a family, but in tweaking the concept Mr. Issa, and the efforts of Steve Bennett, ensured that it would truly be a ‘green’ community complete with eco-friendly sewage disposal, solar powered street lights and water heating plus abundant landscaping. The houses were also ideally spaced to afford each family individuality and privacy.

With the vision of Lee Issa and the efforts of a team that shares his dreams, it has won several international awards. Richmond St. Ann has received international recognition for being one of the best developments of its kind in this hemisphere. The European-based ‘Otherways Management Association Club-Paris (OMAC)’, which recognizes firms from all over the world who have distinguished themselves in the field of quality and excellence, awarded Richmond St. Ann with the Global Award for Quality, Perfection and Ideal Performance. Such is the quality of Richmond Development Company’s offering that the world not only stood up and took notice, but made their own pilgrimage based on its superior quality. P&S guess what they say is true: Richmond St. Ann really is ‘the place to live’.

…vibrant and diverse foliage and tonnes of recreational parks and open spaces…


Deve

loper

s’ Co

rner

The possibilities that new construction represents areendless.Fromadreamhomeforanewlywedcouple to a retirement investment for a business man, it presents different options to different people, which is why real estate development is ever expanding. The following projects listed by Places & Spaces makes more options and choices available to you.

• West Indies Home Contractors (WIHCON)• Selective Homes & Properties Ltd• Richmond Homes• MJCMasterbuildersLimited• Kemtek Developments Limited

Be Informed


Be Informed

The Legal Requirementsof a

The business of development schemes has grown over the years and is now a thriving business in Jamaica. It is important that developers and prospective

developers are fully advised of the legal context within which these schemes operate so as to enhance the likelihood of success and benefit.

A development scheme is defined legally as a scheme or intended scheme for development of land, the subdivision of which is subject to local law and the regulatory intervention of local authorities. Putting the legal lingua aside, a development is more readily identified as a group of similarly designed houses or buildings usually under the same management. The Real Estate Board is the primary supervising body and the entity from which approval must be obtained if one intends to be registered as a developer and carry out a development of a particular size. The authority of the Real Estate Board emanates from the Real Estate (Dealers and Developers) Act and the Act regulates development schemes of more than five (5) lots and developers who carry out schemes on a regular basis or as a business fall under the supervisory arm of the board.

As stated above, every person who proposes to carry out a development under a development scheme to which the Act applies must apply to the Real Estate Board for registration as a developer prior to commencing the development. The individual will be required to submit, along with his application, a statement showing his name, address, the location and area of the land to be used for the scheme and such other particulars as may be prescribed by the Real Estate Board. The application fee varies according to size of the development with the maximum amount payable being One Hundred and Fifty Thousand Dollars ($150,000.00) plus Six Thousand Dollars ($6,000.00) per lot or unit.

Upon receipt of an application and the required fee, the Real Estate Board if satisfied will enter the name of the applicant in the Register of the Developers and such person will be considered a registered developer under the Act. The Real Estate Board however is precluded from registering an applicant if in the case of an individual he has been convicted at any time of an offence involving fraud or dishonesty in relation to real estate matters or has had an order in bankruptcy made against him which remains undischarged. If the applicant is a company, the

DevelopmentScheme



Real Estate Board is not authorized to grant approval if any action has been taken with a view to winding up the company or if any of its directors fall under the category of individuals outlined above.

It is important to note that the fact that a person has been registered as developer does not authorize him to undertake a series of developments at will. A developer must secure the approval of the Real Estate Board for every single development that he proposes to undertake. Developers are also required to renew their registrations annually so long as they have developments underway. Such renewal is obtained upon applying to the Real Estate Board in addition to the payment of a renewal fee as prescribed by the Real Estate Board. Understandably, the entire process and fees attached to registration may seem tedious and discouraging to developers and prospective developers however this should be counterbalanced with the whopping discount in transfer tax of seventy five (75%) percent of the tax that would ordinarily be payable on a transfer of property. Therefore, registered developers selling property under a registered development pay transfer tax of 1.25% as opposed to the regular rate of 5%. Quite a discount!

A very important point for prospective developers to note is that land that is intended to be used for development must be the subject of free and clear title. The law is that such lands must be free from any mortgage or charge securing money with the exception of a mortgage that was secured to finance construction of buildings and works on the property. Most developers require prospective purchasers to enter into a pre-payment contract which contemplates a payment to the developer even before the development is complete. Once the individual makes a prepayment, a charge is registered against the property to secure that deposit and so the idea is that his charge should not be prejudiced by a prior charge that burdens or reduces the value of the land. An exception is made for mortgages used to finance construction because that is seen as adding to the value of the land and so in the purchaser’s security would still be grounded in the improved value of the property.

Kimberley Frith Associate at Hylton & Hylton, Attorneys-at-Law 31 Upper Waterloo Road, Kingston 10 St. Andrew Email: [email protected]

Breakenridge&

AssociatesCHARTERED VALUATION SURVEYORS

• Auctioneering• Valuation• Property Sales

15A Old Hope Road, Kingston 5 • Tel: 906-9839, 906-9840, 968-7757 • web: www.breakenridge-assoc.com


Be

Info

rmed

The Importance of using a

RegisteredArchitect

In May 2013 the Architects Registration Board of Jamaica (ARB) published a list of persons licensed to practice architecture in the country. The list consisted of a 100+

qualified and licensed architects with a variety of expertise from residential to commercial buildings as well as sustainable design. The qualification for licensure as an architect generally requires the person to have completed a professional and accredited degree from a University (similar or equivalent to the Master of Architecture, Professional Degree offered at the Caribbean School of Architecture, UTech) followed by years of internship under the guidance of a registered architect prior to being able undertake the license examinations.

The Architects Registration Act was amended and passed through an act of Parliament in 2004, that prohibited the use of the title ‘architect’ unless said person was registered as

such by the Architects’ Registration Board stating that, “no person unless he is a Registered Architect shall, in Jamaica - carry on the practice of architecture.”

Much like other professional licensure for doctors, engineers and lawyers, Registered Architects are held to a high level of standards and are guided by a code of professional conduct. The ARB’s Code of Professional Conduct and Practice speaks to conduct and self discipline required of a Registered Architect, as well as their role in the interest of the public as it relates to public safety, conservation and enhancement of the environment, its natural resources and cultural heritage. Further, Registered Architects in Jamaica are now professionally compelled to devote time to undergo annual training to maintain and augment existing skills and broaden their knowledge in areas relevant to architecture.


So what does all of this mean for those who seek to build their dream house or offices much less an extension to their homes? Using professionals is often the best route in terms of value for money, safety and to adequately meet your needs. There are many factors that must be considered by anyone aspiring to develop a building; the following are some of the major reasons one should use a Registered Architect for all their development needs

• Architectural training is an intense period of study, averaging about 6 years that typically extends beyond design - their primary area of study, covering the entire building process, from planning through to construction, project management, contract administration and maintenance.

• The architect is experienced in providing expert advice on the feasibility of a development. Feasibility includes helping to determine what the budget will be, the possible return on investment, whether the project type will suit the intended purpose and so on.

• For many types of projects, buildings for public use, etc, architects are the only ones who can legally design them.

• Many planning agencies like the National Environmental Protection Agency (NEPA) require a registered architect’s seal on building submissions.

• The role of the architect is to plan, design and administer the development of buildings from inception to completion. This involves the coordination of other professionals – civil, structural & mechanical engineers, quantity surveyors, builders and sub-contractors and the integration of their services in the development of the building.

• Architects are trained to recognise and understand the fiscal and contractual implications of the decisions taken throughout a project.

• There are no projects too big or too small for a Registered Architect. Whether you want to renovate your kitchen, upgrade your bathroom or develop a multi story office complex, a trained professional who can successfully manifest your intentions is the right way to go.

• It is a misconception that architects are expensive. To quote Dr. Rohan Bailey, Head of the Caribbean School of Architecture in his 2012 May 07 article entitled, “Want Maximum Value? Hire an Architect” published in the Jamaica Gleaner, “the client who decides to use an architect will not necessarily pay more for their building than he or she would otherwise if someone else was hired. Contrary to the client who hires a person to ‘draw a plan’, the client who hires an architect pays fees for the architect’s involvement in the whole process - conception to the delivery of the project, not just the production of a ‘plan’.”

Well designed buildings that are successfully executed can enrich our lives and those around us in many ways. The architect is trained and experienced to deliver these aspirations from start to finish.

David Cuthbert is a Registered Architect, lecturer at the Caribbean School of Architecture and the Registrar of the Architects Registration Board of Jamaica


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A look at the New Property Tax Package

Regardless of your location, job title, gender or religious denomination, all owners of residential and commercial properties are required to pay taxes in Jamaica.

In February 2013 the government announced a new tax package in parliament, with the property tax portion set to net a whopping $3.4 billion through a reform of the property tax rate regime, and efforts to increase the low property tax compliance rate. P&S sought to look at what you need to know in order to be fully up-to-date on your property tax.

Property tax is levied on property owners in order to gain revenue for the provision of public and community amenities provided by local government and it is charged on the unimproved value of the land. Your taxes are used to finance property-related services in communities throughout Jamaica. Property tax pays for maintenance and expansion of street lighting; collection and disposal of solid waste; community infrastructure and civil improvements; administration of local authorities, repairs to fire stations and rehabilitation of parochial/farm roads.

Now who is responsible for paying property tax? Anyone in possession of land. Such a person is defined by the Property

Tax Act as the owner, occupier, mortgagee in possession or other person in actual possession of such property.

Valuation in Jamaica is based on the unimproved value of the land, that is, the price which the owner would expect to receive if he were selling the land alone, regardless of the value of any improvements, such as buildings and crops. Several factors determine the (unimproved) value of land including: 1) size of the parcel of land 2) zoning and type of land 3) potential for future development 4) topography (elevation & other surface features) 5) soil classification 6) access to municipal & commercial services and 7) neighbourhood characteristics.

Now, to calculate what you have to pay over is pretty straight forward. Properties with an unimproved value of up to J$100,000.00 will be charged a flat rate of J$1,000.00. Those with values exceeding J$100,000.00 up to J$1,000,000.00 will attract an additional 1.5% for every additional dollar above J$100,000.00 and properties with values exceeding


J$1,000,000.00 will attract an additional 2.0% for every additional dollar.

Strata corporation calculations are a little different. All the units in a Strata Corporation are covered by one (1) valuation number. According to the Registration of Strata Titles Act, owners of strata units and the corporation are jointly and severally liable for all property tax payable in respect of that parcel. Therefore what happens is that the name of the first owner, that is the owner of lot one (1), will appear on the property tax data base. This means that the Collector of Taxes can recover any outstanding property tax for an entire strata complex from an individual strata lot owner. It is therefore important that property owners in Strata Corporations ensure that other owners pay their respective amounts due. No one wants to be held accountable for other people’s delinquency. (This is where a strong strata management committee is vitally important and may have to take legal action against delinquent owners).

There are some exceptions however when it comes to paying these taxes as some properties, persons and organizations have been given exemptions. These include buildings exclusively used for religious worship, church yards, burial grounds and rectories; educational institutions and properties owned by the Council of Legal Education; Government-owned lands; lands owned by the local authorities; hospitals, and lands owned by charitable or cultural organisations approved by the Minister and used solely for the purposes of such organisations.

If your property taxes remain unpaid the government can, under the Tax Collection Act, recover monies owed by enforcing several actions such as:

• Request direct payments from the Accountant General’s Department in cases where property tax is owed by Public Officers.

• Issue summonses for arrears and penalties owed, if persons fail to attend court, a Warrant of Disobedience may result, where they may be imprisoned for up to three (3) months

• Levy a warrant on goods/chattel, seizure of goods and auction of same to recover outstanding property tax

• Levy warrant on securities, etc. seizure money, bonds, securities, etc and disposal to recover outstanding property tax.

• Lodge a Caveat (lien) on the Property which blocks the person from transacting any business with the property, such as sale or assignment as collateral.

• Forfeiture of Property, meaning the property may be seized and sold to recover property tax owed.

• Collect from ‘People in Possession’. Payments may be demanded from persons in possession of or occupying the property such as owner, occupier, renter, mortgagee, leasee or other person in actual possession of the property.

Property Tax is due and payable on the 1st of April in each year. Payments can be made annually, biannually or quarterly. However payments made after the 30th of April are considered late and attracts a ten percent (10%) penalty. Amounts unpaid a full thirty (30) days from the 30th of April will attract a further fifteen percent (15%) penalty per annum. The penalty alone is enough reason to pay on time!

The Tax Administration Jamaica (TAJ) is happy to take your hard earned money by any means necessary, so there are 29 tax offices/outlets across the island available for you to make payments, using cash, credit or debit cards. Additionally, the King Street, Cross Roads, Constant Spring, Montego Bay, Spanish Town and Savanna-La-Mar tax offices are equipped with electronic drop boxes which may be used to make payments by cheque to avoid the long lines. To further facilitate tax payments, during the months of April to June, TAJ will conduct “out-station” operations in several rural areas. But these operations only accommodate non-cash transaction therefore ONLY debit or credit cards will be accepted and a ready receipt will be generated.

Home owners who are tech savvy can pay online via the tax portal at www.jamaicatax-online.gov.jm. This is an especially good alternative for owners who are overseas, as they can make payments at any time of the day, regardless of their location, using a credit card. Those in Jamaica will also avoid the long wait in the slow moving lines at the tax offices. Online users should first ensure that they have the valuation number(s) of the property(ies) available. This can be seen on a property tax notice, even an old one or on a previous property tax receipt. Persons without these can call the Tax Administration Jamaica’s Customer Care Centre at 1-888-TAX-HELP.

Source: jamaicatax.gov.jm


Beyond the Bath

For some, having a clean bathroom is all they can wish for (especially if more than one male lives in the house!) but ideally there is so much more that we want for our bathroom

and yes, style is included in that wish list.

Now you need to have a plan or design in your head BEFORE you start knocking things around, or else you may end up with a pretty price tag that may overwhelm you, as well as your pocket. So in order to give your bathroom a breath of fresh air, make a budget and stick to it.

Bathrooms must be clean but who says they have to look sterile? Why stay in plain old white? The right colours can do wonders for its transformation. Think about a nice shade of yellow or fool

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Making your bathroom stylish


around with a light blue that would look great in the natural light of day. Choose colours you would not mind spending some time basking each day.

If your basin area is small and tends to get cluttered with the usual shaving cream, toothpaste, left over make-up and such, why not opt for a decorative cabinet with a nice glass design on the front? To give it a bit of a décor kick, add a small but colourful plant to the top of the cabinet so it acts as a plant stand as well.

To add some storage space for functionality so that your extra tissues and soaps are in a great location without being on show, consider an under-sink cabinetry with a cool wicker basket finish that is both functional as well as stylish. You can thread some ribbons through the top of the basket just to fancy it up.

For little trinkets that take up space on your shelf or counter top (like medication, gels, lotions etc,) get a few flat back, self adhesive cups that can stick to practically any surface including tiles. Add a floral or mosaic design and make them come to life in their own little space.

As most towel racks can usually only hold one towel, go big and install a trio of racks. Do not worry about not having enough wall space, because you can put all three, one below the other on the bathroom door. That way they will all fit and as the door is the last thing your hubby sees before leaving the bathroom , he will always remember where his towel is supposed to go.

Add a skirting to your face basin. It not only makes the room look bigger but if it is a warm, inviting colour or funky pattern, it makes the room ‘pop’ as well.

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What everyNew HomeMUST Have

Forget about making a statement because unless you intend to keep up with the Jones, your house should never be a ‘showpiece’. A good home starts with careful thought and

some detailed planning, hence simply buying new furniture or throwing some paint on the walls does not necessarily add to the overall appeal. Your new abode must not only reflect the personality of you the homeowner but should be comfortable enough for guests and friends not to be afraid to sit down or walk on your carpet. Indeed each room should be functional and your new home must contain little things located throughout that are special to you as these are the novelties which make that new space liveable. If when you put your key in your front door and open it, you do not feel a welcome sense of relief and happiness, then your home is not achieving its main function which is being your sanctuary.

P&S have compiled a list of must-haves for your new crib and regardless of your pocket, neighbourhood or taste, your new home should create a mood that conveys warmth, comfort, style, serenity and cheerfulness.

A welcoming entry way. When someone steps into your home you want them to feel as good about it as you do. Homes are not museums so the foyer or living room should definitely not be too

formal hence a lovely vase with some flowers on an end table would do wonders in that space.

Books. Believe it or not you do have homes where you have to search high and low to find an actual book! Gadgetry has unfortunately replaced books in our homes but surveys show that nothing is quite as inviting as a magazine rack in a living room for guests to browse, a coffee table with a few autobiographies well placed in the centre or a nice bookcase to give your home that regal touch.

Storage space. We cannot stress this enough. Storage is important especially if you have a hobby that you indulge in daily; if you have children who have lots of school projects or lead an active lifestyle where a bicycle or gym equipment comes into play. Ensure that racks, trays, boxes and a well ventilated room are available for you to organise your ‘treasures’ that you have to put away.

Natural light. Believe it or not, natural light not only reduces your energy bill but improves your overall health. Natural light is said to stimulate the human body to produce vitamin D and helps prevent depression. It also provides a source of illumination better than most artificial light, which can help prevent trips and falls.


Wall accents and art. What is a world without art? And it does not have to be expensive because for the kitchen, hall way and your children’s room you can hang their own art work done in school which will be a huge source of pride and accomplishment for them. Find out what fits your home style. You can go modern with metal sculptures, wrought iron pieces or think traditional with timeless reprints of outstanding works by Huie, Manley or Watson or incorporate some porcelain or Buddha figurine into your home.

Rugs. You would be surprised how a nice throw rug adds a dash of colour and style to an otherwise barren room. The right rug can make a room seem bigger and can be used to separate space such as a sitting or dining area in your home.

A private retreat. No matter how small an area it is, we all need our own private space, a place that we can go sit in and regain our peace of mind. It does not necessarily have to be a room with a door that we use to shut out the world. It can be a deck in the backyard that overlooks our garden or the balcony from our bedroom window but the ambience must be such that it evokes a sense of tranquillity.

A splash of colour. Even if we are investing in all those gorgeous shades of white, we must not forget to incorporate a splash of colour in our rooms. Otherwise they will simply remind guests of being in a hospital! Add a patterned throw cushion, candles, a vase or a nice rug to break up the monotony of an all white room.

Good sturdy sofa and comfortable chairs. No mater how cute, or ornate or ostentatious they look, if they are uncomfortable to sit or relax in then you have defeated their whole purpose, which is functionality. Sofas should be fun to cuddle and snuggle up in. Chairs should be strong and dependable to sit in for hours reading an epic novel and if it begins to give you a back ache, throw it out!

Mirrors. They are versatile, great as backsplashes and aid in allowing natural light to flow through a room.

Houseplants. Plants make any home seem lived-in and inviting but we all know that like pets, plants require care and consideration. Whether it is for cleaner air, peace and ambience or just simply for a more balanced environment, plants are a popular way to beautify your home and you do not have to turn it into the Amazon Jungle either. They are a natural supply of fresh air by converting carbon dioxide into oxygen; they absorb potentially harmful pollutants in the air and are great dust removers as well.

Trinkets that reflects the homeowner’s personality. Your grandmother’s antique clock, a comforter you bought in Brazil, your favourite china. These are the stuff that transforms a house into a home. Your place should reflect not only your taste but more importantly your personality. Remember it is your new space, so live well in it.


Never forget your decorating samples. You may love a particular shade of pink but how does it fit in with the rugs, tile, wallpaper or sofa fabrics that you already have? Ensure that your furniture décor is considered before finalising your paint plans.

Know your colour formula. For print fabric, you may want to look beyond what is obvious and choose based on the background of the fabric.

Beware of Colour Contamination. Here is when you will see whether the colour you are leaning towards is affected by other colours already in a room. Colours may reflect on each other as curtains can reflect on a potential paint job. Test it out in a neutral room in good sunlight.

Let sample paint dry before making a final decision. Wet paint looks different from dry paint and do not test paint in an empty room as you need other colours to see if it will work cohesively with furniture, drapery and paintings.

Select a great finish that rocks. Did you know that matt or flat finishes hide wall imperfections, but glossier finishes will reflect more light? Yep, just something more to think about.

Warm vs. Cool colours. Which way to go? Sometimes paint colours are described as ‘warm’ or ‘cool’ and should be selected depending on the tone you are trying to convey. Colours such as red, orange and pink are dubbed ‘warm’ while greens and blues are considered ‘cool’. Knowing what

falls where should help you when choosing which colour fits what room.

Never forget your light. Always make your paint choice in as much light as possible, the ideal being natural light. Put the paint chip or colour wheel in the actual room you are thinking of painting and see how it looks in combination with the furniture and accent pieces already present in that space.

Do not forget your ceiling. A light colour not only looks better but will also keep your room much cooler, so do not go crazy on the ceiling. Your ceiling paint should ideally be a few shades lighter than your wall colour.

Be smart with your money. Before you spend a lot of money for gallons upon gallons and buckets upon buckets of paint, buy a small pint of paint to run a sample test patch. Paint a little square on your wall and let it dry properly. You then examine it in the light of day, at night and when the sun hits it in the evening. If it is still what you want, then go for it.

Invest in white. It never hurts to have some white paint around just in case, after all your effort, a colour comes out looking too dark. You can always dilute it with a drop of white and maybe surprise yourself with how well you like the new colour you invented.

Get expert advice! Whatever you cannot figure out on your own, seek the advice of the professionals in the paint store.

When it comes to paints, your choices are literally endless, as every shade on the rainbow now has a name and a good mixer can find just the one you want. But before you select from the countless colour wheels you find in your local hardware store, it is essential that you already have a visual in your mind of what you want the finished product to look like. Paint is relatively

inexpensive and therefore is the most versatile element of any room’s décor. It is also the easiest thing to change. The following tips will help you get as close as possible to the perfect paint job.

Choosing theright paint jobfor your home

Be Creative


Every wise homeowner knows that location as well as a property that speaks to you and your dreams is what shopping for real estate is all about. Places & Spaces has assembled the brightest and most knowledgeable realtors in the business. The following listings compiled represent properties from across the length and breadth of this beautiful island.

• JohnsonBenjaminRealty• Century 21• Declan Real Estate• LaMaison Property Services• ReMax Elite• Victor Brown & Associates

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http://www.century21jm.com


http://www.century21jm.com

mailto:c21jam%40century21jm.com?subject=

http://www.century21jm.com/nmcms.php?snippet=properties&p=viewpropertydetails_new&pid=29379&mls=2715


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Without doubt, Jamaica’s biggest theatre and one of its most recognizable landmarks is the Ward Theatre, located in the heart of downtown Kingston. Now a

shadow of its former glorious self, ‘The Ward’ was once THE place to be seen as before plays could debut on Broadway, they first had to be seen and reviewed at Ward to judge their viability.

The Ward Theatre was built in 1912 by Charles James Ward, then Custos of the parish of Kingston. Charles, the nephew of John Wray (of J. Wray & Nephew fame) was a very successful businessman who owned the tavern which was located beside the previous theatre, the Theatre Royal. In addition to his sharp business sense, he developed an altruistic spirit as he aged, and in his early 70s his greatest gift to the city he loved was that of a new theatre of epic proportions. Unfortunately Colonel Ward died a little less than a year after seeing his ‘gift’ opened.

The Ward is the third theatre to stand in its present location since 1775. The first, the Kingston Theatre, was destroyed by fire. The next structure called the Theatre Royal went down in the famous January 1907 earthquake. In 1910, following a design competition, construction of the present Ward Theatre began and was completed 2 years later at a cost of £12,000 which was a king’s ransom back then. Its impressive structure was deliberate because this new edifice was supposed to rival the theatrical powerhouses of Europe, yet the designer was cognizant enough to understand that in a tropical climate proper ventilation was key when packing a theatre to capacity.

The Ward Theatre has three levels (Parquette, Dress Circle and Gallery) a seating capacity of over 800 and a magnificent stage that boasts over 2,000 square feet. In its heyday more than 100,000 attended performances at The Ward annually. Considered the ‘Pride of North Parade’, the Ward Theatre was recognized as a symbol of our nation’s cultural heritage.

The Ward is unmatched in its architectural elegance and phenomenal acoustical capacity because it was designed for superior amplification hence with proper projection from actors and singers, every syllable can be heard all the way to the roof (an important feature, particularly in the years before stage microphones became a standard feature of theatre amplification).

Solidly constructed with steel and concrete which was considered a novel way of erecting buildings a century ago, the theatre was fashioned in the popular Jamaican Georgian and Neo-Classical style and features extraordinary ornamentation with terra-cotta plasterwork and stucco work that has never been identified on any other building in such abundance.

Such was the anticipation of its completion that then Governor of Jamaica, Sir Sidney Olivier, is said to have remarked to the legendary Irish playwright and novelist Sir George Bernard Shaw that after the 1907 earthquake, Jamaica needed a magnificent theatre of impeccable architectural quality to assist in its renaissance, as it will be a source of renewal that its people can rally around.

Whither the Ward Theatre?

– the Pride of North Parade



Dozens of careers have been launched on that venerable stage and several famous people and groups have graced its stage including Oscar Wilde, Louise Bennett, Sir Willard White, Gilbert and Sullivan, London Festival Orchestra, Madge Sinclair, Broadway on Ice and the European Union Chamber Orchestra. Interestingly both the People’s National Party (PNP) and the Jamaica Labour Party (JLP) were launched at the Ward Theatre. In 1941 another tradition began at the Ward as the National Pantomime opened there every Boxing Day (December 26) except in 1950 when it was closed for repairs.

Significant repairs was done in 1982 when the Kingston and St. Andrew Corporation closed the theatre to carry out some much needed work. Threadbare and badly worn, some of the original tapestry was removed and minor technological improvement added. A few critics have argued that this detracted for its overall appeal but for the most part its authenticity has not been tampered with. By the mid-1980s the Ward Theatre Foundation was established to raise funds for its ongoing repairs. By 2002, however, the pantomime had to stop opening its annual production there because of the poor state of the facility. Patrons seated downstairs constantly complained about the stench from the bathroom, caused by the antiquated sewerage system. Many hurricanes, including in recent years Dean and Gustav, have impacted on the theatre, wreaking further devastation to the roof and the stage.

The theatre therefore continues to be un-usable and some have called for a changing of directors of the Foundation as it is believed that not enough is being done by the present Board to restore this landmark to its former glory. Fortunately in 2009 a team of reputable architects deemed the Ward to still be structurally sound.

Since the construction of the Ward Theatre we have seen the birth of several theatres including the Little Theatre, Little Little Theatre, Barn Theatre (now defunct), Centrestage, Stages Theatre, Green Gables, Theatre Place, Pantry Playhouse, Phillip Sherlock Centre for the Performing Arts and Montego Bay’s Fairfield Theatre. But none is, or will ever, be as impressive as the Ward Theatre.

Last year (2012) as the nation was proudly celebrating its 50th year of independence, the Ward Theatre celebrated its centennial. In 2000 the Ward Theatre was declared a National Monument by the Jamaica National Heritage Trust and that same year it was toured by Prince Charles during a visit to the island. Though visually the building is still impressive to look at, much work needs to be done for it to maintain its status as the ultimate architectural pride of Downtown Kingston.

Sources: National Library of Jamaica and the Ward Theatre Foundation


Protecting your home during Hurricane season

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Every year when June rolls around and the skies get dark, many Jamaicans go into ‘panic mode’ as they suddenly remember all the things they said they would

have done before hurricane season began again.

Since panicking will not solve anything, we at P&S will try to reduce your fears with some helpful tips to protect your home during the six month long hurricane season.

Start on top. Check your roof, as this can be a major source of leaking and is the main reason behind insurance claims. A badly leaking roof will lead to ceiling and wall damage and can destroy your furniture and other belongings. For roofs made of galvanised sheeting material (more popularly known as ‘zinc’) make sure it is properly fastened or latched down and if there are rusty areas, repair or replace them immediately. For roof trusses and rafters that use hurricane straps, ensure that you have these installed by a licensed contractor as during ‘Wild Gilbert’, people’s roof tops did come loose and fly away.

Examine your windows and doors. Once you have seen to your roof, look to protect your entrances, exits, sources of ventilation and light. Windows, on average, account for an average 15% of your home’s square footage so it is important to secure them properly. You can invest in hurricane resistant windows and doors but that may prove very costly to the average homeowner, hence a good stock of plywood may be in order. If you can afford accordion shutters, get those because they are permanent attachments which can be folded easily when not in use.

Sandbag it! If your home is in a low-lying area that in the past might have been prone to flooding, do not take it for granted that this is a thing of the past. Fill and stock up on sandbags and once a hurricane warning has been issued, move them to where all your doors are located so that they are within easy reach. After a hurricane, whether you used them or not, do not throw them away. Rather store in a tool shed or store room until they are needed again.

Don’t leave anything outside. When it comes to your yard or patio area, batten down everything that is portable such as bicycles, water hoses and decorative pieces. Trim trees so branches do not hit against windows. Make sure this is done early so that the trimmings can be carried away by the garbage truck because strong winds will make them flying debris and they can do damage to your home. Tree branches should not be near to your home’s power line and huge, heavy trees ideally should not cover your home. Yes you appreciate the shade but in a hurricane, if the ground gets saturated, the tree can be uprooted and come crashing down on your home.

Do a spot-check. Go through your house from roof to floor and then out to the garden and literally leave no stone unturned as holes should be filled, missing screws replaced or tightened and everything bolted down. So when the next hurricane warning is issued you can just sit tight and listen to the weather channel!


Real Estate Developments in Jamaica

Given the prevailing investment landscape in Jamaica, there is a current trend to shift more into investing in real estate because it is viewed as an effective method for sustainably building

wealth. Real estate property investments are attractive for personal use and/ or for diversification of an investment portfolio.

There are however, more inherent risks involved in going the route of construction and development as an investor, compared with buying a property from the existing housing or commercial property stock. A careful examination of issues including the client’s risk profile and objectives, intended purpose of the property, available budget to complete purchase payments and any necessary modifications and expected benefits are central to the decision-making process.

Design and Build your own building This approach promises a purpose-designed structure to suit your spatial and aesthetic needs, or to meet the needs of the market if it is an investment property. It involves site selection, land acquisition, construction financing, design plans, professional project team, planning approval and construction management. With each of these stages of the development process there is a time factor involved and trends show that the time to complete varies between 18 to 24 months from concept to completion, if properly planned and executed.

Without a project manager to assist, an investor is at risk at every stage of the development process. Some of these inherent risks include: Security of capital being invested in the project to unscrupulous builders/contractors; faulty land acquisition procedure (relying on unscrupulous unlicensed agents); not using qualified professionals for design and construction management; inadequate knowledge of local laws, regulations and required fees; inferior quality construction, and budget and time overruns.

To Build orto Buy?

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Property acquisition on the open market Buying your property on the open market carries fewer risks, but nonetheless proper planning is required. It is not recommended for an investor with limited experience to proceed with property acquisition without the assistance of a Realtor or Facilities Management Consultant as questions of value, location, and building integrity may elude the investor acting on his own. It is not uncommon for overseas based investors to proceed to purchase a property in Jamaica without inspecting it or having a reliable and trustworthy agent do this on their behalf. Property acquisition is the single largest investment in an individual’s lifetime and therefore it is reasonable to assume that they will act prudently and with diligence in such a transaction.

There are several measures to be taken to manage or mitigate the risks associated with purchasing a property, which include procuring the following services:

• A Realtor (property acquisition)

• Property Valuer (property valuation)

• Real Estate Investment Adviser

• Construction Project Manager

• Land Surveyor (Property identification of boundaries report)

• Attorney-at-Law

• Property Manager (post-construction phase)

The above measures are even more important for overseas investors who need to protect their interest in the property investment(s) given the control issues associated with the long distance between them and their investment.

Return on investment Whether the investment decision is to buy or build there is the expectation of a return on the investment. The investment of time and effort in the building process raises the return expectation to compensate for the time and effort of the investor but this is sometimes not met.

Several reasons could be proposed for this, including: inefficient construction strategy; high cost of funds; poor site selection; high cost of construction; lack of adherence to standards in building codes and poor market conditions with low yields in property values

When the economy is weak this can lead to a bearish property market; trending to a buyer’s market, where property values are sometimes flat or falling and the rate of increase in construction cost can exceed the pace of appreciation of property values. In instances such as this, buying in the open market is usually more attractive than building on your own. In the reverse conditions, where there is a seller’s market, it may be more favourable to build instead of buying on the open market.

A bullish property market with a high rate of appreciation in property values usually fuels new construction. Return on investment for new-build is usually greater than an investment in the existing housing stock or commercial property stock, sometimes exceeding a 30% return which outstrips most other alternative investment media. Either option may be more suitable to an investor depending on their particular circumstances and appetite for risk but ‘Value for Money’ should always be paramount in the decision making process.

This interplay between risk and return drives the investment decision-making process and the attractiveness of real estate investment opportunities in Jamaica pulls more investment from overseas-based stakeholders and institutional investors such as pension funds.

Real estate investment is still one of the safest classes of investment and in most cases is a good hedge against inflation; consequently it is highly recommended.

Edwin D C Wint Dip LEVS Dip Proj Man BA MBA ICIOB MBIFM MAPM

Chairman & CEO

La Maison Property Services Limited


ThankYou

Once again we are proud to have provided our readers with another exciting publication which was made possible by our dedicated

stakeholders who have assisted in our continued growth and sustainability. To all the entities that have made Places & Spaces a reality, we say a huge and heartfelt ‘Thank You’!

Advertisers Alcor Windows & Doors Architectural Windows & Doors Bohios Home Furnishings & Accessories Breakenridge & Associates Fosrich Comapny Ltd. Harris Pools Home & Things Hylton & Hylton Jamaica National RBC Royal Bank Scotiabank Spectrum Systems Limited Tankweld Metals Victoria Mutual Building Society

Developers Kemtek Development & Construction Masterbuilders Limited Richmond Development Company Selective Homes West Indies Home Contractors

Realtors Century 21 Declan Johnson Benjamin & Associates La Maison Property Services Mullings Allen Remax Elite Victor Brown & Associates

places & spaces august 2013

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